HomeMy WebLinkAbout2015-02-17 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
February 17, 2015
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, February 17,
2015 to consider the following bylaws:
1a) 2011-082-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6928-2012
LEGAL: Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830
Lot B, Section 3, Township 12, New Westminster District, Plan BCP46878
LOCATION: 10150 and 10190 Jackson Road
PURPOSE: To amend Schedule “A” of the Official Community Plan, as shown on
Map No. 833
FROM: Low/Medium Density Residential & Medium Density Residential
TO: Conservation and Medium Density Residential
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add to
Conservation, as shown on Map No. 834
Map No. 833 Map No. 834
1b) 2011-082-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6861-2011
LEGAL: Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830
Lot B, Section 3, Township 12, New Westminster District, Plan BCP46878
LOCATION 10150 and 10190 Jackson Road
FROM: RS-3 (One Family Rural Residential) and M-2 (General Industrial)
TO: R-1 (Residential District) and
RS-1b (One Family Urban [Medium Density] Residential)
PURPOSE: To permit the future subdivision into approximately 45 single family lots.
2) 2013-029-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6987-2013
LEGAL: Lots A and B, District Lot 399, New Westminster District, Plan 13442
LOCATION: 22305 and 22315 122 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: RM-2 (Medium Density Apartment Residential)
PURPOSE: To permit the construction of a 69 unit, 5 storey apartment building.
3a) 2013-041-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7087-2014
LEGAL: Lot 5 Except: Firstly: the East 100 feet; Secondly: Part Subdivided by
Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241,
Group 1, New Westminster District, Plan 1750
LOCATION: 20738 123 Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan, as shown outlined in
bold on the following map
FROM: Urban Residential
TO: Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add to
Conservation, as shown outlined in bold on the following map
3b) 2013-041-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7007-2013
LEGAL: Lot 5 Except: Firstly: the East 100 feet; Secondly: Part Subdivided by
Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241,
Group 1, New Westminster District, Plan 1750
LOCATION: 20738 123 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-1 (Residential District)
PURPOSE: To permit a future subdivision of 21 single family lots.
4a) 2012-065-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7126-2015
LEGAL: Lot 8, Section 10, Township 12, New Westminster District, Plan 18280
Lot 1, Section 10, Township 12, New Westminster District, Plan 72103
Lot 5, Section 10, Township 12, New Westminster District, Plan 75957
Lot 6, Section 10, Township 12, New Westminster District, Plan 75957
LOCATION: 10501 Jackson Road, 10601 Jackson Road,10578 245B Street
and PID: 010-396-977
PURPOSE: To amend Schedule A of the Official Community Plan, Chapter 10.2 Albion
Area Plan, Schedule 1: Albion Area Plan, as shown outlined in bold on the
following map
FROM: Low Density Medium
TO: Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add to
Conservation, as shown outlined in bold on the following map
4b) 2012-065-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7059-2014
LEGAL: Lot 8, Section 10, Township 12, New Westminster District, Plan 18280
Lot 1, Section 10, Township 12, New Westminster District, Plan 72103
Lot 5, Section 10, Township 12, New Westminster District, Plan 75957
Lot 6, Section 10, Township 12, New Westminster District, Plan 75957
LOCATION: 10501 Jackson Road, 10601 Jackson Road, 10578 245B Street
and PID: 010-396-977
FROM: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
TO: RS-1b (One Family Urban [Medium Density] Residential)
PURPOSE: To permit the future subdivision of approximately 60 lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from February 5, 2015 to February 17, 2015, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the City website
www.mapleridge.ca on the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., February 17,
2015. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 5th day of February, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-082-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
Stage 1 Preliminary Site Investigation
1.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015
and Members of Council FILE NO: 2011-082-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Public Hearing
OCP Amending Bylaw 6928-2012
Zone Amending Bylaw 6861-2011
10150 and 10190 Jackson Road
EXECUTIVE SUMMARY:
Council rescinded third reading of Official Community Plan Amending Bylaw No. 6928-2012 and
Zone Amending Bylaw No. 6861-2011 on July 22, 2014, to allow the applicant to conduct
geotechnical investigation and remediation at 10150 Jackson Road. This work was required to
ensure slope stability following two slope failure events in January 2014. The applicant has
submitted a revised geotechnical report and has completed remediation on 10150 Jackson
Road, therefore it is recommended that application 2011-082-RZ be forwarded again to Public
Hearing.
The purpose of this application is to rezone the subject properties (see Appendix A) from RS-3
(One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b
(One Family Urban (Medium Density) Residential) to create approximately 45 single family lots.
There are 45 lots proposed using the R-1 (Residential District) zone and a small portion of the
subject properties will be zoned RS-1b (One Family Urban (Medium Density) Residential), in order
to be consolidated with lands to the east located at 10151 248 Street. Once consolidation
occurs, an additional 8 lots will be created through a subsequent subdivision application.
First reading was granted on November 8, 2011 and second reading was considered and granted
on June 12, 2012. The application was presented at Public Hearing on July 17, 2012, and third
reading was granted July 24, 2012. The applicant requested and was granted a one year
extension on July 9, 2013. Third reading was rescinded on July 22, 2014 due to slope failures.
The ensuing new information triggers the need for a second Public Hearing.
Rezoning application 2011-082-RZ received third reading prior to Council directing that the Albion
Area Plan would be used as a pilot project area for the Community Amenity Zoning Program.
Therefore, this application was not subject to the Community Amenity Contributions. The
proposed OCP amendment achieves the same density increase as would be allowed by the
density bonus provisions in the Zoning Bylaw. As third reading was rescinded due to a new
geotechnical report submitted after two slope failures occurred in January 2014, staff
recommend that this application should not be subject to the Community Amenity Contribution
Program in Albion. An alternative is outlined in this report, should Council wish to require an
amenity contribution.
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RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012, be forwarded to
Public Hearing;
2. That Maple Ridge Zone Amending Bylaw No. 6861-2011, be forwarded to Public Hearing;
and;
3. That the following terms and conditions be met prior to final reading:
i. Approval from the Ministry of Transportation and Infrastructure;
ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area
Plan, Schedule 1: Albion Area Plan and Schedule “C”;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. That the applicant undertakes the mitigation recommendations outlined in the revised
geotechnical report prepared by GeoPacific Consultants Ltd. dated October 21, 2014
by entering into a Rezoning Servicing Agreement and providing a security as outlined
in the Agreement;
v. A “No Build Covenant for Future Subdivision and Park Dedication” Restrictive
Covenant must be registered at the Land Title Office;
vi. Consolidation of the development site;
vii. Road dedication as required;
viii. Park dedication for the eastern portion of Lot B of BCP 46878 (10190 Jackson
Road) and consolidation of the western portion with Jackson Farm Park; and
ix. 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.
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DISCUSSION:
a)Background Context:
Applicant: Damax Consultants Ltd.
Owners: Seyem’ Qwantlen Land Development Ltd.
City of Maple Ridge
Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830
Lot: B, Section: 3, Township 12, NWD Plan: BCP46878
OCP:
Existing: Low/Medium Density Residential, Medium Density Residential
Proposed: Medium Density Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential) – minimum lot size of
8,000 m2 (2 acres), M-2 (General Industrial) – minimum lot size
2,000 m2 (0.5 acres)
Proposed: R-1 (Residential District) – minimum lot size of 371 m2 (3,993
ft2), RS-1b (One Family Urban (Medium Density) Residential) –
minimum lot size of 557 m2 (5,995 ft2)
Surrounding Uses:
North: Use: Park
Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial)
Designation: Conservation
South: Use: Vacant
Zone: R-1 (Residential District)
Designation: Urban Residential
East: Use: Vacant
Zone: R-1 (Residential District), RS-1b (One Family Urban (Medium
Density) Residential
Designation: Urban Residential
West: Use: Park
Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial)
Designation: Agricultural
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 4.2 hectares (10.3 acres)
Access: Jackson Road
Servicing requirement: Urban Standard
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b)Project Chronology:
The subject application was submitted in 2011, and received third reading in July 2012.
Meanwhile, sanitary servicing and density review for the North Albion Area were the subject of
two Council reports in July 2011 and March 2012, respectively. In November 2012, CitySpaces
Consulting prepared an Amenity Zoning report. Shortly thereafter, the North Albion density review
and the amenity zoning concept were combined and expanded to all of the Albion Area Plan as a
pilot project, by Council resolution on November 26, 2012. The Albion Area Density Program was
approved by Council on October 8, 2013. Since the subject application was in-stream and
received third reading prior to November 2012, it was not subject to the Community Amenity
Program requirements. A chronology of key dates for the subject application and the Albion
Community Amenity Pilot Project is outlined below.
2011-082 History Date Albion Community Amenity Program
History
First Reading granted. November 8, 2011
March 27, 2012
Staff report presented to Council
regarding increasing density in North
Albion. A Council Resolution is passed
that puts six in-stream development
applications on hold.
Public Hearing July 17, 2012
Third Reading granted. July 24, 2012
November 26, 2012
Staff report to Workshop
recommending that the City Spaces
report on amenities be received, and
that the entire Albion Area Plan be
used as a pilot project for amenity
zoning.
One Year Extension granted. July 9, 2013 Community Amenity Program bylaws
given first and second reading and
forwarded to Public Hearing.
October 8, 2013 Community Amenity Program bylaws
granted final reading.
Two slope failures occur in
proposed park area.
January, 2014
Third reading rescinded
instead of a second One
Year Extension being
granted.
July 22, 2014
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c)Project History and Description:
Geotechnical Background and Progress:
In January 2014, after third reading had been granted, heavy rainfall resulted in two localized slope
failures in the proposed park dedication area of 10150 Jackson Road. Since the failures occurred,
the applicant has been actively working to stabilize the land. A peer review of the original
geotechnical report has been submitted, and the project Geotechnical Engineer has prepared a new
report and mitigation plan. The majority of the remediation components have been completed to
date, with the exception of willow tree planting throughout the central park area and a retaining wall
at the toe of the park slope. The developer intends to construct homes on lots 8-12, including a
retaining wall along the rear property line to ensure backfill can be reinstated in a timely manner. In
addition, the slope’s trench drains will be directed into the municipal storm sewer.
The project Geotechnical Engineer, GeoPacific Consultants Ltd. concluded in their report that the
slope failure events were a result of locally steepened slopes and a lack of drainage provision
beneath the fills place over the dense native soils along the slope. In July 2014, the applicant’s
contractor, under the direction of GeoPacific Consultants Ltd, re-graded the steep slope areas below
the park trail to reduce the slope incline by approximately 0.5 metres (1.6 feet). Additionally,
drainage improvements were made, which comprised of 18 trench drains at 5 metre (16 feet)
intervals to depths ranging between 3 and 5 metres (10-16 feet). The slope fill material was
compacted, hydro-seeded, and tested for stability. Above the park trail, two additional trench drains
were added at 10 m intervals to a depth of 3.5 metres (11 feet). As a result of these drainage and
grading improvements, GeoPacific Consultants Ltd. states that the static and seismic safety
conditions are acceptable and are in fact much higher than generally accepted limits by the
engineering community. The peer review Geotechnical Engineer concurs with this statement.
Rezoning Proposal:
The applicant proposes to rezone the subject properties, a former sand and gravel pit and a small
portion of adjacent municipal land, to allow for future subdivision into approximately 45 R-1
(Residential District) lots over four phases as well as 10 additional lots when surrounding lands are
consolidated. A very small portion of the north east corner of the site will be zoned RS-1b (One
Family Urban (Medium Density) Residential), which will be consolidated with lands to the east under
a future application.
Approximately 552 m2 (5,900 ft2) of land will be dedicated in the north-western section of the
property for park purposes at the time of rezoning. It will be necessary for the applicant to purchase
the eastern portion of municipal property located at 10190 Jackson Road in order to proceed with
this development application.
The balance of the property will be subject to a ‘No Build’ Restrictive Covenant, meaning that no
construction or development can occur on that portion of the property. The Restrictive Covenant will
also stipulate that a portion of the remaining land must be dedicated in a subsequent subdivision
stage. Dedication of the central portion of the subject property for park purposes will take place as a
condition of the third phase of subdivision. The delayed park dedication, generally required as a
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condition of final reading, will ensure that all planting in the park area is established prior to the City
taking on ownership of this land.
Subdivision Proposal:
The applicant will be phasing the subdivision of the subject properties over four stages (see
Appendix D). The first phase will create 7 single family lots (lots 38-44) fronting 101 Avenue and
Jackson Road; some of the lots will be accessed via a rear lane. The un-subdivided portion of the
subject properties will remain under the ‘No Build for Future Subdivision and Park Dedication’
Restrictive Covenant, meaning that no construction or development can occur on the land until the
date outlined in the document. Any future development would need to comply with the
predetermined development plan. The second phase will create two lots on the subject property
(lots 45 and 46) and 2 lots in conjunction with lands to the south (lots 71 and 74).
Once the first and second phases of subdivision have occurred, the third phase will create 37 R-1
(Residential District) single family lots accessed via 101A Avenue, 246A Street, and a lane extension
(lots 1-37). The ‘No Build for Future Subdivision and Park Dedication’ Restrictive Covenant will need
to be discharged at this stage of subdivision, and an additional 1.2 hectares (3 acres) of land will be
dedicated as park to the City as park prior to subdivision approval, which will include a lookout area
and a multipurpose trail connecting to existing trails to the north of the subject property.
The fourth and final phase of the project will create 7 R-1 (Residential District) lots and one RS-1b
(One Family Urban (Medium Density) Residential) lot (lot 54) fronting 247 Street on the east side of
the subject property. Completion of an active subdivision application on the property located at
10151 248 Street (2014-032-SD) will allow for land consolidation to facilitate this fourth phase of
development. The RS-1b (One Family Urban (Medium Density) Residential) zoned portion of the
subject property will be consolidated with RS-1b (One Family Urban (Medium Density) Residential)
land at 10151 248 Street to create the one of the lots in the phase 4 subdivision application.
d)Planning Analysis:
Official Community Plan:
The subject site is located in the Albion Area Plan. Approximately 75% of the site is designated
Low/Medium Density Residential, while the remainder is designated Medium Density Residential.
Both these Official Community Plan designations permit single detached housing forms located in
the Albion Area. The R-1 (Residential District) zone is in compliance with the Medium Density
Residential designation, but the Low/Medium Density Residential designation would typically allow
an RS-1b (One Family Urban (Medium Density) Residential) zone. The land to the south and east of
the subject site (Upper Jackson Farm) is outside the Albion Area Plan and is designated Urban
Residential. There is an active subdivision application (SD/040/09) on that land for R-1
(Residential District) zoned lots.
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Albion Area Plan
Chapter 10.2 of the Official Community Plan contains the policy framework for the Albion Area Plan.
The development site is within the boundaries of the Albion Area Plan and as such, is subject to the
land use designations, densities and policy framework contained within that Plan.
In 2012, Council directed work to be undertaken on Amenity Zoning, to determine whether or not it
would be feasible for the City [District] to utilize Amenity Zoning provisions to help provide needed
community facilities in Albion. On November 26, 2012, Council was presented with the Amenity
Zoning: Analysis and Options report prepared by CitySpaces Consulting. Following consideration and
discussion of the details of that report, Council passed a resolution directing that the Albion Area (as
defined by the area plan boundaries) would be used as a pilot project for the amenity zoning work.
The details of the process and additional background are outlined in the report titled “Amenity
Zoning Study and Albion Area Plan Review Update”, dated February 4, 2013 and attached as
Appendix E.
On July 8, 2013, Council gave first and second readings to the Official Community Plan, Zoning
Bylaw and Reserve Fund bylaws associated with the Albion Community Amenity program. Final
approval for the bylaws was granted on October 8, 2013.
As outlined, this rezoning application has a lengthy and complicated history. The Albion Area Plan
policies 10-4 through 10-8 outline the framework for community amenity contributions. This
application includes a proposed land use designation change on a portion of the site from
Low/Medium Density Residential to Medium Density Residential. Policy 10-7 of the Albion Area Plan
states:
10-7 Maple Ridge Council may consider Density Bonuses as part of the development review
process for Albion Area Plan amendment applications seeking a land use designation
change that would permit a higher density than currently permitted.
The language of the policy provides Council with the option of a community amenity contribution for
those applications seeking a land use designation change. Given the history of this application
(outlined in Section C) Project History and Description), the application was given third reading on
July 24, 2012, four months prior to Council directing that the Albion Area be used as a pilot project
area for the Amenity Zoning program. As a result, this application is not utilizing the density bonus
provisions included in the Zoning Bylaw, but rather seeking a designation change to enable
development at the medium density level.
Albion Community Amenity Program
As outlined in the Official Community Plan section of this report, the Albion Area Plan includes
policies that provide the framework for the Community Amenity Program in Albion. The policies are
supported by density bonus provisions in the Zoning Bylaw, specifically in Section 402(13)(1) for the
RS-1d (One Family Urban (Half Acre) Residential) zone and (2) for the RS-1b (One Family (Medium
Density) Residential) zone and Section 602 RM-1 (Townhouse Residential) zone.
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The principle of density bonusing is that a property zoned RS-1b (One Family (Medium Density)
Residential) which requires a minimum lot area of 557m2 could be developed to a higher density, in
this case the R-1 (Residential District) standard of 371m2 provided the minimum lot area, width and
length dimensions are met and a contribution of $3,100.00 per lot is made to the City. This
approach is consistent for both the RS-1d (One Family Urban (Half Acre) Residential) and RM-1
(Townhouse Residential) zones.
The amenity contributions are placed in a Reserve Fund (Bylaw 6997-2013) and can only be used
within the boundaries of the Albion Area Plan and limited to the following eligible amenities:
Park construction or maintenance;
Multi-Use trail construction or maintenance;
Civic facility / community gathering place construction or maintenance.
The Planning Department is in support of the designation change and given the history of this
project, is not recommending that a community amenity contribution be provided for this
application. The Alternatives Section of this report provides an overview of what a community
amenity contribution approach for this development site would contain if desired by Council.
Zoning Bylaw:
The current application proposes to rezone the properties located at 10150 and 10190 Jackson
Road from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential
District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into single family homes. All the proposed lots meet the requirements of these zones, however two
variances to the Zoning Bylaw have been requested by the applicant, as outlined in the next section.
Proposed Variances:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process. The applicant has requested the following variances to the Maple Ridge Zoning Bylaw No.
3510 -1985:
1. Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (b): to increase the
maximum building height from 9.0 metres (29.5 ft) to 11.0 metres (36 ft).
2. Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (c), (ii): to decrease the
rear yard setback for lots 29-39 from 8 metres (26 ft) to 6 metres (19.7 ft).
The requested variances will be the subject of a future report to Council.
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Development Permits:
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for all lands with an average
natural slope of greater than 15 percent to ensure the preservation, protection, restoration and
enhancement of the natural environment and for development that is protected from hazardous
conditions.
Development Information Meeting:
A Development Information Meeting was held at Thomas Haney Secondary School on April 5, 2012.
A summary of the comments and discussions with the attendees was provided by the applicant and
included the following concerns:
Impact of 248 Street properties’ views; and
Pedestrian safety on Jackson Road.
The applicant provided the following in response to the issues raised by the public:
The existing grades on the subject site will be lowered substantially and as a result, will reduce
the impact on views.
Road improvements to increase pedestrian safety are proposed to include a sidewalk on the
east side of Jackson Road and a multi-purpose trail on the west side to connect with the park
to the south. A round-about traffic circle will be constructed at Jackson Road and 102 Avenue
as part of a separate application (SD/040/09).
e)Environmental Implications:
As a result of steep slopes on the subject properties, the applicant has submitted a Natural Features
Development Permit. A substantial amount of site grading has taken place to prepare the properties
for development, under application 2012-009-DP. As part of the re-grading work, the applicant has
entered into a servicing agreement to vegetate the park area.
f)Traffic Impact:
As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple Ridge 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.
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g)Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that any
remediation work not completed prior to rezoning approval will require a Rezoning Servicing
Agreement. Sanitary and storm sewer construction, as well as water main and street light
installation on Jackson Road fronting this site, has previously been secured through the Rezoning
Servicing Agreement for development of Upper Jackson Farm under approved application
RZ/040/09. The Engineering Department has further advised that road dedication along the full
length of the development site, including a portion of 10190 Jackson Road, to achieve the 26 metre
road allowance required for an urban arterial, will be necessary for this project.
h)School District Comments:
A referral was submitted to School District 42 for comment on the proposed OCP amendment;
however, no comments have been received to date. In past discussions with staff of the School
District, it is clear that Albion Elementary is exceeding capacity. Therefore, an increase to the
number of elementary-aged children as a result of this proposal will likely require those children to
attend a school other than Albion Elementary.
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, from Low/Medium Density Residential
to Medium Density Residential and Conservation, 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 Implications:
Given the addition of further geotechnical information, restoration works and the emergence of
more homeowners in the vicinity of the subject properties, it was considered prudent to proceed with
a second Public Hearing for this development.
k)Alternative:
An alternative that Council may wish to consider is to require the proposed development application
to align with the policies contained in Chapter 10.2 Albion Area Plan and the provisions of Section
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402(13) Density Bonus Amenity Contribution Regulation of the Zoning Bylaw. This would require that
an amenity contribution of $3,100.00 for 38 of the 53 lots be made at subdivision, amounting to a
contribution of $117,800 into the Amenity Reserve Fund. The following recommendation is provided
for consideration:
1.That the Approving Officer be directed to charge an amenity contribution of
$3,100.00, prior to subdivision approval, for each an every lot created on lands
designated Low/Medium Density Residential that have a lot size of less than 557 m2
and greater than 371 m², equivalent to the R-1 (Residential District) zone provisions.
CONCLUSION:
As the applicant has submitted a revised geotechnical report suitable to the City of Maple Ridge and
has undertaken remediation of the future park area through improved drainage and re-grading, it is
recommended that Official Community Plan Amending Bylaw No. 6928-2012, Zone Amending Bylaw
No. 6861-2011, and application 2011-082-RZ be forwarded to Public Hearing for consideration.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn” for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 6928-2012
Appendix C – Zone Amending Bylaw No. 6861-2011
Appendix D – Subdivision Plan Showing Phasing
Appendix E - Amenity Zoning Study and Albion Area Plan Review Update Report
Appendix F – Overall Area Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 5, 2012 FILE: 2011-082-RZ BY: DT
10150 JACKSON ROAD & N/E PORTIONOF 10190 JACKSON ROAD
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
SCALE 1:2,500
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 6928-2012
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6928-2012
2.Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby
amended for that parcel or tract of land and premises known and described as:
Lot A Section 3 Township 12 New Westminster District Plan EPP9830
Lot B Section 3 Township 12 New Westminster District Plan BCP46878
and outlined in heavy black line on Map No. 833, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Medium Density Residential and
Conservation.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot A Section 3 Township 12 New Westminster District Plan EPP9830
Lot B Section 3 Township 12 New Westminster District Plan BCP46878
and outlined in heavy black line on Map No. 834, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 12th day of June, A.D. 2012.
READ A SECOND TIME the 12th day of June, A.D. 2012.
SECOND READING WAS RESCINDED the 10th day of July, A.D. 2012.
RE-READ A SECOND TIME the 10th day of July, A.D. 2012.
PUBLIC HEARING HELD the 17th day of July, A.D. 2012.
READ A THIRD TIME the 24th day of July, A.D. 2012.
THIRD READING WAS RESCINDED the 22nd day of July, 2014.
PUBLIC HEARING held the day of ,2015.
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
246082465310
2
6
2
2468010087
2470610082
10098
2471210057
2475024735
24745
1008610030
10058
101512477524785
10040
1018024554/722461624632102501004324673 2469110074
1029
2
10302
10306
10316
10067
10071
247262469610042
10048
10062
10031
2477824751
10235 24602246361
026
5 2468510096
2470810079
10068
247422473024725
10022
10052
1006624770 247952462210309
2464224652102
7
5
10046
10312
2468810045
10053
2472810038
247702479010307
10104 2453910303
24620102
8
924665
24660102
7
8
10066
10090
2467610059
2472010041
10065
24755
2476624765
10042
10080
10076
10190
10150
10306
2462624640102
6
8
24658102
8
6
10070
10078
10099
10039
10322
10032
24720
10081
10089
10097 2476010072 24780246622465024646246702466810054 10056
2473624740247462475624771246301025624661102
7
2
102
9
5
2465210036
10296
10298
10076
10088
10049
10075 247501009210295
PARK
BCP 47688
BCP 20685
63
BCP 33649
PARK
PARK
8
5
68
12
62
49
9
20
5
22
BCP 17387
30 EPP 236451
B
BCP 43808
43
46
EPP 9830
Provincial gravel pit
2 1264 127
67
63
14 15
47
51
43
39
BCP 46878
Rem A
27
31
16
Municipal gravel pit
3
PARK
Section 3 Township 12
6
71
3
54
16 17
45
8
19 21
10
23
26
26
44 45 1
10
65
66
69
58
56
123
122
48
27
28
32
2
17
BCP 46878 Rem S
.
1
/
2
OF
N
.E
.
1
/
4
SEC
.
3
NWP 6502
BCP 46878
PARK
64
5 6
Rem N 1/2 of NE 1/4BCP 346359
69
70 PARKBCP 23574
120
44
50
53
6 BCP 17387
33
4
12
25
29
BCP 46878
Municipal gravel pit
47
EPP 23645
BCP382653
BCP 46878
BCP 46878
7
67
4
11 13
60
59
57
EPP 2364518
42
40BCP 17387PARK
15
BCP 46878
LOT A
2 4
10
6
9
5
66
64 61
2
41
37
38
34
13
24
14
*LMP 5856 B
PARK
1
PARK
A
8
65
7
68
EPP 2364555
1
121
46
52
7
35
36
11
3
25
P 38 40 9
EP P 2 430 7
EP P 2 364 9EP P 2 364 8
BCP 23 575
EP P 2 364 7BCP 20 686
EP P 2 364 9
LMP
4
2
37
7
EP P 2 430 7
EP P 2 364 8 EP P 2 364 7
EP P 2 364 7
BCP
1
7
3
8
9
EP P
2
4
30
7
EP P 2 364 6
EP P 2 364 9EP P 2 364 7
BCP
3
8
2
6
6
BCP 23 575
LMP 42 377EP P 2 364 6
BCP
4
0
8
0
4
EP P 2 364 8
102 AVE
JAC
K
SO
N
RD
.102 B AVE.102 A AVE.
103 AVE.McEACHERN ST.248 ST.100 AVE.
´
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. From:
To:
6928-2012833Low/Medium Density Residential, Medium Density Residential
ConservationMedium Density Residential
1:3,500
Urban Area Boundary
Urban Area Boundary
246082465310
2
6
2
2468010087
2470610082
10098
2471210057
2475024735
24745
1008610030
10058
101512477524785
10040
1018024554/722461624632102501004324673 2469110074
1029
2
10302
10306
10316
10067
10071
247262469610042
10048
10062
10031
2477824751
10235 24602246361
026
5 2468510096
2470810079
10068
247422473024725
10022
10052
1006624770 247952462210309
2464224652102
7
5
10046
10312
2468810045
10053
2472810038
247702479010307
10104 2453910303
24620102
8
924665
24660102
7
8
10066
10090
2467610059
2472010041
10065
24755
2476624765
10042
10080
10076
10190
10150
10306
2462624640102
6
8
24658102
8
6
10070
10078
10099
10039
10322
10032
24720
10081
10089
10097 2476010072 24780246622465024646246702466810054 10056
2473624740247462475624771246301025624661102
7
2
102
9
5
2465210036
10296
10298
10076
10088
10049
10075 247501009210295
PARK
BCP 47688
BCP 20685
63
BCP 33649
PARK
PARK
8
5
68
12
62
49
9
20
5
22
BCP 17387
30 EPP 236451
B
BCP 43808
43
46
EPP 9830
Provincial gravel pit
2 1264 127
67
63
14 15
47
51
43
39
BCP 46878
Rem A
27
31
16
Municipal gravel pit
3
PARK
Section 3 Township 12
6
71
3
54
16 17
45
8
19 21
10
23
26
26
44 45 1
10
65
66
69
58
56
123
122
48
27
28
32
2
17
BCP 46878 Rem S
.
1
/
2
OF
N
.E
.
1
/
4
SEC
.
3
NWP 6502
BCP 46878
PARK
64
5 6
Rem N 1/2 of NE 1/4BCP 346359
69
70 PARKBCP 23574
120
44
50
53
6 BCP 17387
33
4
12
25
29
BCP 46878
Municipal gravel pit
47
EPP 23645
BCP382653
BCP 46878
BCP 46878
7
67
4
11 13
60
59
57
EPP 2364518
42
40BCP 17387PARK
15
BCP 46878
LOT A
2 4
10
6
9
5
66
64 61
2
41
37
38
34
13
24
14
*LMP 5856 B
PARK
1
PARK
A
8
65
7
68
EPP 2364555
1
121
46
52
7
35
36
11
3
25
P 38 40 9
EP P 2 430 7
EP P 2 364 9EP P 2 364 8
BCP 23 575
EP P 2 364 7BCP 20 686
EP P 2 364 9
LMP
4
2
37
7
EP P 2 430 7
EP P 2 364 8 EP P 2 364 7
EP P 2 364 7
BCP
1
7
3
8
9
EP P
2
4
30
7
EP P 2 364 6
EP P 2 364 9EP P 2 364 7
BCP
3
8
2
6
6
BCP 23 575
LMP 42 377EP P 2 364 6
BCP
4
0
8
0
4
EP P 2 364 8
102 AVE
JAC
K
SO
N
RD
.102 B AVE.102 A AVE.
103 AVE.McEACHERN ST.248 ST.100 AVE.
´
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. Purpose:
6928-2012834To Add To Conservation
1:3,500
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 6861-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6861-2011."
2.Those parcels or tracts of land and premises known and described as:
Lot A Section 3 Township 12 New Westminster District Plan EPP9830
Lot B Section 3 Township 12 New Westminster District Plan BCP46878
and outlined in heavy black line on Map No. 1543 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and
RS-1b (One Family Urban (Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of November, 2011.
READ a second time the 12th day of June, 2012.
PUBLIC HEARING held the 17th day of July, 2012.
READ a third time the 24th day of July, 2012.
THIRD READING WAS RESCINDED the 22nd day of July, 2014.
PUBLIC HEARING held the day of , 2015
APPROVED by the Minister of Transportation this day of , 20 .
ADOPTED the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
1:3,500246082465310
2
6
2
2468010087
2470610082
10098
2471210057
2475024735
24745
1008610030
10058
101512477524785
10040
1018024554/722461624632102501004324673 2469110074
1029
2
10302
10306
10316
10067
10071
247262469610042
10048
10062
10031
2477824751
10235 24602246361
026
5 2468510096
2470810079
10068
24742247302472
5
10022
10052
1006624770 247952462210309
2464224652102
7
5
10046
10312
2468810045
10053
2472810038
247702479010307
10104 2453910303
24620102
8
924665
24660102
7
8
10066
10090
2467610059
2472010041
10065
24755
2476624765
10042
10080
10076
10190
10150
10306
2462624640102
6
8
24658102
8
6
10070
10078
10099
10039
10322
10032
24720
10081
10089
10097 2476010072 24780246622465024646246702466810054 10056
2473624740247462475624771246301025624661102
7
2
102
9
5
2465210036
10296
10298
10076
10088
10049
10075 247501009210295
PARK
BCP 47688
BCP 20685
63
BCP 33649
PARK
PARK
8
5
68
12
62
49
9
20
5
22
BCP 17387
30 EPP 236451
B
BCP 43808
43
46
EPP 9830
Provincial gravel pit
2 1264 127
67
63
14 15
47
51
43
39
BCP 46878
Rem A
27
31
16
Municipal gravel pit
3
PARK
Section 3 Township 12
6
71
3
54
16 17
45
8
19 21
10
23
26
26
44 45 1
10
65
66
69
58
56
123
122
48
27
28
32
2
17
BCP 46878 Rem
S
.
1
/2
OF
N
.E
.
1
/
4
SEC
.
3
NWP 6502
BCP 46878
PARK
64
5 6
Rem N 1/2 of NE 1/4BCP 346359
69
70 PARKBCP 23574
120
44
50
53
6 BCP 17387
33
4
12
25
29
BCP 46878
Municipal gravel pit
47
EPP 23645
BCP382653
BCP 46878
BCP 46878
7
67
4
11 13
60
59
57
EPP 2364518
42
40BCP 17387PARK
15
BCP 46878
LOT A
2 4
10
6
9
5
66
64 61
2
41
37
38
34
13
24
14
*LMP 5856 B
PARK
1
PARK
A
8
65
7
68
EPP 2364555
1
121
46
52
7
35
36
11
3
25
P 38 40 9
EP P 2 430 7
EP P 2 364 9EP P 2 364 8
BCP 23 575
EP P 2 364 7BCP 20 686
EP P 2 364 9
LMP
4
2
37
7
EP P 2 430 7
EP P 2 364 8 EP P 2 364 7
EP P 2 364 7
BCP
1
7
3
8
9
EP P
2
4
30
7EP P 2 364 6
EP P 2 364 9EP P 2 364 7
BCP
3
8
2
6
6
BCP 23 575
LMP 42 377EP P 2 364 6
BCP
4
0
8
0
4
EP P 2 364 8
102 AVE
J
ACKSON
RD
.102 B AVE.102 A AVE.
103 AVE.McEACHERN ST.248 ST.100 AVE.
´
MAPLE RIDGE ZONE AMENDINGBylaw No.Map No. From:
To:
6861-20111543RS-3 (One Family Rural Residential), M-2 (General Industrial)
R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential)
Urban Area Boundary
Urban Area Boundary
APPENDIX D
[1]
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: February 4, 2013
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Amenity Zoning Study and Albion Area Plan Review Update
EXECUTIVE SUMMARY:
At the November 26, 2012 Council Workshop, a public consultation process for the Amenity Zoning
Study in the Albion Area was approved. Council directed staff to report back on a potential list of
amenities prior to proceeding with the public consultation process.
The purpose of this report is to present the potential list of amenities for the Albion Area. Also
contained in this report is background information on the Albion Area Plan process to date, details
on the public consultation process, and a discussion on in-stream applications. The report
recommends a potential list of amenities to be presented at the public open house. In addition, the
report’s Resolution is intended to satisfy relating to early and ongoing consultation under the Local
Government Act.
RECOMMENDATIONS:
1.THAT the Preliminary Albion Area Plan Amenities List be presented at the public open house;
2.In respect of Section 879 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan;
ii.The Board of the Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v.School District Boards, greater boards and improvement district boards; and
vi. The Provincial and Federal Government and their agencies.
3.And in that regard it is recommended that the only additional consultation to be required in
respect of this matter beyond the public open house and online questionnaire and early
posting of the proposed Maple Ridge Official Community Plan Amending Bylaw on the
District’s website, together with an invitation to the public to comment is:
a.Referral to School District 42.
APPENDIX E
[2]
DISCUSSION:
a)Background Context:
In early 2012, the Planning Department had received a number of requests from the development
community for residential densities in the Albion Area that were greater than those permitted in the
Albion Area Plan. This led to the Council report, dated March 19, 2012, that discussed options for a
density review process in the North Albion Area. The Resolution that was passed at the March 27,
2012 Council meeting is attached as Appendix A.
The process that was endorsed by Council at the March 27th meeting for the processing of in-stream
applications is consistent with past practices of Council and advice by our District solicitor. This
process is as follows:
1.Applications that are in-stream and past Public Hearing proceed through to completion,
subject to satisfying application requirements set by Council;
2.Applications that are in-stream or new, but have not proceeded to Public Hearing are
proposed to be deferred until such time as the Albion Area Plan amendments are presented
at Public Hearing and given Third Reading by Council;
3.There is an exception for new or in-stream applications that have not proceeded to Public
Hearing and are in compliance with the current Albion Area Plan. These applications will not
be deferred and are permitted to proceed through the approval process.
A public open house was held on May 30, 2012, at Samuel Robertson Technical School, with
approximately 160 people attending (78% of attendees stated they live in the Albion Area) where the
community was asked to provide input on potential density increases in the northern portion of the
Albion Area Plan. The feedback from this event and the online survey was generally in favour of
increased density.
Amenity Zoning Study
By late spring, work also began on the amenity zoning report that was identified as a project item in
the Planning Department’s 2012 Business Plan. City Spaces Consulting, the firm undertaking the
Zoning Bylaw review, was hired to undertake this work. An update on this project was brought to the
June 18, 2012 Council Workshop and the Resolution that was passed is attached as Appendix B.
The Amenity Zoning: Analysis and Options report was brought to the November 26, 2012 Council
Workshop, along with some draft Official Community Plan policy amendments that would set
requirements for amenity contributions in the Albion Area Plan. The Resolution that was passed at
the November 26, 2012 Council Workshop directed that the Albion Area be used as a pilot project
for amenity zoning. The Resolution is attached as Appendix C.
[3]
b)Approved Public Consultation Program
The following consultation process was approved by Council at the November 26, 2012 Council
Workshop.
Report back to Council on a potential list of amenities for the area within the Albion Area
Plan.
Consultation with the community, local developers and local organizations would occur
and include discussions on:
o the options available to Council to secure community amenities through amenity
zoning;
o general principles of amenity zoning;
o the types of facilities that amenity contributions could help achieve; and
o any other matters related to amenity zoning identified by Council.
Preparation of a summary report outlining the feedback received from the consultation
including changes and/or additions to the proposed policy options.
Referral of the proposed OCP amending policies to the School Board for comment.
Preparation of an Official Community Plan Amending Bylaw and First Reading report for
an Amenity Zoning Framework including the identification of additional bylaw and policy
amendments necessary to implement the Framework.
c)Community Amenity Contributions and the Albion Area Plan
Preliminary Albion Amenities List
As requested by Council, the following is a preliminary list of amenities that could be considered for
the Albion area. The list has been compiled through recent discussions with Council, ideas and
suggestions made at the May 2012 Open House event, as well as research into amenity items in
other communities. It has also been structured to provide some flexibility and opportunity for review
by the community (through the Open House) and by Council.
New Civic Facility – such as a new Albion Hall and purchase of the land;
Multi-Use Path System – to expand on the network of equestrian trails (in collaboration
with the Haney Horsemen Association);
Park Construction and Improvements;
Affordable, Special Needs and Rental Housing;
Public Art.
It is worth noting that cost estimates for a civic/community centre could be compared to the South
Bonson Community Centre in Pitt Meadows. The cost to construct the building was approximately $5
million. The 12,000 sq. ft. building is certified as a LEED Gold and the City of Pitt Meadows received
amenity contributions for that building from the surrounding Bonson Landing development.
Estimates for the construction of a multi-use path range from $130 to $145 per lineal metre for a
2.5 metre wide trail, which is the standard in the Albion Area. Note that these figures are from
quotes provided to the municipality in 2011.
[4]
Estimated Total Community Amenity Contributions (CAC) in Albion Area
The March 19, 2012 Council workshop report identified an estimated lot yield that may be realized
in the northern portion of the Albion Area through the proposed amendments to the Albion Area Plan
zoning matrix. Through this preliminary analysis, it was estimated that approximately 250 additional
lots would result in the northern portion of the Albion Area (see Appendix D), at a modest density
increase, after adjusting for conservation ground truthing work. The estimated additional lots could
further increase should Council direct higher residential densities in Study Areas 1 or 2 or in other
parts of Albion.
Table 1, below, was presented in the November 26, 2012 Council workshop report and is based on
the preliminary research undertaken by GP Rollo & Associates. It identifies a range in the portion of
the lift value, from 25% of lift value to 90% of lift value per dwelling unit, for single-family and multi-
family residential.
Table 1
Potential CAC Schedule per Dwelling Unit – Residential Zones
Note: These rates are not reflective of profit after development, but are reflective of the lift in land value after rezoning and
prior to development.
% of Lift Value Single Family Townhouse Low Rise High Rise
90% $9,000 $7,200 $14,400 $5,400
75% $7,500 $6,000 $12,000 $4,500
50% $5,000 $4,000 $8,000 $3,000
25% $2,500 $2,000 $4,000 $1,500
Two different scenarios of how the above rates may be applied are presented in Table 2 below. The
first scenario shows the community amenity contributions applied only to the 250 additional single
family lots that are anticipated if a modest density increase is adopted in the northern portion of the
Albion Area Plan. The second scenario shows the community amenity contributions applied to all the
lots/units in the entire Albion Area that could be part of a current or future rezoning application. A
rough estimate for the total number of lots/units remaining for build-out of the Albion Area Plan has
been calculated at approximately 2000 single family lots and 800 townhouse units, but this could
increase or decrease after more thorough analysis of potential lot yield with each development
application and will also depend on the resulting land use designation and zoning.
Table 2
Potential CAC Schedule Rates Scenario 1 Scenario 2
% of Lift SF Rate TH Rate Only the 250 New Lots
Pay CAC
All SF @ 2000 Lots
Pay CAC
All TH @ 800 Units
Pay CAC
90% $9,000 $7,200 90% x 250 = $2,250,000 90% x 2000 =
$18,000,000
90% x 800 =
$5,760,000
75% $7,500 $6,000 75% x 250 = $1,875,000 75% x 2000 =
$15,000,000
75% x 800 =
$4,800,000
50% $5,000 $4,000 50% x 250 = $1,250,000 50% x 2000 =
$10,000,000
50% x 800 =
$3,200,000
25% $2,500 $2,000 25% x 250 = $625,000 25% x 2000 =
$5,000,000
25% x 800 =
$1,600,000
[5]
A Clear and Consistent Program
In the Amenity Zoning: Analysis and Options report prepared by City Spaces, it was emphasised that
“amenity contributions should ensure consistency, clarity and viability in terms of outcomes relative
to the development market and community interests”. The importance of this was recently
highlighted in the Vancouver development community and resulted in a Globe & Mail article that was
posted on the Urban Development Institute’s website (www.udi.bc.ca). In that article, the chair of the
Urban Development Institute, Brian McCauley, stated “It’s not really so much about the money…If we
can just understand the rules of engagement.” This emphasizes the need to establish a clearly
defined framework based on a consistent approach.
Amenity Contributions and Albion Case Studies
Preliminary work was undertaken by GP Rollo & Associates on five case studies of various properties
throughout Maple Ridge and this work was attached to the City Spaces report, Amenity Zoning:
Analysis and Options.
GP Rollo & Associates are currently working on additional case studies that are located within the
Albion Area that will provide detailed information on the land lift potential associated with higher
density zoning. Once this research is finalized, a recommended contribution rate that is appropriate
for the Albion Area will be recommended for Council consideration.
Long-Term Maintenance/Operations Costs
It is important to note that amenity zoning contributions only cover the capital cost of the potential
amenities. They do not cover ongoing maintenance, operation, or replacement costs. Other
mechanisms will have to be explored for financing these life cycle costs over the long-term.
d)Timeline for Public Consultation Process
The following table identifies the dates and process outline for including the Amenity Zoning Study
into the Albion Area Plan Review public consultation process.
PUBLIC CONSULTATION PROCESS
Anticipated Schedule
March 13th
PUBLIC OPEN HOUSE
Re: Prioritizing List of Potential Amenities and
Request Comments on Draft OCP Albion Area Amenity
Contribution Policies and Servicing Strategies
March 13-18th
Online Public Questionnaire
SPRING
COUNCIL WORKSHOP
Report on Open House Outcomes, Case Studies &
Recommended Contribution Mechanisms
[6]
The open house will be an opportunity for the community to provide input into a variety of discussion
topics including:
1.Summary of outcomes of the May 2012 Open House;
2.Servicing in the Albion Area;
3.Provide Information on Amenity Zoning Contributions;
4.Prioritizing Amenity Zoning Contributions in Albion Area;
5.Draft Policies for Amenity Zoning Contributions in Albion.
Local Government Act
Section 879 of the Local Government Act requires that Council give consideration to whether
consultation with one or more of the persons, organizations, and authorities should be early and
ongoing. Council must specifically consider whether consultation is required with the authorities
listed in item (2) of Section 879 below. Due to the introduction of the amenity zoning study into this
Official Community Plan amendment process, the requirements under Section 879 have been
included in the Recommendations for this report.
“Consultation during OCP development
Section 879
(1) During the development of an official community plan, or the repeal or amendment of an
official community plan, the proposing local government must provide one or more
opportunities it considers appropriate for consultation with persons, organizations and
authorities it considers will be affected.
(2) For the purposes of subsection (1), the local government must:
a.Consider whether the opportunities for consultation with one or more of the persons,
organizations and authorities should be early and ongoing, and
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. The council of any municipality that is adjacent to the area covered by the
plan,
v.First nations,
vi. School district boards, greater boards and improvement district boards, and
vii. The Provincial and federal governments and their agencies.
(3) Consultation under this section is in addition to the public hearing required under section
882(3) (d).
[7]
In addition, Section 881 of the Act requires consultation with the School Board during the
preparation of an Official Community Plan amendment:
(1) If a local government has adopted or proposes to adopt or amend an official community
plan for an area that includes the whole or any part of one or more school districts, the
local government must consult with the boards of education for those school districts
a.At the time of preparing or amending the community plan, and
b.In any event, at least once in each calendar year.
As noted above, the approved consultation program provides opportunities for public consultation at
an open house and via an online public questionnaire.
It has been determined that no additional consultation beyond the Council approved process is
required, except that a referral to the School District 42 is recommended.
e)Citizen/Customer Implications:
The approved public consultation process will involve inviting the community to participate in another
public open house to update them on the Albion Area Plan review process and servicing of the Albion
Area, provide information on amenity zoning contributions and request their input on identifying and
prioritizing the list of potential amenities for the Albion area.
f)Interdepartmental Implications:
Staff from other departments will become more involved in Amenity Contribution items, as the
process unfolds. Depending on how the list of draft Albion Area Amenity items is prioritized, staff
from Parks & Leisure Services, Engineering and Operations will be consulted. For setting up a
formalized structure to receive Amenity Contributions, involvement of staff from the Finance
department will be necessary.
It is anticipated that the Engineering Department will be bringing a report to Council Workshop on
March 4, 2013 regarding their engineering servicing review of the Albion Area. This will provide the
basis of information for their materials at the March 13, 2013 public open house.
g)Business Plan/Financial Implications:
The Amenity Zoning report is identified in the Planning Department’s 2012 Business Plan.
h)In-Stream Applications
Two types of applications are being received for the North Albion Area. The first are applications that
meet the current Official Community Plan. As per Council’s Resolution passed on March 27, 2012,
any applications meeting the current Official Community Plan are not being deferred. Applications
seeking higher densities than the current Official Community Plan are being deferred as per Council
resolution, pending the outcome of the North Albion Plan review and Amenity Contribution Study.
From discussions with applicants seeking higher densities there appears to be a sense within the
development community that the higher density plan has already been approved. While a conclusion
to the North Albion Plan review and the Amenity Contributions Study is anticipated over the next few
months, it has become challenging to explain to those applicants seeking higher densities that the
public process needs to be completed prior to final decisions being made.
[8]
Through discussions with applicants seeking higher densities, applicants were asked if they would be
prepared to pay a voluntary amenity contribution as an interim step. None of the applicants asked
were in favour of this, citing the need for a clear, consistent and defined program, rather than
“negotiating” contributions.
As stated, the schedule anticipates the review and the public process being completed in the next
few months. Some applicants seeking higher densities would like to see their applications brought
forward in advance of this process. Advancing these applications could result in Council considering
these in the absence of potential amenity contributions. In addition, Council would be considering
these applications on an individual basis prior to the conclusion of the plan review.
CONCLUSION:
In November 2012, Council approved Albion Area Plan boundaries as a pilot project for the Amenity
Zoning Study. This report provides Council with a preliminary list of amenities for the Albion Area,
details on the public consultation program and a discussion on in-stream applications.
The process adopted by Council is nearing completion. This will include the case studies
information, which will enable Council to make a fully informed decision on appropriate community
contribution rates for the Albion Area. These are expected to be completed by mid-March. The
ongoing public process will also be concluded keeping in mind that any change to the Official
Community Plan or rezoning applications will require a public hearing.
“Original signed by Lisa Zosiak”
________________________________________
Co-Prepared by: Lisa Zosiak
Planner
“Original signed by Jim Charlebois”
_______________________________________________
Co-Prepared by: Jim Charlebois, MURP, MCIP, RPP
Manager of Community Planning
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
ATTACHMENTS:
Appendix A: Council Resolution from March 27, 2012 Council meeting
Appendix B: Council Resolution from June 18, 2012 Council meeting
Appendix C: Council Resolution from November 26, 2012 Council meeting
Appendix D: Map of North Albion Area Plan Review – Study Areas 1 & 2
APPENDIX F
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-029-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 13, 2015
and Members of Council FILE NO: 2013-029-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Second Reading
Zone Amending Bylaw No. 6987-2013
22305 and 22315 122 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of a 69
unit, 5 storey apartment building with underground parking. The proposed RM-2 (Medium Density
Apartment Residential) zoning complies with the Official Community Plan.
This application received first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013,
and consideration of second reading was deferred on November 4, 2014 with the following staff
resolution:
1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013 be
deferred for the lesser of 60 days, or until the following terms and conditions are completed:
a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60 days;
b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days; and
c. Installation of secure temporary fencing around the building within 30 days.
2. That staff be directed to report back to Council on the status of the conditions noted in the report
dated November 3, 2014 for file 2013-029-RZ by January 13, 2015.
Since Council’s deferral of the application, the property owner has obtained a demolition permit and
the owner has indicated that the house will be demolished on January 10, 2015. The owner has
also paid his outstanding bill in the amount of $2,666.00 and installed fencing along the front
property line as an interim measure prior to demolition. The Licenses, Permits, and Bylaws
Department prepared a Remedial Action report for Council consideration at the January 5, 2015
Workshop meeting, which was subsequently approved on the same day. Although the house was not
demolished at the time of this report deadline, it is anticipated that the home will be demolished
shortly by either the property owner’s contractor, or by a contractor hired by the City through the
approved Remedial Action Order. It is therefore recommended that second reading be granted and
that the application be forwarded to Public Hearing.
RECOMMENDATIONS:
1)That Maple Ridge Zone Amending Bylaw No. 6987-2013 be given second reading, and be
forwarded to Public Hearing; and
- 2 -
2)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) Deposit of a security for off-site improvements beyond the frontage of the subject
properties to improve overall pedestrian circulation in the area; specifically, extension of
municipal sidewalk along the frontage of properties located at 22295 and 22333 122
Avenue;
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) Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office for
sanitary sewer purposes;
vii) Registration of a ‘No Build’ Restrictive Covenant at the Land Title Office along the
western property line of 22305 122 Avenue to ensure future development potential of
lands to the west;
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.
DISCUSSION:
1)Background Context:
Applicant: Bissky Architecture and Urban Design
Owners: Danik and Blossom Daniels
Legal Description: Lots A and B, District Lot 399, NWD Plan NWP13442
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Multi-Family Residential
Zone: RM-5 (Low Density Apartment Residential)
Designation: Ground Oriented Multi-Family, Conservation
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Ground Oriented Multi-Family
- 3 -
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment, Conservation
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment
Existing Use of Property: Vacant since September 2014 (22305 122 Avenue),
Unoccupied Single Family Home (22315 122 Avenue)
Proposed Use of Property: Multi-Family Residential
Site Area: 0.326 hectares (0.8 acres)
Access: 122 and 123 Avenues
Servicing requirement: Urban Standard
2)Background:
This application received first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013.
At that time, a vacant single family home was located on each of the subject properties. Two fires
significantly damaged the house located at 22305 122 Avenue on July 5, 2011 and February 26,
2014. That building was demolished in September, 2014. There have been ongoing discussion with
the property owner to demolish the other home, at 22315 122 Avenue, based on concerns from the
Fire and Licenses, Permits, and Bylaws Departments about unauthorized entry and habitation,
unsightly premises complaints, and overall visual appearance of the dwelling. These concerns and
discussions are detailed in the November 3, 2014 staff report (see Appendix C). The same staff
report recommended the following:
1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013 be
deferred for the lesser of 60 days, or until the following terms and conditions are completed:
a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60 days;
b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days; and
c. Installation of secure temporary fencing around the building within 30 days.
2. That staff be directed to report back to Council on the status of the conditions noted in the report
dated November 3, 2014 for file 2013-029-RZ by January 13, 2015.
Council passed a resolution at the November 4, 2014 Council meeting in favour of the above
outlined recommendation. Following that resolution, the property owner paid the outstanding
charges owing on the property. A service disconnection request was made to the Operations
Department on November 24, 2014 and a demolition permit was obtained from the Building
Department on December 19, 2014. At the time of report deadline, the house was not yet
demolished, but it is now anticipated that this will take place shortly and the property owner has
informed staff that demolition is scheduled for January 10, 2015. Lastly, the property owner placed
some fencing along the front of the property line; however the Licenses, Permits, and Bylaws
Department still has concerns about the security of that fencing, as unauthorized entry is still
possible by going around the front fencing. A Remedial Action Order was approved at the Council
Workshop held on January 5, 2015. The Remedial Action Order from Council now allows the City to
have the building demolished at the property owner’s expense, should the owner not complete the
demolition in a timely manner.
- 4 -
3)Project Description:
The subject site consists of two properties, characterized by a flat topography and forested in the
northern portion of the site. The site fronts 122 Avenue at the south end and 123 Avenue at the
north end, and is designated Low-Rise Apartment in the Official Community Plan. There is currently
no sidewalk along either frontage of 122 or 123 Avenues. The properties have relatively narrow
frontages (20 metres each) with significantly longer lot depths (approximately 80 metres). The
overall site is smaller than one acre.
The applicant proposes to construct a five storey wood frame building containing 69 one and two
bedroom units. 46 of the proposed units will have two bedrooms, and the remaining 23 will have
one bedroom. Underground parking is provided, on two levels, one of which is a half floor and does
not extend for the entire building footprint. The main building entrance is oriented on 122 Avenue,
which is consistent with other apartment buildings on the south side of 122 Avenue and further west
on the north side of 122 Avenue. The underground parking structure will be accessed opposite the
main entrance, via 123 Avenue. A common activity room is provided on the ground floor.
4)Planning Analysis:
i)Official Community Plan:
The development site is located in the North View Precinct of the Town Centre Area Plan. The
subject properties are currently designated Low-Rise Apartment, which permits an apartment form
with residential parking provided underground. The Town Centre Area Plan Policy 3-22 regarding the
Low-Rise Apartment designation is as follows:
All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
The proposed development complies with the form envisioned in the Town Centre Area Plan. A
previous staff report dated May 6, 2013 provided a detailed assessment of applicable OCP policies,
including the following:
Policy 3-10 Lot Consolidation – Staff noted that the abutting properties directly east and west
of the subject properties may be left in a condition that is unsuitable for redevelopment,
given their small lot size and amount of Conservation designated land.
When the previous Council first considered this application, the applicant provided a
development concept for the adjacent properties to the east and west of the subject
properties. The concept illustrates a low-rise apartment building on the western property
(22295 122 Avenue) and a small townhouse building on the eastern property (22333 122
Avenue) (see Appendix D). Upon receipt of this information, the previous Council granted
first reading, allowing the application to move forward.
Policy 3-15 Underground Parking – Staff noted that while the proposed development has
underground parking, the lack of lot consolidation may cause challenges for the adjacent
properties to build underground parking and comply with this policy.
The development concept provided by the applicant did not include detailed parking
information; however, it is note that the size of the eastern property’s development potential
- 5 -
(22295 122 Avenue) may not be large enough to justify the expense of an underground
parking structure.
Policy 5.2.1 Connective Pedestrian Network – The lack of sidewalks in the area combined
with pedestrian trips to and from local schools in the area was a noted concern.
To address this issue, a sidewalk beyond the frontage of the subject properties on 122
Avenue is a condition of rezoning. The sidewalk will be extended across the neighbouring
properties (22295 and 22333 122 Avenue) to improve pedestrian circulation in the area.
ii)Zoning Bylaw:
The current application proposes to rezone the properties located at 22305 and 22315 122 Avenue
from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit
future construction of a five storey, 69 unit apartment building with two levels of underground
parking containing 118 parking spaces.
This project aligns with the current RM-2 (Medium Density Apartment Residential) zone with the
exceptions of the variances outlined in the subsequent section. One variance in particular, for
building height, will comply with the draft changes for the RM-2 (Medium Density Apartment
Residential) zone in the forthcoming revised Zoning Bylaw.
iii)Off-Street Parking And Loading Bylaw:
The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total, the
applicant has provided 118 parking spaces. The parking spaces provided are based on a ratio of 1.5
spaces per dwelling unit and 0.2 spaces for visitor parking. The proposed development includes
104 residential parking spaces and 14 visitor parking spaces.
iv)Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 7: to increase the maximum
height from 4 to 5 storeys, and from 18 m (59 ft) to 19.5 m (64 ft).
2.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 8: To increase the height of
the underground parking structure from 0.8 m (2.6 ft) to 1.8 m (5.9 ft) above the average
finished grade of the site.
3.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.b): To reduce the
underground parking structure setback from 1.5 m (4.9 ft) to 0 m on the west interior side
property line and from 3 m (9.8 ft) to 0.8 m (2.6 ft) on the west side and front property lines
The requested variances to the RM-2 (Medium Density Apartment Residential) zone will be the
subject of a future report to Council.
v)Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre
Area – Northview Precinct Development Permit application to ensure the current proposal complies
with key guideline concepts as outlined below based on the Project Architect’s design rationale:
- 6 -
1.Promote North and South View as distinctive, highly liveable multi-family neighbourhoods.
The proposed development will increase the residential density in the Northview Precinct and add to
the existing mix of low rise apartments, townhouses, and single family homes in the area. As this is
one of the first developments with a fifth floor in the RM-2 (Medium Density Apartment Residential)
zone, this development will complement the existing three and four storey apartments nearby. The
122 Avenue sidewalk extension along the frontages of both the subject properties and the
neighbouring properties to the west and east (22295 and 22333 122 Avenue), will enhance the
liveability and safety for pedestrians. These properties are not expected to develop on their own for
some time to come.
2.Create a pedestrian-friendly, ground-oriented, multi-family community
The underground parking access is located at the rear of the properties, via 123 Avenue. As a result,
the building entrance and 122 Avenue sidewalk are not impacted by driveway access. This creates a
safer walking environment along the development frontage, which is beneficial for children and
families walking to and from schools in the surrounding area. Benches and covered areas in front of
the building entrance further enhance define the sidewalk areas.
3.Maintain cohesive building styles.
This neighbourhood is an extreme mix of building age, style and building massing. Each site is
somewhat different to the next – creating an eclectic, varied and layered streetscape and
community. The building is consistent with new developments in the Town Centre in terms of colour
palette, building finishes, and massing.
4.Capitalize on important views.
The proposed building is oriented north-south, and will provide views of the Golden Ears Mountains
from the top floors.
5.Provide private and semi-private green space.
Each unit will have a private outdoor space comprising of either a ground floor patio or a balcony,
both of which will overlook landscaped area. Semi private green space will surround the apartment
building and will contain pedestrian pathways and seating.
6.Provide climate appropriate landscaping and green features
The Project Landscape Architect has provided appropriate plants and trees, for both the climate and
the form of development around the perimeter of the building.
7.Maintain street interconnectivity.
Street interconnectivity will be maintained with this development application, and improvements
along both 122 and 123 Avenue will enhance pedestrian amenities. Pedestrian access points are
provided at both the north and south ends of the building.
vi)Advisory Design Panel:
This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not
have a quorum. One absent member provided comments in writing. To avoid the application being
delayed if forwarded to the November Advisory Design Panel meeting, the project Architect made his
presentation and the members present provided their comments. The other members concurred
with the comments when circulated the following day by email. They will be formally considered as a
motion at a forthcoming ADP meeting on January 13, 2015. The following comments were provided:
- 7 -
It was decided that the application be supported and the following concerns be addressed as the
design develops and be submitted to Planning staff for follow up:
Consider stepping down the upper edge of the underground parking building along
the west side to incorporate landscaping;
Consider making the area along the ramp more transparent when viewed from the
street;
Consider improving the urban realm close to the main entrance of the building where
it connects to the sidewalk;
Consider increasing one of the corner or central building elements to be taller and
thus more prominent;
Consider using contrast coloring on some of the higher level soffits and for the entry
feature;
Consider providing a 15 minute drop off zone at the curb side in front of the main
entrance;
Consider incorporating a pocket of short term visitor bicycle parking adjacent to the
ramp at the main entrance;
Consider reworking the landscaping area at the north west corner of the building to
provide a more direct path to that entrance;
Consider introducing a trellis to the overhang at the underground parking.
The ADP comments have been provided to the Project Architect and will be reflected in the final
Development Permit drawings. A detailed description of how these items were incorporated into the
final design will be included in a future development permit report to Council.
vii)Development Information Meeting:
A Development Information Meeting was held on October 1, 2014 at the applicant’s office and a
second meeting was held at the Maple Ridge Library on October 22, 2014. Three residents
attended the first meeting and one person attended the second meeting. General questions
regarding the development process and the details of the proposal were addressed at the meeting.
No concerns were raised at the meeting, however local residents indicated that the proposal would
improve the existing use of the properties and make the area more inviting.
5)Interdepartmental Implications:
i)Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that since all
required services do not exist, a Rezoning Servicing Agreement will be required prior to final
approval. These servicing improvements will include sidewalk, curb and gutter, street tree and street
lighting along both the 122 Avenue and 123 Avenue frontages. Additionally, as outlined in the first
reading report, the applicant will be required to extend the sidewalk along 122 Avenue beyond the
subject properties’ frontage and to the current extent of the sidewalk, approximately 88.6 m (291 ft)
to the east and west. Road dedication will be required along 123 Avenue to achieve the full local
road width, plus additional land for a future cul-de-sac bulb at the end of 123 Avenue. The developer
will be responsible for providing a security equivalent to the future cost of the cul-de-sac construction
when the neighbouring property to the east develops.
- 8 -
ii)License, Permits and Bylaws Department:
The Licenses, Permits, and Bylaws Department’s primary concern is the number of bylaw infractions
and complaints that have been received for the vacant home at 22315 122 Avenue. Demolition of
the building will alleviate these issues. Following the November 4, 2014 Council deferral of this
application, the City obtained an appraisal of the property and the assessed value was determined to
be zero for the improvements. Furthermore, the estimated cost of repairing the building to bring it
back to a habitable state was $100,000.00. A Remedial Action Order report was presented at the
January 5, 2015 Council Workshop and was subsequently approved. The property owner has
obtained a demolition permit and it is anticipated that the house will be demolished shortly.
iii)Fire Department:
The Fire Department’s main concern is potential fires resulting from unauthorized entry and
squatting in the home. Demolition of the building will alleviate these issues.
CONCLUSION:
Since the subject rezoning application was deferred by Council on November 4, 2014, the property
owner has taken significant steps towards complying with the conditions of the deferral resolution;
which include installing temporary fencing, paying outstanding charges, and obtaining a demolition
permit. A Remedial Action Order to require timely demolition of the building was approved by Council
on January 5, 2015. Therefore, it is recommended that second reading be given to Zone Amending
Bylaw No. 6987-2013, and that application 2013-029-RZ be forwarded to Public Hearing.
“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 J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B –Zone Amending Bylaw No. 6987-2013
Appendix C – Staff report dated November 3, 2014
Appendix D – Conceptual development plan for flanking properties
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 31, 2014 FILE: 2013-029-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
122 AVE
223 STSUBJECT PROPERTIES
123 AVE
´
Scale: 1:1,500
22305 & 22315 122 AVENUE
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 6987-2013
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. 6987-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot A District Lot 399 New Westminster District Plan 13442
Lot B District Lot 399 New Westminster District Plan 13442
and outlined in heavy black line on Map No. 1587 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
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 25th day of June, 2013.
READ a second time the 13th day of January, 2015.
PUBLIC HEARING held the day of , 20.
READ a third time the day of , 20.
ADOPTED, the day of , 20.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
222292225512320
223051212812130
12151
12191
12305
12119
12151/7322160/9012312
2227712127
1217022333
12107 2233212127
12207
12206
22423/37121472218512297
12128 2223012319
12258 22275223151213022328
12121
12184-90
12238/12248
12123
12170
12238
12310
12320
12275
12294
12340
2229512117
12157
12150 (REC CENTRE)
12129
12139
12295
12286
12330
2230612124
12142
12154
12275
12148 (ECRA)
12230
12255
12301
12313
12167
12150
12283
12268
2221312149
12159
12175
12333
12258
12306
222602229212131
12135
12241
12325
12296
12334
222 ST.123 AVE.HILLSIDE ST.224 ST.P 15728NWS 612P 5821856
"B"
51P 49482
P 16012P 36736P 10689
P 41066
13
LMS 608
P 881311
12
P 18496
I
*PP119
P 1502221
28
A
BCS 2665
13
PARK
58
*PP119
P 1112 P 16012G
1
P 13752H
53
P 221112
Rem 3
NWS 2464
272
10 BCP 48429
C
1
40
20
17P 1375216
3
P 80319
9
10 P 8540LMP 50617
S 1/2 C
1
LMS 4011
NWS 2777
NWS 1688
Rem A
15
11
2
15
A
13
P 14397Rem 1
B
P 15022 LMP 39518(lease)
1
16
57
P 2058819
21
14 P 1601214
NWS 3018
23
M
43
LMP 24836
2
BCS 3724
BCS 3276
14
*LMP 2226111
10
7
LMP 4403
2
12
P 41225
4
LMP 26249
LMS 873
273
275
12
274
(P 9669)
D
Rem
LMP 15241
44
8
48P 44211
1
AP 13442
P 51690
BCP 30288
LMS 3721
BCP 15645
41
12
LMS 1802
9
B
15
L
P 16132
Park
29
42
P 8914
RW 80320RW 78233RW 81544
LMP 50618BCP 30583BCHPA
EP 72617 LMP 35734LMP 35899LMP 24830LMP 43241LMP 15242LMP 4597
LMP 26401LMP 26402
P 28405
LMP 24835LMP 4404
RW 45029
LMP 24838RP 60276BCP 48431
LMP 27700LMP 7151EP 70164
BCP 48430 RW 18394
LMP 26325
EP 70164
LMP 37897 224 ST.122 AVE.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
6987-20131587
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013-029-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6987-2013
22305 and 22315 122 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of a 69
unit, 5 storey apartment building with underground parking. The proposed RM-2 (Medium Density
Apartment Residential) zoning complies with the Official Community Plan. This application received
first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013.
At the time of first reading, single family homes, vacant since 2010, had been located on each
property and had been in a continual state of decline. These vacancies, state of decline, and lack of
local property management made the homes subject to unauthorized entry and occupation, which
resulted in two fires at the home located at 22305 122 Avenue in early 2014. Between 2011 and
2014, a total of 33 violations have occurred to the District of Maple Ridge Regulation of Untidy and
Unsightly Premises Bylaw No. 6533-2007. In each case it was necessary for the City of Maple Ridge
to hire a contractor to remediate the problems, as the owner did not do so in a timely manner (7-14
business days). The property owner has been billed directly for this work, and currently there is a
balance of $2,666.00 owing to the City of Maple Ridge. The home at 22305 122 Avenue was
demolished in September 2014, however the home and outbuilding at 22315 122 Avenue remains
vacant.
The Fire and Licenses, Permits, and Bylaws Departments have both strongly recommended that the
remaining home and outbuilding be demolished as soon as possible to prevent further fire risk,
unsightly and insecure premise infractions, and unauthorized entry and occupation. Both
departments have prepared Remedial Action reports, attached as Appendix C and D of this report.
Those reports are attached in support of the recommendation in this report, which does not include
the imposition of a remedial action requirement. It is anticipated, however, that staff may
recommend that Council make a remedial action order at a later date, in which case the attached
Remedial Action reports will be included in the report recommending remedial action, along with an
outline of the remedial action process.
Staff recommend that second reading be deferred at this time for a period of 60 days to provide
sufficient time for the applicant to demolish the home. In addition to the staff recommendation,
this report outlines an alternative that involves a shorter deferral period.
APPENDIX C
- 2 -
RECOMMENDATIONS:
1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013
be deferred for the lesser of 60 days, or until the following terms and conditions are
completed:
a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60
days;
b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days; and
c. Installation of secure temporary fencing around the building within 30 days.
2. That staff be directed to report back to Council on the status of the conditions noted in the
report dated November 3, 2014 for file 2013-029-RZ by January 13, 2015.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design
Owners: Danik and Blossom Daniels
Legal Description: Lots A and B, District Lot 399, NWD Plan NWP13442
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Multi-Family Residential
Zone: RM-5 (Low Density Apartment Residential)
Designation: Ground Oriented Multi-Family, Conservation
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Ground Oriented Multi-Family
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment, Conservation
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment
- 3 -
Existing Use of Property: Vacant since September 2014 (22305 122 Avenue),
Unoccupied Single Family Home (22315 122 Avenue)
Proposed Use of Property: Multi-Family Residential
Site Area: 0.326 hectares (0.8 acres)
Access: 122 and 123 Avenues
Servicing requirement: Urban Standard
b)Project Description:
The subject site consists of two properties, characterized by a flat topography and forested in the
northern portion of the site. The site fronts 122 Avenue at the south end and 123 Avenue at the
north end, and is designated Low-Rise Apartment in the Official Community Plan. A boarded and
unoccupied single-family house and outbuilding is currently located at 22315 122 Avenue, and City
records indicate that the assessed value of the existing home is $56,100.00 as of March 2014.
The home at 22305 122 Avenue was significantly damaged by fire in February 2014 and was
demolished in September 2014. There is currently no sidewalk along either frontage of 122 or 123
Avenues. The properties have relatively narrow frontages (20 metres each) with significantly longer
lot depths (approximately 80 metres). The overall site is smaller than one acre.
The applicant proposes to construct a five storey wood frame building containing 69 one and two
bedroom units. 46 of the proposed units will have two bedrooms, and the remaining 23 will have
one bedroom. Underground parking is provided, on two levels, one of which is a half floor and does
not extend for the entire building footprint. The main building entrance is oriented on 122 Avenue,
which is consistent with other apartment buildings on the south side of 122 Avenue and further
west on the north side of 122 Avenue. The underground parking structure will be accessed opposite
the main entrance, via 123 Avenue. A common activity room is provided on the ground floor.
c)Development Site History:
There have been ongoing issues with both homes on the subject properties, which are detailed
below by the Fire and Licenses, Permits, and Bylaws Departments.
Fire Department:
The Fire Department has been involved with both subject properties since the buildings became
vacant in 2010. The following history has been provided for each property:
22305 122 Avenue:
The home located at 22305 122 Avenue was vacant from 2010 until it was demolished in
September 2014. The house had been in a continual state of decline. The Fire Department noted
that the home had not been secured on numerous occasions (i.e: fencing, boarding of doors and
windows to keep unauthorized persons out). The homeowner was contacted by the Fire Department
and ordered to have the property maintained secure or demolished; however the building was not
demolished until September 2014. This resulted in district staff arranging to have the building re-
- 4 -
secured on the owner’s behalf. All costs incurred by the District have been assigned to the property
owner under the Vacant/Abandonded Building Bylaw.
In addition to enforcing the security of the building, the 22305 building had two fires since first
reading of the rezoning application. The first fire occurred on July 5, 2011, which required 28 hours
of firefighter time at a wage expenditure of approximately $1,120.00. The second fire occurred on
February 26, 2014, which required 96 firefighter hours at a wage cost of approximately $3,850.00.
This does not include other costs such as fuel and other consumables.
22315 122 Avenue:
The vacant building at 22315 122 Avenue has been targeted by vandalism and squatting by
unauthorized persons since it became vacant in 2010. Within the structure there is evidence of
unauthorized people living inside and small fires having been set. There is evidence of copper theft
throughout the building with plumbing pipe and electrical conducters having been removed. The
interior of the building has been heavily damaged and the exterior is covered in graffiti.
Inside the structure, the interior wall drywall that was originally installed to provide a fire separation
between the rooms has been damaged or removed to the extent that it will no longer effectively
prevent the spread of fire. Similarly, the ceiling drywall separting the living space from the attic has
been damaged or removed to the point where it will no longer prevent the spread of fire. Without
the protection offered by the fire resistant properties of the wall and ceiling finishes, the building
structural elements are unprotected and will fail prematurely in the event of fire.
It is noted that the home on this property was used for filming in 2012, and a special effects permit
was obtain to simulate some fire and explosion effects. However, no impact to the structural
integrity of the building resulted from the filming.
In the Fire Department’s opinion, the existing building has no rental value or potential and therefore
would be beneficial to the City of Maple Ridge in having them demolished as part of the current
rezoning application process and not wait until lot consolidation at final reading. The Fire
Department’s Remedial Action report is included as Appendix C.
The Fire Department anticipates that with the upcoming winter months ahead, the vacant home and
outbuilding will continue to be the target of unauthorized entry, thereby increasing the possibility of
human caused fires. The Fire Department strongly recommends demolition of the existing home
and outbuilding as soon as possible in order to alleviate this issue. In the interim, it is also
recommended that temporary fencing be immediately installed around the buildings to restrict entry
until the buildings are demolished.
- 5 -
Licenses, Permits, and Bylaws Department:
In addition to the Fire Department responses to issues occurring at both the subject properties since
they became vacant in 2010, the Licenses, Permits, and Bylaws Departments has received a
number of calls for unsightly premise and insecure premise infractions, as outlined in the table
below:
2011 2012 2013 2014
22315 122 Avenue 2 calls for unsightly
premise; 1 call for
insecure premise
1 noise complaint, 2
calls for unsightly
premise; 3 calls for
insecure premise
5 calls for unsightly
premise; 2 calls for
insecure premise
2 calls for unsightly
premise; 1 call for
insecure premise
22305 122 Avenue
(prior to demolition
in September
2014)
4 calls for unsightly
premise; 1 call for
insecure premise
2 calls for unsightly
premise; 2 calls for
insecure premise
2 calls for unsightly
premise; 2 calls for
insecure premise
1 call for unsightly
premise; 1 call for
insecure premise
Total Number of
Complaints
8 10 11 5
For each of 20 unsightly violations for the properties over the past four years, the City of Maple
Ridge has hired a contractor to address the problems as the owner has not done so in a timely
manner (7-14 business days). The property owner has been billed directly for this work, and
currently there is a balance of $2,666.00 owing to the City of Maple Ridge. The Licenses, Permits,
and Bylaws Department has noted that the amount of officer time dealing with these properties has
been considerable, and the demolition of the remaining home would help reduce the number of
unsightly and insecure premise issues.
Staff recently met with the owner and inquired as to why the remaining home has not been
demolished. The owner noted that they intended to restore the home should the rezoning
application not be granted. At that time, staff asked that the owner provide the City with an
Engineer’s report verifying that a restoration was financially feasible. No such report was provided.
The Manager of Inspection Services has prepared a remedial action report for the remaining
building at 22315 122 Avenue (see Appendix D) and has determined that the value to remediate
the building will be cost prohibitive. The Remedial Action Report states:
A safety inspection was completed on February 26, 2014. Upon review of both the exterior and
interior of the building it was evident that the building has deteriorated and is damaged to the point
where it no longer complies to the minimum code requirements.
It is recommended that the applicant be required to demolish the home and outbuilding within 60
days and prior to Council granting second reading to the Zone Amending Bylaw. Additionally,
outstanding charges must be paid, and temporary fencing around the building must be installed
within the next 30 days. Staff have sought a legal opinion on this matter, and the City’s legal counsel
has confirmed that due to the ongoing source of concern and expense that the existing home is
posing, Council may defer second reading of the zone amending bylaw to avoid giving the applicant
- 6 -
further incentive to allow the problems outlined in this report to continue. It is noted that should this
application receive third reading, the applicant has up to three years to complete the required terms
and conditions if both one year extensions are sought, and it is possible that the home would remain
vacant during that time.
d) Planning Analysis:
Official Community Plan:
The development site is located in the North View Precinct of the Town Centre Area Plan. The site is
currently designated Low-Rise Apartment, which permits an apartment form with residential parking
provided underground. The Town Centre Area Plan Policy 3-22 regarding the Low-Rise Apartment
designation is as follows:
All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
The proposed development complies with the form envisioned in the Town Centre Area Plan. A
previous staff report dated May 6, 2013 provided a detailed assessment of applicable OCP policies,
including the following:
Policy 3-10 Lot Consolidation – Staff noted that the abutting properties directly east and
west of the subject properties may be left in a condition that is unsuitable for redevelopment
given their small lot size and amount of Conservation land.
Policy 3-15 Underground Parking – Staff noted that while the proposed development has
underground parking, the lack of lot consolidation may cause challenges for the adjacent
properties to build underground parking and comply with this policy.
Policy 5.2.1 Connective Pedestrian Network – The applicant will provide additional sidewalk
beyond their development frontage on 122 Avenue, and will extend the sidewalk across the
neighbouring property (22333 122 Avenue) to improve pedestrian circulation in the area.
Zoning Bylaw:
The current application proposes to rezone the properties located at 22305 and 22315 122 Avenue
from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to
permit future construction of a five storey, 69 unit apartment building with two levels of underground
parking containing 118 parking spaces.
This project aligns with the current RM-2 (Medium Density Apartment Residential) zone with the
exceptions of the variances outlined in the subsequent section. One variance in particular, for
building height, will comply with the draft changes for the RM-2 (Medium Density Apartment
Residential) zone in the forthcoming revised Zoning Bylaw.
- 7 -
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 7: to increase the
maximum height from 4 to 5 storeys, and from 18 m (59 ft) to 19.5 m (64 ft).
2.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 8: To increase the height
of the underground parking structure from 0.8 m (2.6 ft) to 1.8 m (5.9 ft) above the average
finished grade of the site.
3.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.b): To reduce the
underground parking structure setback from 1.5 m (4.9 ft) to 0 m on the west interior side
property line and from 3 m (9.8 ft) to 0.8 m (2.6 ft) on the west side and front property lines
The requested variances to the RM-2 (Medium Density Apartment Residential) zone have been
reviewed by the Planning Department and will be the subject of a future report to Council.
Off-Street Parking and Loading Bylaw:
The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total,
the applicant has provided 118 parking spaces. This project, while located in the Town Centre, is
not located in the Central Business District and is therefore not eligible for a reduced parking
standard. The parking spaces provided are based on a ratio of 1.5 spaces per dwelling unit and 0.2
spaces for visitor parking. The proposed development includes 104 residential parking spaces and
14 visitor parking spaces.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre
Area – Northview Precinct Development Permit application to ensure the current proposal complies
with key guideline concepts as outlined below based on the Project Architect’s design rationale:
1.Promote North and South View as distinctive, highly liveable multi-family neighbourhoods.
The proposed development will increase the residential density in the Northview Precinct and add to
the existing mix of low rise apartments, townhouses, and single family homes in the area. As this is
one of the first developments with a fifth floor in the RM-2 (Medium Density Apartment Residential)
zone, this development will complement the existing three and four storey apartments nearby. The
122 Avenue sidewalk extension along the frontages of both the subject properties and the
neighbouring property to the east (22333 122 Avenue), will enhance the liveability and safety for
pedestrians.
- 8 -
2.Create a pedestrian-friendly, ground-oriented, multi-family community
The underground parking access is located at the rear of the properties, via 123 Avenue. As a
result, the building entrance and 122 Avenue sidewalk are not impacted by driveway access. This
creates a safer walking environment along the development frontage, which is beneficial for children
and families walking to and from schools in the surrounding area. Benches and covered areas in
front of the building entrance further enhance define the sidewalk areas.
3.Maintain cohesive building styles.
This neighbourhood is an extreme mix of building age, style and building massing. Each site is
somewhat different to the next – creating an eclectic, varied and layered streetscape and
community. The building is consistent with new developments in the Town Centre in terms of colour
palette, building finishes, and massing.
4.Capitalize on important views.
The proposed building is oriented north-south, and will provide view to the Golden Ears Mountains
for the top floors.
5.Provide private and semi-private green space.
Each unit will have a private outdoor space comprising of either a ground floor patio or a balcony,
both of which will overlook landscaped area. Semi private green space will surround the apartment
building and will contain pedestrian pathways and seating.
6.Provide climate appropriate landscaping and green features
The Project Landscape Architect has provided appropriate plants and trees for both the climate and
the form of development, around the perimeter of the building.
7.Maintain street interconnectivity.
Street interconnectivity will be maintained with this development application, and improvements
along both 122 and 123 Avenue will enhance pedestrian amenities. Pedestrian access points are
provided at both the north and south ends of the building.
Advisory Design Panel:
This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not
have a quorum. One absent member provided comments in writing. To avoid the application being
delayed if forwarded to the November Advisory Design Panel meeting, the project Architect made his
presentation and the members present provided their comments. The other members concurred
with the comments when circulated the following day by email. They will be formally considered as a
motion at the next ADP meeting. The following comments were provided:
- 9 -
It was decided that the application be supported and the following concerns be addressed as the
design develops and be submitted to Planning staff for follow up:
Consider stepping down the upper edge of the underground parking building along
the west side to incorporate landscaping;
Consider making the area along the ramp more transparent when viewed from the
street;
Consider improving the urban realm close to the main entrance of the building where
it connects to the sidewalk;
Consider increasing one of the corner or central building elements to be taller and
thus more prominent;
Consider using contrast coloring on some of the higher level soffits and for the entry
feature;
Consider providing a 15 minute drop off zone at the curb side in front of the main
entrance;
Consider incorporating a pocket of short term visitor bicycle parking adjacent to the
ramp at the main entrance;
Consider reworking the landscaping area at the north west corner of the building to
provide a more direct path to that entrance;
Consider introducing a trellis to the overhang at the underground parking.
The ADP comments have been provided to the Project Architect and will be reflected in the final
Development Permit drawings. A detailed description of how these items were incorporated into the
final design will be included in a future development permit report to Council.
Development Information Meeting:
A Development Information Meeting was held on October 1, 2014 at the applicant’s office and a
second meeting was held at the Maple Ridge Library on October 22, 2014. Three residents
attended the first meeting and one person attended the second meeting. General questions
regarding the development process and the details of the proposal were addressed at the meeting.
No concerns were raised at the meeting, however local residents indicated that the proposal would
improve the existing use of the properties and make the area more inviting.
- 10 -
e)Interdepartmental Implications:
In addition to the comments provided by the Fire and Licenses, Permits, and Bylaws Departments
earlier in this report, the following comments have been provided by the Engineering Department.
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that since all
required services do not exist, a Rezoning Servicing Agreement will be required prior to final
approval. These servicing improvements will include sidewalk, curb and gutter, street tree and
street lighting along both the 122 Avenue and 123 Avenue frontages. Additionally, as outlined in the
first reading report, the applicant will be required to extend the sidewalk along 122 Avenue beyond
the subject properties’ frontage and to the current extent of the sidewalk, approximately 62 m (203
ft) to the east. Road dedication will be required along 123 Avenue to achieve the full local road
width, plus additional land for a future cul-de-sac bulb at the end of 123 Avenue. The developer will
be responsible for providing a security equivalent to the future cost of the cul-de-sac construction
when the neighbouring property to the east develops.
f)Alternative:
An alternative that Council may consider is to defer the application for a shorter period of time to
require the applicant to address some key concerns without demolition condition. Should Council
wish to pursue this option, the following recommendation is provided for consideration:
1.That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-
2013 be deferred for 30 days to allow the applicant to complete the following:
i.Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days;
ii.Installation of secure temporary fencing around the building within 30 days; and
iii.Provision of contact information for a local Property Manager within 30 days.
Once the applicant has completed the required terms, staff will prepare a report for Council’s
consideration of second reading. It is anticipated that the Fire and Licenses, Permits, and Bylaws
Departments will submit a Remedial Action report for Council consideration in order to expedite the
demolition of the existing building, in the event that the applicant does not demolish the building.
CONCLUSION:
As there have been ongoing issues with the buildings on the subject properties, and only one home
has been demolished to date, the Fire and Licenses, Permits, and Bylaws Departments have both
strongly recommended that the remaining home and outbuilding be demolished as soon as possible
to prevent further fire risk, unsightly and insecure premise infractions, and unauthorized entry and
occupation.
- 11 -
It is therefore recommended that second reading be deferred at this time for a period of 60 days in
order for the property owner to take further action as outlined in the staff recommendation.
"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 Christine Carter" for
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 22315 122 Avenue Building Condition Photos
Appendix C – 22315 122 Avenue Fire Department Remedial Action Report
Appendix D – 22315 122 Avenue Licenses, Permits, and Bylaws Department Remedial Action Report
Appendix E – Zone Amending Bylaw No. 6987-2013
Appendix F – Building Rendering
Appendix G – Site Plan
Appendix H– Building Elevation Plans
Appendix I– Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 3, 2013 2013-029-RZ BY: JV
22305/15-122 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2225512295
12294
1214922295 223062231512154223281228622275222922226022333 2233212275
12301
12258
2227712159
12167
12255
2230512313
12306
12312
12170
123 AVE.
15
9
48
12
B
I
LMS 3721
A
44
Park
P 22111
Rem 3
BCS 3724
20
LMS 608
LMP 4403
13 53
*PP119
BCS 3276
P 16012
41
40
19
14
P 143972
P 51690
28
LMP 50617
2
P 41066
LMS 1802
14
P 13442
P 80319
LMP 15241
10
B
A
BCP 30288
M
13 P 16012P 16132 LMP 26249
A
12
11
P 44211P 88131
3
NWS 3018
L
H
P 15022
P 18496 P 85404
1
Subject Properties
´
Scale: 1:1,500
Photograph 059 – Rear of the property – Note access is now being gained to basement through a breach
in the exterior wall.
Photograph 058 – Front/Side of the property
Photograph 164 – Shed at the rear of the property
Photograph 085 – Interior of the structure – squatters bed along with smoking material and evidence of
a fire having been set on the floor
Photograph 072 – Interior of the structure – Note missing ceiling finish and evidence of partial haz-mat
remediation.
Photograph 076 – Interior of the structure – Note missing wall finish and asbestos containing vermiculite
insulation on the floor which fell from the ceiling
Photograph 090 – Any exposed copper plumbing pipe has been taken for its scrap metal value.
Photograph 098 – Any exposed wiring has been taken for its scrap metal value.
INTEROFFICE
MEMORANDUM
To: Liz Holitzki – Director of Business Licenses, Permits & Bylaws
From: Michael Van Dop – Assistant Fire Chief, Prevention & Planning
Subject: 22315 122 Avenue – Remedial Action Report
Date: March 7, 2014
This property consists of a single family residential structure along with a detached shed that has
been vacant since the fall of 2010. The structure has had Hydro, Gas and water utilites shut off
to it. This property, along with the neighboring property to the West (22305 122 Ave) are owned
by the same individual. There currently is an application before council to combine and rezone
the properties.
Since becoming vacant the building and property has seen a steady rate of decay. The building
has been noted as insecure on numerous occasions. The homeowner has been contacted and
ordered to have the site maintained secure or demolished. In the spring of 2013, the homeowner
verbally indicated his intent to demolish the structure, however as of today it still stands with our
orders having gone unheeded. This has resulted in district staff arranging to have the building
resecured on the owners behalf. All costs incurred by the District have been assigned to the
property owner under the Vacant/Abandonded Building Bylaw.
The building has been targeted by an unwanted element within the community. Within the
structure there is evidence of unauthorized people living inside and small fires having been set.
There is evidence of copper theft throughout the building with plumbing pipe and electrical
conducters having been removed. The interior of the building has been heavily damaged and
the exterior is covered in graphitti.
Inside the structure, the interior wall drywall that was originally installed to provide a fire
separation between the rooms has been damaged or removed to the extent that it will no longer
effectively prevent the spread of fire. Similarly, the ceiling drywall separting the living space from
the attic has been damaged or removed to the point where it will no longer prevent the spread of
fire. Without the protection offered by the fire resistive properties of the wall and ceiling finishes,
the building structural elements are unprotected and will fail prematurely in the event of fire.
This building has been found insecure in contravention of both the BC Fire Code and the Maple
Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012.
•BC Fire Code section 2.4.6.1 states: Vacant buildings shall be secured against
unauthorized entry.
•Maple Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012, section 3 states: An
owner of any Vacant / Abandoned building must ensure the premises are made and kept
secure against unaurthorized entry or occupation at all times.
INTEROFFICE
MEMORANDUM
Many sections of the buildings wall and ceiling finishes have been removed and in my opinion
this lack of fire separations will result in a fire rapidly spreading throughout the entire building.
The BC Fire Code supports this by stating:
•Section 2.2.1.1. (3) states: Rooms, corridors, shafts and other spaces shall be separated
where practical by fire separations conforming to the British Columbia Building Code.
•Section 2.2.1.2. (1) provides: Where fire separations are damaged so as to affect their
integrity, they shall be repaired so that the integrity of the fire separation is maintained.
It should be noted that this structure is of the vintage where it is reasonable to assume that
building materials such as drywall filler and ceiling spray texture would contain asbestos and the
poor condition of these building elements exposes those entering the building to potentially
hazardous materials. Work Safe B.C. Regulation, 6.2 and Sections 6.3 to 6.32 apply to a
workplace where a worker is or may be exposed to potentially hazardous levels of asbestos
fibre. Anyone entering the structure should be made aware of the presence of potentially
hazardous materials.
Since becoming vacant, this home was used as a movie set in 2011. There has been a partial
haz-mat assessment and remediation completed on the structure. The bulk of the hazardous
building materials still remain inside. In some rooms the structures asbestos containing
vermiculite insulation is found lying loose on the floor. See attached photographs.
In my opinion, these buildings are not habitable and have been allowed to deteriorate to the point
where the structural integrity of the buildings have been compromised. I find that these premises
are now in such a state of disrepair that a fire starting in them will spread rapidly and endanger
life and property. Its condition renders firefighters unable to enter the structure to safely fight a
fire or rescue anyone that may be inside.
Given the high visability of the building, close proximity to a school and the high volume of
vehicle and pedestrian traffic; this house has become a significant hazard and attracts an
unwelcome element in the community. Accordingly, I find that the building is in, and creates an
unsafe condition; it should be demolished or repaired immediately.
1
Interoffice
Memorandum
TO:TO:TO:TO: LIZ HOLITZKI, DIRECTOR LICENCES, PERMITS & BYLAWS
FROM:FROM:FROM:FROM: STEPHEN J. CÔTÉ-ROLVINK, MANAGER OF INSPECTION SERVICES
SUBJECT:SUBJECT:SUBJECT:SUBJECT: REMEDIAL ACTION REPORT FOR 22312231223122315 5 5 5 –––– 122 AVENUE122 AVENUE122 AVENUE122 AVENUE, MAPLE RIDGE
DATE:DATE:DATE:DATE: OCTOBER 29, 2014
IntroductionIntroductionIntroductionIntroduction
The following report is in support of the City’s and public's desire to have the above mentioned
building removed as it creates a nuisance to the general public and is a building that is unsafe. The
building located at 22315 – 122 Avenue has been vacant since 2010. Since that time the building
has not been maintained nor repaired by the current owners. Based on inspections conducted by Fire
Chief Dane Spence and myself as the result of a fire on the adjacent property the building was found
to be damaged to more than 50% of its assessed value. Based on Section 8.2.4. of the City’s Building
Bylaw 6925-2012, this building is required to comply with all current codes and bylaws of the City and
the Province.
The damage to this building is the result of persons gaining access to the space. Due to this access,
the electrical, mechanical and plumbing systems have been damaged or removed to the point where
they are no longer recognizable or functional and would be required to be replaced in their entirety.
As this is the case the following report makes no further reference to these items.
The following report is based on the building code issues as it relates to the structure and the
surrounding lands. The following report begins on the deficiencies and concerns with the exterior of
the building and then moves into the interior spaces.
HistoryHistoryHistoryHistory
A safety inspection was completed on February 26, 2014. Upon review of both the exterior and
interior of the building it was evident that the building has deteriorated and is damaged to the point
where it no longer complies to the minimum code requirements. These findings are only in those
areas of primary code concern being safety, health and fire protection of buildings and facilities as
identified in the introduction to the BC Building Code page v. Based on the use of this building as a
residence the building is being evaluated based on its continued use which the building code would
identify as a Group C occupancy classification. Using this as the defining guidelines the code requires
any buildings of this use to be constructed under Division B Part 9 which places a high value on
structural adequacy and life safety.
The code defines its Safety, Health and Fire Protection requirements in objective statements (OS)
which are located in Division A – Part 2, Section 2.2 ”Objectives” of the 2012 B.C. Building Code. The
statements in this section that are applicable to above referenced premises are: OS Safety, OS1 Fire
2
Safety, OS1.4 – fire safety systems failing to function as expected; OS2 Structural Safety, OS2.3,
OS2.5; OS3 Safety in Use, OS3.1, OS3.4, OS3.7; OH Health, OH1 Indoor Conditions, OH1.1, OH1.2 –
inadequate thermal comfort, OH1.3; OH2 Sanitation, OH2.5 – contact with vermin and insects; OP fire
and Structural Protection of Buildings,OP1 Fire Protection of the Building, OP1.4 - fire safety systems
failing to function as expected; OP2 Structural Sufficiency of the Building, OP2.2, OP2.3, OP2.5;
OP2.6;OP4 Protection of Adjacent Buildings from Structural Damage, OP4.3 - impact of the building
on adjacent buildings. A complete list of the referenced objective statements is attached to this
report as Appendix I.
These findings do not deal with the broader topics of aesthetic or cosmetic irregularities within the
building or on the buildings exterior which are often more apparent but not regulated within the
mandates of codes. These findings also do not deal with current Building Code requirements where
there is no issue in respect of the health or safety of the building.
Objective Statements are found in Division A of the B.C. Building code 2012. Any other references to
sections in this report are to Division B of the B.C. Building Code unless otherwise stated.
SummarySummarySummarySummary
Building ExterioBuilding ExterioBuilding ExterioBuilding Exteriorrrr
•Exterior windows and doors no longer in place or functional.
•Exterior cladding damaged by exposure to the environment and human intervention.
•Exterior walking surfaces fractured and broken leading to tripping hazards.
•Objective statement OS2.3 – Damage to or deterioration of building elements.
Following is a breakdown of sections from the B.C. Building Code that are not being met. These items
are considered to be of health and life safety concerns in accordance with the objectives of the B.C
Building Code and would require upgrading to be in compliance with the B.C. Building Code.
•Subsection 5.1.4. Resistance to Loads and Deterioration
♦Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow
♦Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
•Subsection 5.6.1. Protection from Precipitation
3
♦Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
•Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal
♦Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to
allow for the provision for drainage.
♦Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where
horizontal surfaces can accumulate precipitation.
EEEExterioxterioxterioxterior photos of building r photos of building r photos of building r photos of building
58 – 61 & 91
4
Building's Interior Building's Interior Building's Interior Building's Interior TTTTop op op op FFFFloorloorloorloor
• Entry door is no longer functional
• Moisture content in the building's interior is causing interior mold
• Thermal insulation and air or vapour barriers damaged to the point of no functioning.
• Water penetrating through the roof.
• Moisture penetration through the roof is causing further deterioration of interior and structural
components.
• Kitchen damaged and elements removed.
• All interior surfaces damaged to the point of not being able to perform their intended
functions
Following is a breakdown of sections from the B.C. Building Code that are not being met which would
require upgrading.
• Sub section 9.7.3. Performance of Windows, Doors & Skylights
♦ Identifies the minimum functional criteria these elements require to achieve
environmental separation.
• Sub Section9.9.9.9. Egress from dwelling units
♦ Establishes the minimum criteria for exiting a residential building.
• Subsection 5.1.4. Resistance to Loads and Deterioration
♦ Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
♦ Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
• Subsection 5.1.5. Other Requirements
♦ Indicates that structural and fire safety in other parts of the code must still be met.
• Subsection 5.2.1. Environmental Loads and Design Procedures
♦ Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
• Subsection 5.3.1. Thermal Resistance of Assemblies
♦ Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
♦ Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
5
•Subsection 5.4.1. Air Barrier Systems
♦Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
•Subsection 5.5.1. Vapour Barriers
♦Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
Building's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom Floor
•Interior surfaces are covered with mold.
•Access to crawl not code compliant.
•Heating system does not comply to code requirements, and is not functioning.
•Electrical and plumbing systems have been removed or damaged to the point of not
functioning.
Following is a breakdown of sections from the B.C. Building Code that are not being met which would
require upgrading.
•Sub Section9.9.9.9. Egress from dwelling units
♦Establishes the minimum criteria for exiting a residential building
•Subsection 5.1.4. Resistance to Loads and Deterioration
♦Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
♦Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
•Sub section 9.8.7. Handrails
♦identifies what the minimum design, installation and load carrying ability of handrails.
•Subsection 5.1.5. Other Requirements
Top floor interior photosTop floor interior photosTop floor interior photosTop floor interior photos
72, 76, 77, 79, 80
6
♦ Indicates that structural and fire safety in other parts of the code must still be met.
• Subsection 5.2.1. Environmental Loads and Design Procedures
♦ Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
• Subsection 5.3.1. Thermal Resistance of Assemblies
♦ Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
♦ Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
• Subsection 5.4.1. Air Barrier Systems
♦ Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
• Subsection 5.5.1. Vapour Barriers
♦ Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
Bottom floor interior photosBottom floor interior photosBottom floor interior photosBottom floor interior photos
88 88 88 88 –––– 91, 91, 91, 91, 93, 94, 97, 9993, 94, 97, 9993, 94, 97, 9993, 94, 97, 99
7
The items identified are items that do not comply with the codes Objective Statements for life and
health safety and would need to be upgraded to ensure compliance with the B.C. Building Code.
Further, due to the degree of environmental contamination from water ingress into the building and
damage, all areas would not comply with minimum health safety requirements.
ConclusionConclusionConclusionConclusion
The items contained within this report are items that directly relate to the life and health safety
requirements of the B.C. Building Code, B.C. Plumbing Code, Natural Gas and Propane installation
Code and the Canadian Electrical Code, codes which are enforced under the City of Maple Ridge’s
Building Bylaw No. 6925-2012 as amended.
These items in the opinion of the Local Electrical and Gas Safety Manager, Chief Building Official and
Manager of Inspection Services are items that are required to be repaired to ensure life and health
safety of persons occupying or attending this property. Further, it is my opinion that the building no
longer complies to the minimum life, healthy safety, and structural safety required by the BC Building
Code and that it would not be economically viable to rehabilitate the existing building.
Stephen J. Côté-Rolvink, RBO, CRBO
Manager of Inspection Services
Local Safety Manager
Chief Building Official
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6987-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6987-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot A District Lot 399 New Westminster District Plan 13442
Lot B District Lot 399 New Westminster District Plan 13442
and outlined in heavy black line on Map No. 1587 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
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 25th day of June, 2013.
READ a second time the day of , 2013.
PUBLIC HEARING held the day of , 2013.
READ a third time the day of , 2013.
RECONSIDERED AND FINALLY ADOPTED, the day of , 2013.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
222292225512320
223051212812130
12151
12191
12305
12119
12151/7322160/9012312
2227712127
1217022333
12107 2233212127
12207
12206
22423/37121472218512297
12128 2223012319
12258 22275223151213022328
12121
12184-90
12238/12248
12123
12170
12238
12310
12320
12275
12294
12340
2229512117
12157
12150 (REC CENTRE)
12129
12139
12295
12286
12330
2230612124
12142
12154
12275
12148 (ECRA)
12230
12255
12301
12313
12167
12150
12283
12268
2221312149
12159
12175
12333
12258
12306
222602229212131
12135
12241
12325
12296
12334
222 ST.123 AVE.HILLSIDE ST.224 ST.P 15728NWS 612P 5821856
"B"
51P 49482
P 16012P 36736P 10689
P 41066
13
LMS 608
P 881311
12
P 18496
I
*PP119
P 1502221
28
A
BCS 2665
13
PARK
58
*PP119
P 1112 P 16012G
1
P 13752H
53
P 221112
Rem 3
NWS 2464
272
10 BCP 48429
C
1
40
20
17P 1375216
3
P 80319
9
10 P 8540LMP 50617
S 1/2 C
1
LMS 4011
NWS 2777
NWS 1688
Rem A
15
11
2
15
A
13
P 14397Rem 1
B
P 15022 LMP 39518(lease)
1
16
57
P 2058819
21
14 P 1601214
NWS 3018
23
M
43
LMP 24836
2
BCS 3724
BCS 3276
14
*LMP 2226111
10
7
LMP 4403
2
12
P 41225
4
LMP 26249
LMS 873
273
275
12
274
(P 9669)
D
Rem
LMP 15241
44
8
48P 44211
1
AP 13442
P 51690
BCP 30288
LMS 3721
BCP 15645
41
12
LMS 1802
9
B
15
L
P 16132
Park
29
42
P 8914
RW 80320RW 78233RW 81544
LMP 50618BCP 30583BCHPA
EP 72617 LMP 35734LMP 35899LMP 24830LMP 43241LMP 15242LMP 4597
LMP 26401LMP 26402
P 28405
LMP 24835LMP 4404
RW 45029
LMP 24838RP 60276BCP 48431
LMP 27700LMP 7151EP 70164
BCP 48430 RW 18394
LMP 26325
EP 70164
LMP 37897 224 ST.122 AVE.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
6987-20131587
F
APPENDIX D
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-041-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
Environmental Impact Assessment
Traffic Impact Assessment
Archaeology Impact Assessment
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 19, 2015
and Members of Council FILE NO: 2013-041-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Addendum to Second Reading Report
20738 123 Avenue
EXECUTIVE SUMMARY:
This application received first reading for Zone Amending Bylaw No. 7007-2013 on July 23, 2013.
First and second reading of OCP Amending Bylaw 7087-2014 and second reading of Zone Amending
Bylaw No. 7007-2013 were granted on November 25, 2014. The application was presented at
Public Hearing on December 9, 2014 and third reading for both bylaws was deferred on the same
date.
A number of issues were raised at the Public Hearing by neighbours; specifically, issues related to
traffic, sightlines, the accomodation of cylcists, streetlighting, density and watercourse setbacks.
Following Council’s deferral of the bylaws the applicant was asked to respond to and address the
issues raised at Public Hearing.
In response, the applicant has provided an updated Traffic Consultant report as well as providing
clarification on non-traffic related issues. This report also includes further clarification on the
watercourse setbacks. If Council is satisfied with the information provided by the applicant, it is
recommended that the application be forwarded back to Public Hearing.
RECOMMENDATION:
1)That the “Addendum to Second Reading Report” dated January 19, 2015 be received as
information;
2)That a second Public Hearing in regards to Bylaws 7087-2014 and 7007-2013 be held prior to
consideration of third reading.
DISCUSSION:
Background and Revised Information:
This application received first reading for Zone Amending Bylaw No. 7007-2013 on July 23, 2013.
First and second reading of OCP Amending Bylaw 7087-2014 and second reading of Zone Amending
Bylaw No. 7007-2013 were granted on November 25, 2014. The application was presented at
Public Hearing on December 9, 2014 and third reading for both bylaws was deferred on the same
date. A number of issues were raised at the Public Hearing, as outlined below:
1.Extension of 207A Street through to 123 Avenue may cause speeding, short-cutting
and increased through traffic.
- 2 -
2.Concern regarding vehicles sightlines for westbound traffic at the proposed
intersection of 207A Street and 123 Avenue intersection.
3.Concerns with the density of the proposed development.
4.The adequacy of the existing width of 123 Avenue fronting the development to
accommodate cyclists.
5.The desire for improved street lighting on this section of 123 Avenue.
6.How the watercourse setbacks were determined.
This report addresses the applicant’s response to issues 1 to 5. The report also clarifies how the
watercourse setbacks were established.
1.207A Street Extension
Residents expressed concern about potentially negative impacts of 207A Street being used as a
route between Dewdney Trunk Road and 123 Avenue by non-local traffic. In their report the traffic
consultant states that in their view the characteristics of the existing and proposed local road
coupled with proposed traffic calming measures and existing turn restrictions at Dewdney Trunk
Road would not make this an attractive through route for non-local traffic.
It is noted that traffic calming measures may be considered along the existing portion of 207A Street
but this would entail a public process with the residents to determine support for the appropriate
measures in accordance with the City’s Traffic Calming Policy.
2.207A Street and 123 Avenue Intersection Safety and 123 Avenue Sightlines
At the Public Hearing concerns were raised regarding the safety of the proposed 207A Street and
123 Avenue intersection in relation to the road profile further east on 123 Avenue. The traffic
consultant states in their report that upon evaluation the sight distances are adequate and in
accordance with the Transportation Association of Canada’s Geometric Design Guide.
In response to previous concerns from residents the City has already completed traffic counts at
various locations along 123 Avenue and is commencing a traffic calming initiative for the 123
Avenue corridor from 203 Street east to 216 Street.
3.Density
Another area of concern expressed at the December 9, 2014 Public Hearing was the density of the
proposed development, including the total number of proposed lots, the size of the proposed lots,
and the requested lot variances for lot dimensions and front and rear setbacks. The proposed
variances to lot depth and front and rear setbacks have been requested in order to maximize the
environmental setbacks for the subject property.
After consideration of these concerns the applicant has indicated that as the application complies
with the OCP they wish to proceed with the original subdivision layout, lot yield, and requested
variances. As outlined in the second reading report dated November 17, 2014, the proposed R-1
(Residential District) complies with the Major Corridor Infill Policies of the OCP. The surrounding area
currently includes a broad range of single family and multi-family zones ranging from RS-3 (One
Family Rural Residential) to RM-3 (High Density Apartment).
It is noted that development variances are considered under a separate application to the rezoning
application, and approval of each of the variances requested is at the discretion of Council. Should
- 3 -
requested variances not be approved at the time of final rezoning consideration, the applicant would
need to revise their subdivision layout accordingly.
4.123 Avenue Cycling Facilities
The developer is seeking a variance on the widening of 123 Avenue fronting the development. The
applicant proposes that for the portion of 123 Avenue fronting the development there be an off-
street cycling pathway that would accommodate cyclists through this section of 123 Avenue. Cyclists
would have the option to stay on the 123 Avenue roadway if they felt comfortable, or transition from
the on-road shared use facility to the off-street multi-use facility, and back on to the roadway at the
other side. This could be accommodated on both sides of 123 Avenue.
On 123 Avenue west of the development there is parking on both sides of the street with 3.4m travel
lanes, while to the east there is parking only on the north side of 123 Avenue that allows for lanes of
4.3m as per the standard for shared use facilities. The City is undertaking the re-design of 203
Street and as part of that exercise it would be timely to integrate the consideration of cycling
facilities for the section of 123 Avenue from the development property west to 203 Street.
The City’s Strategic Transportation Plan includes a Bicycle Network that is comprised of a network of
bicycle routes throughout the City that were identified and proof-ridden by the City’s Bicycle Advisory
Committee. 123 Avenue is noted as a neighbourhood bike route which is classified as a 4.3m wide
shared facility. The existing roadway both east and west of the development property is not wide
enough to accommodate on-street parking (even on one side) and separated bicycle lanes.
The implementation of separated bike facilities would require the elimination of all on-street parking
along the 123 Avenue corridor.
Widening the roadway fronting the development would also require the reconstruction of the existing
curb and sidewalk along with roadway widening for approximately 75m either side of the
development.
5.Improved Street Lighting
The desire for better street lighting and general safety on 123 Avenue was noted at the Public
Hearing. There are currently two Hydro-lease lights fronting the development property which would
be replaced by four new street lights, appropriated spaced along 123 Avenue to increase visibility
and improve safety for all users, should the development proceed.
6.Watercourse Setbacks
The question was raised as to how the watercourse setbacks were established.
Watercourse protection is evaluated by a Qualified Environmental Professional based on the context
of the entire subject property as well as environmental conditions in surrounding areas. In this case,
additional park dedication (450 m2, 4,844 ft2) beyond the required setback distance is included in
the southern portion of the subject property to offset setback reductions in the northern portion.
Furthermore, the applicant provided significant additional habitat enhancement and compensation
measures including significant native species re-planting efforts, higher stormwater design
standards, and measures for the preservation of unique specimen trees on the subject property that
were located outside of watercourse setback areas. The Environmental Impact Assessment
submitted by the applicant concludes that there is a net benefit to the riparian habitat and ecological
- 4 -
health as a result of the proposed dedication to the City and accompanying enhancement of the
same area. Final setbacks comply with current federal and provincial environmental legislation.
Overall, the proposed environmental preservation measures, mitigation efforts, and enhancement
efforts will result in an overall net benefit to fish habitat and greatly exceeds that which has occurred
in the past along McKenney Creek.
ADDITIONAL PUBLIC HEARING INFORMATION
If Council is satisfied with the additional information provided by the applicant, staff recommends
that application 2013-041-RZ be forwarded to a second Public Hearing. Upon advisement of the
City’s solicitor, the revisions to the traffic study by the applicant constitute new information, and as
such, should be made available to the public for review through the Public Hearing process.
CONCLUSION:
This report provides further information to the issues raised at Public Hearing on December, 9,
2014. A second Public Hearing is required in regards to Bylaws 7087-2014 and 7007-2013 prior
to consideration of third reading.
“Original signed by Amelia Bowden”
___________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report dated November 17, 2014
Appendix C – Revised Traffic Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 12, 2013 2013-041-RZ BY: JV
20738-123 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
Subject Property
´
Scale: 1:2,500
APPENDIX A
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 17, 2014
and Members of Council FILE NO: 2013-041-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7087-2014 and
Second Reading
Zone Amending Bylaw No. 7007-2013
20738 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-1 (Residential District), to permit a future subdivision of 21 single family lots no
less than 371 m2 (3993 ft2) in area. The proposed R-1 (Residential District) zoning complies with
the Official Community Plan; however, an Official Community Plan amendment is required to adjust
the area designated Conservation around two watercourses located on the subject property. This
application received first reading for Zone Amending Bylaw No. 7007-2013 on July 23, 2013.
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. 7087-2014 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. 7087-2014 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. 7087-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4.That Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014 be given first and
second readings and be forwarded to Public Hearing;
5.That Maple Ridge Zone Amending Bylaw No. 7007-2013 be given second reading, and be
forwarded to Public Hearing; and
APPENDIX B
- 2 -
6.That the following terms and conditions be met prior to final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Amendment to Official Community Plan Schedules "B" and “C”;
iii.Road dedication as required;
iv.Park dedication as required;
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.Registration of the Archeological Report, prepared by Antiquus Archeological
Consultants Ltd., dated October 17, 2014, with the Ministry of Forests, Lands and
Natural Resource Operations, Archeological Branch;
vii.Removal of the existing buildings; and
viii.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a)Background Context:
Applicant: DAMAX Consultants Ltd.
Owner: Marian Mussallem
Legal Description: Lot 5 Except: Firstly: The East 100 feet; Secondly: Part
Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan
26346; District Lot 241 Group 1 New Westminster District Plan
1750
OCP:
Existing: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Urban Residential, Conservation
South: Use: Single Family Residential
Zone: RS-1b (One Family (Medium Density) Residential)
Designation: Urban Residential
East: Use: Conservation
Zone: RS-3 (One Family Rural Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential, Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 3.03 hectares (7.4 acres)
Access: 207A Street
Servicing requirement: Urban Standard
Companion Applications: 2013-041-SD, 2013-041-DP, 2013-041-VP
b)Project Description:
The applicant proposes to rezone the subject property to allow for future subdivision into 21 single
family lots. The lots will be accessed from an extension of 207A Street, which currently terminates
at the site’s southern property line. The two areas of McKenney Creek riparian setbacks are
proposed to be dedicated through the rezoning process for conservation purposes, and will expand
the existing municipally owned conservation land on the east side of the site.
As part of the environmental compensation works to offset the reduction in watercourse setbacks,
the applicant has proposed to created an enhanced bioswale and rain garden feature on the west
side of 207A Street in a dedicated park area. Bioswales will also be located with the 207A Street
road right of way to provide biofiltration of road run-off. Due to the watercourse setbacks on both
the east and west side of the subject property, the applicant has requested development variances
to the road right-of-way width, and the lot depth and building setbacks for some lots. 123 Avenue is
not anticipated to be widened with this application. The Engineering Department is in support of
keeping the 123 Avenue right-of-way at its current width so that there is no further impact to the two
branches of McKenney Creek.
- 4 -
c) Planning Analysis:
Official Community Plan:
The development site is located within the Urban Area Boundary and is currently designated Urban
Residential and Conservation. For the proposed development, an OCP amendment will be required
to adjust the Conservation area boundary.
The subject property fronts 123 Avenue, identified as a Major Corridor in Figure 4, Appendix E of the
OCP. There are a range of development options that comply with Major Corridor Residential Infill
policies subject to neighbourhood compatibility and context. Major Corridor residential infill options
are described in Policy 3-20, as follows:
3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with
the surrounding neighbourhood and will be evaluated against the following criteria:
a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes,
townhouses, apartments, and small lot intensive residential developments subject
to Policy 3-21;
b) a maximum height of two and one-half storeys with an emphasis on ground
oriented units for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
d) adherence to Development Permit Guidelines for multi-family and intensive
residential developments as outlined in Chapter 8 of the Official Community Plan.
The subject property is bounded to its north by 123 Avenue. The designated conservation lands
effectively buffer the established large lot single family developments to the east and west of the
subject property. The proposed development is immediately adjacent to the existing residential
developments to its south, and therefore compatibility with this development pattern is the most
critical.
The existing development immediately south of the subject site consists of both RM-1 (Townhouse
Residential) and RS-1b (One Family Urban (Medium Density) Residential) zoned land. The densities
of the proposed R-1 (Residential District) zone will therefore bridge this gap, providing higher density
than the RS-1b (One Family Urban (Medium Density) Residential) zoned properties, but significantly
lower density than the RM-1 (Townhouse Residential) zoned site. In addition, the applicant has
proposed a variety of lot widths throughout the site ranging from 12 m to 20 m (39 to 66 ft). This
mix of lot widths will help provide variety in the streetscape, as 207A Street is extended further
north. Additionally, the proposed lot configuration mimics the subdivision layout to the south to fit
with the existing pattern of development in the area.
Based on these considerations as outlined above, the proposed development is consistent with the
Major Corridor Residential Infill policies of the Urban Residential designation.
- 5 -
Zoning Bylaw:
The current application proposes to rezone the property located at 20738 123 Avenue from RS-3
(One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into
approximately 21 single family lots. The applicant is seeking development variances to the zoning
bylaw, as outlined in the subsequent section.
Proposed Variances:
The applicant has requested the following variances to the Subdivision and Development Servicing
Bylaw No. 4800-1993, and the Maple Ridge Zoning Bylaw No. 3510 -1985:
1.Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B, to reduce the 123
Avenue collector road right-of-way from 20 m (66 ft) to 16 m (52.5 ft);
2.Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B, to reduce the
207A Street local road right-of-way from 18 m (59 ft) to 16.5 m (54 ft);
3.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601, 11 (b) to increase the
maximum permitted height from 9 m (29.5 ft) to 11 m (36 ft);
4.Maple Ridge Zoning Bylaw No. 3510-1985, Schedule ‘D’, to reduce the lot width from 24 m
(78.7 ft) to 22 m (72 ft) for lots 1-3 and 17-21;
5.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. 11 (c) (i), to reduce the
front yard setback from 5.5 m (18 ft) to 3 m (10 ft) for lots 1-5 and 17-21;
6.Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. 11 (c) (ii), to reduce the
rear yard setback from 8 m (26 ft) to 6 m (19.7 ft).
The requested variances will be the subject of a future report to Council.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of the watercourse
and riparian areas.
Development Information Meeting:
A Development Information Meeting was held on December 11, 2013 at Laity View Elementary
School. Approximately 30 residents attended the meeting. A summary of the comments and
discussions with the attendees was provided by the applicant and include the following:
- 6 -
1.Increase in parking demand and traffic volume as a result of the new lots.
2.Impact of 207A Street connecting to 123 Avenue (increase in traffic and shortcutting on 207A
Street)
3.The existing 123 Avenue is narrow along the development site, which results in speeding and is a
concern for cyclists.
4.Preservation of environmentally sensitive areas on the development site (ie: watercourses).
5. Impact of development on wildlife corridors and wildlife that use or inhabit area.
6. Impact of tree removal on remaining surrounding trees (ie: blowdown and windfirm concerns).
The following are provided in response to the issues raised by the public:
1.The applicant has provided a traffic impact assessment indicating the anticipated increase in
traffic volume as a result of the proposed development is 25 vehicles.
2.The increase in traffic and the estimated number of short cut trips is approximated to fall within
the 60-100 vehicle per hour (vph) capacity for a local residential street.
3.The Engineering Department is in support of maintaining the existing road right-of-way width on
123 Avenue although it is less that the standard for a collector road. A Development Variance
Permit is required. The narrower road right-of-way is to reduce the impact on McKenney Creek,
which has two tributaries that cross 123 Avenue in this location.
4. The eastern and western portions of the subject property will be dedicated as park for
conservation purposes, including the McKenney Creek tributaries and their adjacent riparian
setback areas.
5. The linear park dedication will allow for wildlife corridors.
6. Numerous trees will be preserved due to the park dedication. An arborist report will identify
hazard trees that need to be removed prior to subdivision approval.
d)Environmental Implications:
The applicant has submitted an Environmental Assessment and an Environmental Impact
Assessment prepared by Letts Environmental Consultants Ltd. The Environmental Assessment
report explains that two branches of McKenney Creek are located on or adjacent to the subject
property. Fish are known to utilize the east branch only.
A review of the Environmental Assessment Report has determined that a 30 metre (98 ft) setback
would severely limit development potential on the subject property. Additionally, the land use history
of the surrounding properties, and their lack of riparian corridor width continuity due to earlier
developments have decreased the environmental sensitivity. Therefore, the applicant has proposed
a variance to the setback requirement from 30 metres (98 ft) to a variable setback of 12 to 15
metres (39 -49 ft) on the west side watercourse and a variable setback of 15 to 22.5 metres (49-
73.8 ft) on the east side watercourse.
- 7 -
In exchange for the watercourse setback relaxations, the applicant has submitted an Environmental
Impact Assessment outlining additional compensation measures to off-set the setback variances
from both a qualitative and quantitative perspective. From a qualitative perspective, Letts
Environmental Consultants Ltd. has noted that all setback areas currently void of trees or shrubs will
be re-vegetated in order to improve and enhance the functional role of riparian zones and diversify
plant species. From a quantitative perspective, the subdivision layout has been designed to provide
additional park dedication areas over and above 15 metres (49 ft) from the top of bank on the west
side and 18.75 metres (61.5 ft) from the top of bank on the east side (the average of a 15 to 22.5
metre (49-73.8 ft) setback). In total, 18,578 m2 (4.6 acres) of land will be dedicated for
conservation purposes from the subject property. Based on a quantitative assessment of
environmentally sensitive areas gained and lost for park dedication and land development
respectively, Letts Environmental Consultants has determined that there is a net gain of 611 m2
(2004 ft2) in area for environmentally protected land.
A Local Area Service Bylaw is required prior to subdivision approval to ensure an ongoing
maintenance budget is established for stormwater management bioswales and rain gardens both
within the road right-of-way and along a portion of the park boundary.
e) Traffic Impact:
As the subject sites are located within 800 metres (2,624 ft2) of the Lougheed Highway, a referral
has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple
Ridge Zone Amending Bylaw No. 7007-2013 will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application.
Additionally, the applicant has submitted a Traffic Impact Assessment prepared by BWW Consulting.
The report responded to the impact of the 207A Street extension north to 123 Avenue. The report
states that the existing two-way traffic volume for the evening peak hour in the vicinity of 207A
Street and 120B Avenue is currently 30 vehicles per hour. The proposed development traffic,
combined with anticipated through-traffic which results from the 207A Street connection, is 70
vehicles per hour at the evening peak time. This is the busiest volume expected along 207A Street,
due to the multi-family land uses and the proximity to Dewdney Trunk Road. North of 120B Avenue,
where land use is single family in nature and vehicles are less likely to use Dewdney Trunk Road,
traffic volume may be as low as 35 vehicles per hour during the evening peak hour. The peak
evening traffic volume after the proposed development falls within the typical volume range for local
residential streets, which is 60-100 vehicles per hour.
f) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services exist; therefore, a Rezoning Servicing Agreement is not necessary. The
existing 123 Avenue road right-of-way is less than the collector road standard. However, the road
has been fully constructed with concrete curb, gutter, and sidewalk within a narrow right-of-way to
- 8 -
minimize the impact on McKenney Creek. As a result, the Engineering Department is in support of a
Development Variance Permit to keep the right-of-way as it is.
g)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, to adjust the Conservation boundary,
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.
Archaeological Issues:
The District of Maple Ridge received a letter from Susan Miller, Katzie First Nation Chief, in
December 2013. The Katzie First Nation has identified that the development of the subject property
is of concern to them because the property is located approximately 700 metres from a previously
recorded archaeological site (DhRp-52). Furthermore, the subject property is located on the same
landform and is adjacent to McKenney Creek, which flows through archaeological site DhRp-52.
The Katzie Chief and Council requested the following measures in the December 2013 letter:
1.A summary of upcoming plans for the property;
2.A meeting with the District of Maple Ridge to address Katzie First Nations’ concerns;
3.That a professional archaeologist is hired to determine whether a site is present; and
4.That the professional archaeologist contact Katzie First Nation directly.
As a result of this correspondence, the District of Maple Ridge has provided development plans of
the subject property, and has met with representatives from the Katzie First Nation. The applicant
has hired Antiquus Archaeological Consultants Ltd., a professional archaeology firm, to review the
subject property. Discussions have subsequently taken place between Antiquus Archaeological
Consultants Ltd. and the Katzie First Nation, as requested in the December 2013 letter. Site work
was conducted between September 22 and 26 under Archaeology Branch Permit No. 2014-0267. A
total of 294 shovel tests where conducted at 5 to 10 metre (16-32.8 ft) intervals throughout the
central portion that is proposed to be developed with single family homes and a connecting road.
The Archaeological Impact Assessment concluded that no buried pre-contact period archaeological
cultural deposits or features were identified within the proposed subdivision impact zone.
- 9 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7087-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7007-2013 and that application 2013-041-RZ be forwarded to Public Hearing.
"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 J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7087-2014
Appendix C – Zone Amending Bylaw No. 7007-2013
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 13, 2014 FILE: 2013-041-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
123 AVE
SUBJECT PROPERTY
´
Scale: 1:4,000
20738 123 AVENUE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7087-2014
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 Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7087-2014
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 5 EXCEPT: FIRSTLY: The East 100 Feet; SECONDLY: Part Subdivided by Plan 17056;
THIRDLY: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 882, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 5 EXCEPT: FIRSTLY: The East 100 Feet; SECONDLY: Part Subdivided by Plan 17056;
THIRDLY: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 884, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 25th day of November, 2014.
READ A SECOND TIME the 25th day of November, 2014.
PUBLIC HEARING HELD the 9th day of December, 2014.
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
12253
2063620679
12157
12206
12170 2078012323
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12217 2080412229
12315
12266 2067012200
12194
12210
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12250
12335
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12330
12340
12350
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12203 207212079612322
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12238ROAD
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123B AVE.
27
15
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Bylaw No. Map No. From:
To:
Urban Residential
Conservation
7087--2014882
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
12253
2063620679
12157
12206
12170 2078012323
2080412334
12217 2080412229
12315
12266 2067012200
12194
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207901231320798
12201
12250
12335
12259
12269
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12340
12350
12250
2061612169
12179
12203 207212079612322
2087312196
1225820828 12313
12360
12166
12194 20629206502063912193
12312
12163 2083512279 20616206192064820680 2066012199 20770207852079212187
12209
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20630206381220920713
12146
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2082012174
12307
12325
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123B AVE.
27
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17
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Bylaw No. Map No.
Purpose:To Add as Conservation to Schedule C
7087--2014884
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7007-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7007-2013."
2.That parcel or tract of land and premises known and described as:
Lot 5 Except: Firstly: The East 100 feet; Secondly: Part Subdivided by Plan 17056;
Thirdly: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 1591 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 23rd day of July, 2013.
READ a second time the 25th day of November, 2014.
PUBLIC HEARING held the 9th day of December , 2014.
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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12238ROAD
207A ST.SKILLEN ST.206 ST.206 ST.TYNER AVE.
123B AVE.
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)
7007-20131591
APPENDIX C
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-065-RZ
File Manager: Ann Edwards
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Environmental Assessment Report – Phoenix Environmental July 2014
Arborist Report – PMG, Michael Mills - July 8, 2014
Geotechnical Report – Valley Geotechnical, Jan 5, 2015
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 19, 2015
and Members of Council FILE NO: 2012-065-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7126-2015 and
Second Reading
Zone Amending Bylaw No. 7059-2014
10501 and 10601 Jackson Road, 10578 245B Street and PID 010-396-977
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties (Appendix A) located at 10501
and 10601 Jackson Road, 10578 245B Street and Lot 8, Plan 18280 (PID 010-396-977) from RS-3
(One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family
Urban (Medium Density) Residential), to permit a future subdivision of approximately 60 lots.
The proposed RS-1b (One Family Urban (Medium Density) Residential) zoning complies with the
policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to
increase the area designated Conservation around the watercourse (Appendix B). 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 with a
minimum area of 371 m² (Appendix C). The required amenity fee of $3,100.00 for each lot with an
area less than 557m² will be collected by the Approving Officer at the subdivision approval stage.
Council granted first reading to Zone Amending Bylaw No. 7059-2014 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on February 25, 2014.
Since first reading, Zone Amending Bylaw No. 7059-2014 has been revised to exclude the access to
the park from the area to be rezoned. The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 8000m2 and for the RS-2 (One Family Suburban Residential) zone is 4000m².
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. 7126-2015 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;
2)That Official Community Plan Amending Bylaw No. 7126-2015 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. 7126-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
4)That Maple Ridge Official Community Plan Amending Bylaw No. 7126-2015 be given first and
second readings and be forwarded to Public Hearing;
5)That Maple Ridge Zone Amending Bylaw No. 7059-2014 be amended as identified in the staff
report dated January 19, 2015, be given second reading, and be forwarded to Public Hearing;
6)That the following terms and conditions be met prior to final reading:
i)Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Schedule “C”.
ii)Road dedication on Jackson Road, as required;
iii)Park dedication as required and removal of all debris and garbage from park land;
iv)Consolidation of the subject properties; and
v)Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject properties for the proposed development.
DISCUSSION:
1)Background Context:
Applicant: Morningstar Homes Ltd.
Owner: Allard Contractors Ltd
Montcalm Aggregates Ltd, Inc No 92144
Westwood Gravel Ltd
Legal Description: Lot: 8, Section 10, Township 12, NWD Plan 18280
Lot 1, Section 10, Township 12, NWD Plan 72103
Lots 5 and 6, Section 10, Township 12, NWD Plan 75957
OCP:
Existing: Low/Medium Density Residential, Conservation
Proposed: Low/Medium Density Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential) with a
Density Bonus through the Albion Community Amenity Program
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low/Medium Density Residential,Conservation
- 3 -
South: Use: Albion Park
Zone: P-1 (Park and School)
Designation: Park
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District and
RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential) and
RS-2 (One Family Suburban Residential)
Designation: Low/Medium Density Residential,Conservation
Existing Use of Property: Vacant, Inactive Gravel Extraction site
Proposed Use of Property: Single Family Residential
Site Area: 4.63 hectares (11.4 acres)
Access: 245B Street, 106 Avenue
Servicing requirement: Urban Standard
Previous Applications: RZ/104/06, SD/104/06, DP/104/06
Companion Applications: 2012-065-SD, 2012-065-DP
2) Project Description:
The development site consists of four lots on the west side of Jackson Road, between 104 and
106 Avenues with a total area of 4.63 hectares (11.4 acres). As a former gravel extraction
operation, the site was extensively excavated over many years and there is little natural
landscape remaining. A tributary to Maggy Creek originates in the northwest corner and flows
west from the site. There is a steep bank along the Jackson Road frontage as a result of gravel
extraction that is sparsely vegetated with deciduous trees. The site has been covered with fine
silt material from the gravel crushing operation and has been re-graded several times.
The applicant has requested to rezone the development site from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) for a subdivision of approximately 60 lots (Appendix D). 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
with a minimum area of 371m².
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which
will permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is
a net lot area of 557m2. 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 557m2, payable when the
Approving Officer approves the subdivision.
- 4 -
b)The maximum density permitted through the Density Bonus option is:
i)minimum net lot area of 371m2;
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 proposes 60 lots of which 50 are R-1 (Residential District) sized
lots, amounting to an Amenity Contribution of approximately $155,000.00. The final number
of lots and amenity contribution will be determined at the time of approval of the subdivision.
The development will be accessed from 245B Street and from 106 Avenue. The steep grade
on the west side of Jackson Road will prohibit any road or driveway connections, but will allow
a walkway connection near the existing water filling station on Jackson Road (between Lot Pt.
15 and Lot 16 on Appendix D). New on-site roads are proposed that would run south from the
106 Avenue cul-de-sac, parallel to Jackson Road, with a road connection to the north end of
245B Street. Future road and lane connections are proposed near the south end of 245B
Street when the remaining lands on 245B Street develop. An existing lane at the northeast
corner will be extended to connect with 106 Avenue.
3)Planning Analysis:
i)Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated
Low/Medium Density Residential and Conservation. As identified in the Albion Zoning
Matrix (Section 10.2.7), the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone is consistent with the Low/Medium Density Residential land use
designation.
An OCP amendment is required to increase the Conservation boundary to encompass the
proposed park in the northwest corner of the site. (Appendix B) The park provides
environmental protection for the tributary of Maggy Creek and will include enhancement
works and a bio-filtration pond as a component of the stormwater management for the site.
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 371 m². The required amenity fee of $3,100.00 for each lot with
an area less than 557m² will be collected by the Approving Officer at the subdivision
approval stage.
The application is in compliance with the following Albion Area Plan Community Amenity
Program policies:
10 - 4 A Density Bonus through the Community Amenity Program will be permitted on
lands designated Low Density Residential, Low-Medium Density Residential and
Medium Density Residential in the Albion Area Plan.
- 5 -
10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an
Amenity Contribution is to be applied to all of the single-family lots in the
subdivision that exceed the base density permitted in the zone.
10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development
review process for Albion Area Plan amendment applications seeking a land use
designation change that would permit a higher density than currently permitted.
10 - 8 A Density bonus will only be permitted on those lands that are located entirely
within the boundaries of the Albion Area Plan and Urban Area Boundary.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family
Rural Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban
(Medium Density) Residential) to permit the future subdivision of approximately 60 lots.
Since first reading, Zone Amending Bylaw No. 7059-2014 has been revised so that the
conservation area, including the access to it, located between Lots 4 and 5 on Appendix D,
is not included in the area to be rezoned.
The minimum lot size for the existing RS-3 (One Family Rural Residential) zone is 8000m2
and for the RS-2 (One Family Suburban Residential) zone is 4000m². The minimum lot size
for the proposed the RS-1b (One Family Urban (Medium Density) Residential) zone is
557m². 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 371 m². The required amenity fee of $3,100.00 for each
lot with an area less than 557m² will be collected by the Approving Officer at the subdivision
approval stage.
The application is also in compliance with the 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. Subdivision application 2012-065-SD has been
received and is currently being reviewed by the Approving Officer.
iii) Proposed Variances:
The applicant has not requested any variances at this time, and any variances that may
arise as part of the on-going assessment of the project would be the subject of a future
Council report.
iv) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required for all developments and building permits within 50 metres of the
top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection
Development Permit is to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
- 6 -
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 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural
environment and for development that is protected from hazardous conditions.
v)Development Information Meeting:
A Development Information Meeting was held at Samuel Robertson Technical Secondary
School on Thursday, October 8, 2014. Approximately 11 people attended the meeting. A
summary of the main comments and discussions with the attendees was provided by the
applicant and include the following main points:
The applicant described the development and provided the subdivision and
servicing plans on display boards. In general, most attendees liked the
proposed use and density.
Some residents’ primary concern was the poor condition of some adjacent
undeveloped remnant parcels of land on 106 Avenue.
Tree retention on the eastern slope (adjacent to Jackson Road) was discussed.
One resident expressed the need for commercial space in the Albion area, not
necessarily on this development site.
The timing of the project was discussed and when construction would start.
Some residents north of the development site were concerned about where
construction traffic would access the site.
Some residents asked about the impacts of traffic in the existing
neighbourhood from the new road and lane connections.
The following are provided in response to the issues raised by the public:
The adjacent remnant parcels and some remnant land from this development
would be combined in a future subdivision application that would result in
some new lots on 106 Avenue.
The applicant identified that the slope is a buffer area that would not be
disturbed. (Note: it has since been determined by the geotechnical engineer
that some stabilization and retaining works will be required on the slope. The
area will be replanted as required.)
The timing of construction will depend on the municipal approval process, but
was expected to start in the summer of 2015. Construction traffic would not
use 106 Avenue for access to the site.
- 7 -
Some changes to neighbourhood traffic patterns could occur because the
existing portion of 106 Avenue and the lane adjacent to Jackson Road are
currently unconnected and incomplete.
vi) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be
required to comply with the park dedication requirements of Section 941 of the Local
Government Act prior to subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the
subject properties and this land will be required to be dedicated as a condition of Final
Reading.
4) Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development
Permit application (2012-065-DP) and has provided an Environmental Assessment, a
Geotechnical Report and an Arborist Report for the site. Stormwater/Rainwater Management
and Erosion and Sediment Controls plans have also been submitted for review.
Due to the former gravel extraction activities on the site, there is little remaining natural
landscape. There is a significant amount of fine silt material that was deposited on the site
during that time, and it is unsuitable base material for the proposed development. Much of it
will need to be removed and replaced with structural fill. Remediation work is required for the
steep slope adjacent to Jackson Road to provide slope stability and retaining walls at the base
of the slope.
There were sediment control drainage channels and settlement ponds on the site, and the
tributary of Maggy Creek in the northwest corner has been disturbed. The rehabilitation works
on the site will include the construction of a bio-filtration pond and riparian trees and shrub
plantings in the park. The stormwater management plan also includes bio-swales along some
of the road frontages, in-pipe detention, and flow-control man-holes.
5) Interdepartmental Implications:
i) Engineering Department:
Engineering has reviewed the rezoning application and identified that, as a condition of
rezoning, the applicant will be required to dedicate 3 metres of road right-of-way to the City
across the Jackson Road frontage as well as a 3x3 metre truncation at the intersection of
104 Avenue and Jackson Road. There are no servicing requirements established as a
condition of rezoning. All services for this development will be required at the subdivision
stage, including the construction of all onsite services and upgrading of all road frontages,
including Jackson Road, to a full urban standard.
- 8 -
ii)Building Department:
The Building Department has reviewed the geotechnical report, the lot grading plans, and
the stormwater management plans. The developer will provide a comprehensive lot
grading plan that ensures the unsuitable fill on the site is replaced with appropriate
structural fill, and that the slope stability measures for the steep slope below Jackson Road
are approved by the geotechnical engineer. The stormwater management plan will be
reviewed by the geotechnical engineer.
iii)Fire Department:
The Fire Department requested that, if the site is subdivided in two phases, a temporary
hammerhead turnaround be provided at the phasing boundary, which is located between
Lots 29-30 and 46-47, as shown on Appendix D.
6)School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42
is required at the time of preparing or amending the OCP. A referral was sent to School District
No. 42 on October 16, 2014. The School District provided the following information in
response:
The proposed amendment to the OCP would affect the student population for the
catchment areas for Webster’s Corner Elementary and Samuel Robertson Technical
Secondary;
Webster’s Corner Elementary has an operating capacity of 251 students. The 2013-
2014 school year student enrolment was 176 students (71% utilization);
Samuel Robertson Technical Secondary has an operating capacity of 600 students.
The 2013-2014 school year student enrolment was 809 students (135% utilization).
7)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
882 of the Local Government Act. The amendment required for this application, the Albion
Area density bonus and the revision of the Conservation boundary, are considered to be
minor in nature. It has been determined that no additional consultation beyond existing
procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal
and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no
impact.
- 9 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge OCP Amending Bylaw No.
7126-2015, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7059-2014,
and that application 2012-065-RZ be forwarded to Public Hearing.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge OCP Amending Bylaw No. 7126-2015
Appendix C – Maple Ridge Zone Amending Bylaw No. 7059-2014
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 11, 2014 2012-065-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T
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Subject Properties
´
Scale: 1:2,500
10501/10601 Jackson Rd/10578-245B St & 84317-0700-8
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7126-2015
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 Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7126-2015
2.Schedule "A" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 8 Section 10 Township 12 New Westminster District Plan 18280
Lot 1 Section 10 Township 12 New Westminster District Plan 72103
Lot 5 Section 10 Township 12 New Westminster District Plan 75957
Lot 6 Section 10 Township 12 New Westminster District Plan 75957
Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan,
and outlined in heavy black line on Map No. 902, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding conservation.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 8 Section 10 Township 12 New Westminster District Plan 18280
Lot 1 Section 10 Township 12 New Westminster District Plan 72103
Lot 5 Section 10 Township 12 New Westminster District Plan 75957
Lot 6 Section 10 Township 12 New Westminster District Plan 75957
and outlined in heavy black line on Map No. 903, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
APPENDIX B
4.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 27th day of January , 2015
READ A SECOND TIME the 27th day of January , 2015
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
10476
10502
10587
10441
10579 245702465010470
10435
10492
10496
10506
10477
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247001048
5
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JACKSON RD.248 ST.JACKSON RD.´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Albion Area Plan Schedule 1Low Density Medium
Conservation
7126-2015902
10476
10502
10587
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10579 245702465010470
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10496
10506
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247001048
5
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8
4
JACKSON RD.248 ST.JACKSON RD.´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Add to Conservation on Schedule C
7126-2015903
CITY OF MAPLE RIDGE
BYLAW NO. 7059-2014
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 City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7059-2014."
2.Those parcels or tracts of land and premises known and described as:
Lot 8 Section 10 Township 12 New Westminster District Plan 18280
Lot 1 Section 10 Township 12 New Westminster District Plan 72103
Lot 5 Section 10 Township 12 New Westminster District Plan 75957
Lot 6 Section 10 Township 12 New Westminster District Plan 75957
and outlined in heavy black line on Map No. 1609 a copy of which is attached hereto
and forms part of this Bylaw, are 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 25th day of February, 2014.
READ a second time the 27th day of January , 2015
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
10476
10502
10587
10441
10579 245702465010470
10435
10492
10496
10506
10477
10512
247001048
5
10501
10513
10601
10457
10463
10606
10438
10505
10
6
3
3
1055
2
10502
10563
10466
10486
10526
10582
10455
10529 10591105302457524587 246271039624635 246512464310381
10445
246952470124715247232472610521
1060
5
10481
10551
10392
10408
10418
10428
10
6
2
5
10511
10536
105
7
1
105
7
3
105
8
1
10
6
4
7
24775105
7
2
10477
10585
10450
10492
10596 2459510406
10416
10426
10419
1050
0
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10546
10496
2473210441
10445
10469
1050
0
10541
105
8
0
10374
10526
1051824776105
6
8
1043310453
10391
10531
2479610481
246
0
2 24606
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10476
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10506
106
1
3
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7
7
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10520
2470710462
1049
3
1049
7
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10517
10558
10490
10510
10380
10475
10520
10559
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10
6
3
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10536
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10586 10585
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10565 1057024590
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10393
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8
4
JACKSON RD.248 ST.JACKSON RD.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)RS-3 (One Family Rural Residential)RS-1b (One Family Urban (Medium Density) Residential)
7059-20141609
APPENDIX D