HomeMy WebLinkAbout2015-06-16 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
June 16, 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, June 16, 2015
to consider the following bylaws:
1a) 2011-081-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7120-2014
LEGAL: Lot 6, District Lot 405, Group 1, New Westminster District, Plan 60014
LOCATION: 23940 104 Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan to amend the Urban
Area Boundary, as shown on Map No. 894.
AND
PURPOSE: To amend Schedule “B” of the Official Community Plan, as shown on
Map No. 895
FROM: Agricultural
TO: Urban Residential and Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add to
Conservation as shown on Map No. 896.
Map No. 894 Map No. 895
Map No. 896
1b) 2011-081-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6906-2012
LEGAL: Lot 6, District Lot 405, Group 1, New Westminster District, Plan 60014
LOCATION: 23940 104 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-1 (Residential District) and R-2 (Urban Residential District)
PURPOSE: To permit a future subdivision of approximately 68 single family lots.
2) 2015-117-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7153-2015
PURPOSE Text amendment to allow Secondary Suites as a permitted use in
R-1, CD-1-93 and CD-1-99
3) 2014-091-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7115-2014
LEGAL: Lot 78, Section 22, Township 12, New Westminster District, Plan 43885
LOCATION 12420 Ansell Street
FROM: RS-3 (One Family Rural Residential)
TO: RS-2 (One Family Suburban Residential)
PURPOSE To allow for a future 2 lot subdivision.
4) 2015-063-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7140-2015
PURPOSE. To clarify and standardize definitions and regulations for Fences and
Landscape Strips and Screens.
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 June 5, 2015 to June 16, 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., June 16, 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 June, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-081-RZ
File Manager: Michelle Baski
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 Investigation Report by GeoPacific Consultants Ltd
Agricultural Impact Assessment by Madrone Environmental Services Ltd.
Environmental Assessment, Enhancement and Relocation of Spencer and Mainstone Creeks by
Tera Planning Ltd.
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 12, 2015
and Members of Council FILE NO: 2011-081-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Addendum Report – Options
23940 104 Avenue
EXECUTIVE SUMMARY:
This application was considered by Council on April 28, 2015 for first and second reading of Official
Community Plan Amending Bylaw No. 7120-2014, and second reading of Zone Amending Bylaw No.
6906-2012, and was deferred with the following resolution:
“That Application 2011-081-RZ be deferred to no later than the May 12, 2015 Council meeting to
allow discussion between staff and the applicant of the possible provision of an amenity
contribution.”
Staff and the applicant met on April 29, 2015 to discuss the potential of a voluntary amenity
contribution. The applicant is proposing to contribute an amount of $3,100.00 per lot. For this
development, the amount would be equivalent to $210,800.00 for 68 lots. Alternatively, the
applicant has offered to build washroom/changeroom facilities.
RECOMMENDATION:
This report is submitted for information purposes; no resolution is required.
DISCUSSION:
a) Background Context:
A report recommending giving second reading to Zone Amending Bylaw No. 6906-2012, and first
and second reading to Official Community Plan Amending Bylaw No. 7120-2014 and forwarding the
application to Public Hearing (see Appendix A) was deferred at the April 28, 2015 Council Meeting.
During the discussion, Council determined that the application would be deferred to explore the
applicant’s willingness to contribute a Community Amenity Contribution as a component of the
application. The following resolution was passed:
“That Application 2011-081-RZ be deferred to no later than the May 12, 2015 Council meeting to
allow discussion between staff and the applicant of the possible provision of an amenity
contribution.”
- 2 -
Following deferral of the application, staff met with the applicant on April 29, 2015, to discuss
Council’s direction.
b) Revised Information:
The applicant has offered to provide a Community Amenity Contribution as follows (see Appendix B):
“1. A total amenity contribution based on the Albion Area Plan Community Amenity Program;
2. Based on the proposed subdivision an amount of $210,800.00, equivalent to $3,100.00 per
lot;
3. At the City’s discretion the contribution can be cash-in-lieu or Morningstar can build
amenities such as the washroom/changeroom facilities that were mentioned at the Council
meeting on April 28th, 2015.”
c) Planning Analysis:
Official Community Plan
The Official Community Plan (OCP) contains a policy that provides support for Community Amenity
Contributions. Policy 2-9 reads as follows:
Policy 2-9 “Density Bonuses and Amenity Contributions may be considered at Council’s
discretion for all Official Community Plan and Zoning Bylaw amending
applications to help provide a variety of amenities and facilities through the
municipality.”
d) Interdepartmental Comments:
Parks and Leisure Services Department
The Parks and Leisure Services Department discussed improvement projects at the Albion Sports
Complex and came up with four possible options to consider for the voluntary Community Amenity
Contribution:
1. Cash contribution toward a Community Hall in Albion. The original Albion Community Hall
was constructed in 1923 and was operated by volunteers for close to 90 years. The hall was
removed in 2011 due to its poor condition. The Albion Community Club donated the value of
the land the hall had been located on, approximately $290,000, as a contribution toward a
community gathering place in Albion. This funding is currently being held by the City for this
purpose. A further cash contribution for a Community Hall in Albion would provide additional
seed funding for this project. Council recently expressed interest in exploring the potential
for a new Albion Community Hall facility during Councils 2015 Strategic Planning process.
2. Cash contribution for playfield lighting for the Albion Sports Complex Field #2. There is one
remaining ball field that is not lit in the complex and the Parks and Leisure Services
Department has been trying to complete this project for more than fifteen years. The
proposed Community Amenity Contribution is approximately half of the cost of installing
playfield lighting on Field #2. The voluntary Community Amenity Contribution would be
combined with future Parks and Leisure Services Department capital funding to complete
- 3 -
this project. This funding would enable playfield lighting to be put in place prior to lots being
sold to minimize future land use conflicts.
3. Cash contribution for changeroom facilities at the Albion Sports Complex. The Parks and
Leisure Services Department is currently working on a design for public washrooms in the
vicinity of the new Albion Sports Complex Water Play Park. There may be potential to
incorporate changerooms for the field sports in the proposed washroom building; however,
without a plan for future playfields in this area of the park, it would be difficult to determine
the best location for a combined washroom/changeroom facility at this time
4. Construction of the washroom facility. The Parks and Leisure Services Department currently
has plans to construct washrooms and is in the process of retaining an architect to design
the building. The Parks and Leisure Services Department has allocated a budget of
$305,000.00 for this project. Should Council prefer the applicant to construct the
washrooms, this budget could be re-allocated to other park improvements.
e) Next Steps:
This addendum report is provided to Council for information purposes, to present the voluntary
amenity contribution for this application. As noted above, Council has four options with respect to
the contributions:
1. Cash contribution toward a community hall
2. Cash contributions for lighting;
3. Cash contributions for changeroom; or
4. Construction of washroom by applicant.
Should Council prefer that the Community Amenity Contribution be in the form of cash, the money
would be held in a reserve account until such a time that the Parks and Leisure Services Capital
Budget could fund the additional amount. This Parks Development Project would be identified in the
Parks and Leisure Services long-term Capital Budget, which would require Council approval. Council
must also approve the award of tender for construction valued at greater than $150,000.00,
therefore Council will review the allocation of this funding at some point in the future.
Option 1: Cash contribution toward a Community Hall in Albion
Should Council be supportive of receiving a voluntary amenity contribution in the amount of
$210,800.00 for contribution toward a Community Hall in Albion, then the “Recommendations” in
the April 20, 2015, staff report, Item 1104, would be amended to include the following additional
recommendation in section 6:
x) Receipt of a voluntary amenity contribution in the amount of $210,800.00 to be allocated
toward a Community Hall in Albion; or
- 4 -
Option 2: Cash Contribution for Lighting
Should Council be supportive of receiving a voluntary amenity contribution in the amount of
$210,800.00 for playfield lighting for the Albion Sports Complex Field #2, then the
“Recommendations” in the April 20, 2015, staff report, Item 1104, would be amended to include the
following additional recommendation in section 6:
x) Receipt of a voluntary amenity contribution in the amount of $210,800.00 to be allocated
to playfield lighting for the Albion Sports Complex Field #2; or
Option 3: Cash Contribution for Changeroom Facilities
Should Council be supportive of receiving a voluntary amenity contribution in the amount of
$210,800.00 for changeroom facilities for the Albion Sports Complex, then the “Recommendations”
in the April 20, 2015, staff report, Item 1104, would be amended to include the following additional
recommendation in section 6:
x) Receipt of a voluntary amenity contribution in the amount of $210,800.00 to be allocated
to changeroom facilities at the Albion Sports Complex; or
Option 4: Construction of Washroom
Should Council be supportive of the applicant constructing washroom facilities, then the
“Recommendations” in the April 20, 2015, staff report, Item 1104, would be amended to include the
following additional recommendation in section 6:
x) Construction of washroom facilities, as per Parks and Leisure Services design guidelines
and specifications.
Alternative:
Should Council not be satisfied with the applicant’s voluntary amenity contribution, the following
alternative is provided:
1. That an amenity contribution charge greater than $3,100.00 per lot be explored. This would
be a deferral.
- 5 -
CONCLUSION:
This report is provided for information purposes and to update Council on what the applicant has
proposed as a voluntary amenity contribution.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
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 Kelly Swift”
____________________________________________
Approved by: Kelly Swift,
GM: Community Development,
Parks & Recreation Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Second Reading Report dated April 20, 2015
Appendix B – Letter from Morningstar, dated May 1, 2015
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 20, 2015
and Members of Council FILE NO: 2011-081-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7120-2014 and
Second Reading
Zone Amending Bylaw No. 6906-2012
23940 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23940 104 Avenue, from
RS-3 (One Family Rural Residential) to R-1 (Residential District) and R-2 (Urban Residential District),
to permit a future subdivision of approximately 68 lots.
The subject property was excluded from the Agricultural Land Reserve (ALR) in 1998 by Resolution
#454/98, as the agricultural future of the site was limited due to the conflicts associated with
adjacent non-farm land uses. The property is further limited due to the presence of Spencer Creek
and its associate stream channels which separates the parcel into three small blocks.
Council granted first reading to Zone Amending Bylaw No. 6906-2012 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on August 28, 2012.
The subject property is designated as General Urban in the Metro Vancouver Regional Growth
Strategy and is within the Fraser Sewer Area, so no Regional approvals are required. However, an
Official Community Plan (OCP) amendment is required to amend the Urban Area Boundary on Maple
Ridge’s Generalised Future Land Use Map in the OCP and to re-designate the land from Agricultural
to Urban Residential and to Conservation for the areas around the watercourse.
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. 7120-2014 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. 7120-2014 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. 7120-2014 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7120-2014 be given first and
second readings and be forwarded to Public Hearing;
- 2 -
5) That Maple Ridge Zone Amending Bylaw No. 6906-2012 be amended as identified in the staff
report dated April 20, 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) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedules "B" and “C”;
iv) Park dedication as required, including construction of walkways, multi-purpose trails; and
removal of all debris and garbage from park land;
v) Registration of a Restrictive Covenant and Access Easement for the offsite compensation
works around the watercourse north-east of the subject property;
vi) Registration of a Restrictive Covenant for the geotechnical and floodplain report, which
addresses the suitability of the subject property for the proposed development;
vii) Proof of submission for review or approval from the Ministry of Forests, Lands and Natural
Resource Operations for changes in and about a stream prior to beginning in-stream works;
viii) Proof of submission of notification to the Department of Fisheries and Oceans for the
relocation and enhancement of Spencer Creek and Mainstone Creek; and
ix) In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Owners: John and Steve Wynnyk
Legal Description: Lot 6, District Lot 405, Group 1, New Westminster District Plan 60014
OCP:
Existing: Agricultural
Proposed: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District) and R-2 (Urban Residential District)
- 3 -
Surrounding Uses:
North: Use: Park and Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Urban Residential and Parks within the ALR
South: Use: Agricultural (Horse Training Facility)
Zone: RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential)
Designation: Agricultural
East: Use: Park and Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential), RS-2
(One Family Suburban Residential) and RS-3 (One Family
Rural Residential)
Designation: Conservation and Urban Residential
West: Use: Fairgrounds, Ice Rink and Sports Fields
Zone: CD-4-88 (Agricultural Events, Special Events, etc.)
Designation: Parks within the ALR
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 5.3 ha (13 acres)
Access: 104 Avenue and Slatford Place
Servicing requirement: Full Urban
2) Background:
The subject property was excluded from the ALR in 1998 by Resolution #454/98, as the agricultural
future of the site was limited due to the conflicts associated with adjacent non-farm land uses, and
the property is further limited due to the presence of Spencer Creek and its associate stream
channels which separates the parcel into three small blocks. In 2008, the property was removed
from the Green Zone in the Livable Region Strategic Plan, and in 2011 was re-designated General
Urban in the Regional Growth Strategy.
At the March 27, 2012 Council Meeting, Council defeated staff’s recommendation to defer first
reading of Zone Amending Bylaw No. 6906-2012 pending adoption of an Albion Flats Concept Plan.
The motion was amended that Zone Amending Bylaw No. 6906-2012 be deferred for a period of no
longer than four months, at which time an updated recommendation from staff would be brought
forward to Council. At the August 28, 2012 Council Meeting, Council defeated staff’s
recommendation to defer first reading of Zone Amending Bylaw No. 6906-2012 pending the
outcome of the exclusion applications for properties to the north of 105 Avenue and the subsequent
adoption of an Albion Flats Concept Plan. First reading was granted on August 28, 2012, and the
applicant was directed to provide further information as described on Schedules A, C, and G of the
Development Procedures Bylaw No. 5879-1999, along with a Subdivision application (see Appendix
A for previous Council reports and Council resolutions).
- 4 -
Timeline:
Pursuant with the Council Resolution, a letter was sent on September 12, 2012 requesting the
information required on Schedules A, C, and G and the Subdivision application. The applicant
worked on the subdivision layout and requested variances to the setback to the creeks. In order to
compensate for the reduced environmental setbacks, the applicant needed to provide a net benefit
to the environment. Offsite compensation works to the north-east of the site were incorporated into
the development plan to accomplish this net benefit. The applicant made their application for the
Watercourse Development Permit application on July 11, 2014, the Subdivision application on
September 25, 2014, and the Development Variance Permit application on February 16, 2015.
Near the end of 2014, the application changed hands from Genstar to Morningstar Homes, resulting
in further changes to the subdivision layout and proposed zoning. An updated Environmental
Assessment, Subdivision Plan, and Geotechnical Report were received in February 2015, and the
Development Information Meeting was held on March 5, 2015. Based on the review of the
submitted information, the application is considered feasible and able to proceed for second reading
and Public Hearing.
3) Project Description:
The subject property is located on the southwest corner of 104 Avenue and Slatford Place and is
approximately 5.3 ha (13 acres) in area (see Appendix B). The subject property is bounded to the
north by 104 Avenue and RS-1b (One Family Urban (Medium Density) Residential) zoned properties;
to the east by Spencer Creek and Slatford Place and RS-1b (One Family Urban (Medium Density)
Residential), RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) zoned
properties; to the south by an RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) zoned agricultural property that is still within the ALR; and to the west by a city-owned
Fairground and playing fields (CD-4-88 Comprehensive Development zone).
The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to
10 R-1 (Residential District) zoned lots on the north of the property, and 58 R-2 (Urban Residential
District) zoned lots on the interior of the property.
4) Planning Analysis:
i) Official Community Plan:
The subject property is designated Agricultural, and is within the Albion Flats Area Plan
boundaries (see Appendix C). As this application is proceeding in advance of the Albion Flats
Area Plan, an OCP amendment to re-designate the subject property from Agricultural to Urban
Residential and Conservation is required. The OCP Land Use Schedule will also need
amending to include the subject property within the Urban Area Boundary (see Appendix D).
The proposed OCP designation is Urban Residential – Major Corridor, as 104 Avenue is
identified as a Major Corridor on Figure 4 of the OCP. The Urban Residential – Major Corridor
designation includes ground-oriented housing forms such as single-detached dwellings, garden
suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive
residential, subject to compliance with Major Corridor Residential infill policies. The R-1
(Residential District) and R-2 (Urban Residential District) zones are in compliance with the OCP
designation.
- 5 -
ii) Albion Flats and the Agricultural Land Reserve:
As noted above, the subject property is designated Agricultural, and is within the Albion Flats
Area Plan boundaries.
The history of the Albion Flats Area Plan process was presented at the Council Workshop of
March 16, 2015. A report on the land use options and process is being prepared for Council
discussion to be presented at an upcoming Council Workshop meeting. The Area Plan will
determine future land uses, including land uses to the south of the subject property, which
have not yet been determined. The proposed subdivision plan suggests future road
connections that may or may not occur, depending upon the outcome of the area plan process.
The subject property was excluded from the Agricultural Land Reserve (ALR) in 1998 by
Resolution #454/98, as the agricultural future of the site was limited due to the conflicts
associated with adjacent non-farm land uses. The property is further limited due to the
presence of Spencer Creek and its associate stream channels which separates the parcel into
three small blocks.
Additionally, in October 2011, the Agricultural Land Commission discussed the Albion Flats
Concept Plan and provided the following decision related to this area of the plan (Appendix E):
“…that while the Commission is prepared to cooperate towards future commercial or industrial
development at Albion Flats, it will do so in conjunction with restoration of an agricultural
future of that part of Albion Flats lying to the north of 105 Avenue; and that focusing on the
area north of 105 Avenue, the Commission will expect the DMR to undertake a comprehensive
review of drainage and stream flow condition in the Road Thirteen Dyking District with a view
to resolving issues identified in the Golder Associates overview agricultural assessment and
the HB Lanarc environmental baseline report, that review to include:
preliminary consultation with Fisheries and Oceans Canada,
preparation of an agricultural remedial action plan...to address all relevant issues
including but not limited to drainage, long-term access, buffering or consolidation, and
design to ensure that traffic patterns enable practical access ad use by farm vehicles;
AND THAT the Commission will expect DMR to submit an application under section 29 of the
Agricultural Land Commission Act to exclude from the ALR the land lying south of 105 Avenue
and west of 240 Street together with any remnant areas elsewhere in DMR identified by the
Commission as being unsuitable for agriculture; Commission approval of such an application
may be in part or in whole conditional on progress toward the foregoing action plan;”
The above suggests that exclusion of the lands to the south 105 Avenue is dependent upon a
remedial action plan for lands to the north of 105 Avenue. One of the key issues will be
funding the drainage improvement required for the area. The land use options and process
report currently being prepared will highlight this issue. One option Council could consider is
that a fee is charged to each property to contribute to the required drainage improvements. As
this application is being advanced ahead of the remedial action plan and Area Plan, any new
lots created would be exempt from paying the drainage improvement fee, unless required as a
condition of zoning approval.
- 6 -
iii) Metro Vancouver:
The subject property is designated General Urban in the Regional Growth Strategy and is within
the Metro Urban Containment Boundary. The subject property is also located within the Fraser
Sewerage Area. No regional approvals are required.
iv) Zoning Bylaw:
As discussed above, the proposed OCP designation is Urban Residential – Major Corridor, as
104 Avenue is identified as a Major Corridor on Figure 4 of the OCP. Although the subject
property is considered as a whole to be along a major corridor, Spencer Creek bisects the
property in such a way that the properties fronting 104 Avenue should be considered Major
Corridor, whereas the properties within the development site, which are accessed by Slatford
Place, should be considered Neighbourhood Residential Infill. It is also noted that these lands
abut lands in the ALR and given that the Agricultural land use designation remains, lower
density use remains the most appropriate.
The proposed R-1 (Residential District) lots to the north are proposed to be wider than what is
required under the zone (15.5m (51ft) proposed, versus 12m (39ft) required), in order to be
consistent with the RS-1b (One Family Urban (Medium Density) Residential) zoned properties
to north, across 104 Avenue, which have a minimum width requirement of 15m (49 ft). The
minimum lot area for R-1 (Residential District) zoned lots is 371m² (4,000ft²). The R-1
(Residential District) lots are proposed to be a minimum of 465m² (5,000ft²), up to 580m²
(6,240ft²).
The minimum lot area for R-2 (Urban Residential District) zoned lots is 315m² (3,390ft²). The
R-2 (Urban Residential District) lots are proposed to be a minimum of 315m² (3,390ft²) up to
541m² (5,800ft²) (see Appendices F and G). Note that Zone Amending Bylaw No. 6909-2012
has been amended since it received first reading on August 28, 2012 to revise the RS-1B (One
Family Urban (Medium Density) Residential) zone to the R-1 (Residential District) zone, and to
revise the R-1 (Residential District) zone to the R-2 (Urban Residential District) zone.
Both Urban Residential – Major Corridor and Neighbourhood Residential designations meet
OCP Policy 3-21 for infill developments, as discussed above. Park dedication is provided along
Slatford Place which will act as a natural buffer between the proposed higher density
subdivision, from the existing lots fronting Slatford Place. In addition, the proposed
development has paid particular attention to the following:
the ability of the existing infrastructure to support the new development, as the
development is within the Fraser Sewer Area and will meet the stormwater
management requirements for handling run-off onsite without impacting
neighbouring properties;
the compatibility of the site design, setbacks, and lot configuration with the
existing pattern of development in the area, as the development consists of
single family lots, with wider lots fronting 104 Avenue to be consistent with the
existing lots fronting 104 Avenue;
the compatibility between building massing and the type of dwelling units in the
proposed development and the surrounding residential properties, as the
development will consist of three-storey, single-family homes, which is slightly
taller than permitted within the surrounding area, but consistent with newer
developments;
- 7 -
the location, orientation, and visual impact of vehicle access/egress in relation
to:
i. adjacent developments, as only one additional road access is provided off
Slatford Place; and
iii. the pedestrian environment, as walkway are provided to access the
neighbouring park;
minimizing adverse parking and traffic impacts on the existing neighbourhood, as
two off-street parking spaces are provided per lot, as well as additional on-street
parking being provided;
a gradual transition of scale and density through the design of building mass and
form, such as:
ii. location of lower density components towards the perimeters of a site, as
provided along 104 Avenue; and
iii. concentration of density to the centre of a development or towards a non-
residential boundary, as provided for the proposed R-2 (Urban Residential
District) zoned lots;
retention and preservation of significant trees, other natural vegetation, and
environmental features, as Spencer and Mainstone Creek will be significantly
enhanced and improved as a condition of the development of the subject
property; and
maintaining adequate light, view and privacy for residents on adjacent properties
or in adjacent neighbourhoods, through developing single family development,
rather than multi-family development, as could otherwise be permitted under the
Urban Residential – Major Corridor designation.
v) Off-Street Parking and Loading Bylaw:
The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street
Parking and Loading Bylaw No. 4350-1990, and will need to comply with Section 403 (7) of
the Zoning Bylaw No. 3510-1985, which states that there needs to be 7.5m (25ft) of visual
clearance at an intersection with a street, preventing the construction of any fence, wall, or
structure within that distance. Section 401 (3) of the Zoning Bylaw also prohibits a driveway
that is within 7.5m (25ft) of the point of intersection of an exterior side lot line with a front lot
line or rear lot line.
vi) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix H):
To increase the maximum height of the R-1 (Residential District) zoned lots from
9m (30ft) to 11m (36ft)
To increase the maximum height of the R-2 (Urban Residential District) zoned lots
from 9.75m (32ft) nor 2 storeys to 11m (36ft) and 3 storeys
The requested variances to increase the maximum allowable heights in the R-1 (Residential
District) and R-2 (Urban Residential District) zones will be the subject of a future report to
Council.
- 8 -
vii) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application
is required to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is
required for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50
metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3
and 4 in the Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 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.
viii) Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does
not need to be reviewed by the Advisory Design Panel.
ix) Development Information Meeting:
A Development Information Meeting was held at Samuel Roberson Technical Secondary School
on March 5, 2015. Approximately four 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:
a) A resident expressed concern over the watercourse area increasing the amount of
mosquitos in the area.
b) A resident expressed concern with the parking along 104 Avenue, especially when
there are events at the park.
c) Two residents expressed concern over the lot sizes fronting 104 Avenue.
The following are the applicant’s responses provided in response to the issues raised by the
public:
a) Long-Term Mosquito Management:
“The Wynnbrook development is not set up to have ponds within the subdivision.
The riparian areas of Spencer Creek and Mainstone Creek are all part of a flowing
watercourse system. We don't anticipate any mosquito management issues once
the site is built out.”
Short-term issue during construction:
“During soil deposition and construction, temporary ponds and linear ponds are
actively used for treatment of suspended solids. When in use, stagnant conditions
which would encourage mosquito development will not occur. In fact, the
amended ESC plan for the southern section has a treatment plant instead of a
pond.
- 9 -
The northern portion of the property has a linear ditch system with stagnant
conditions at this point in time. This is because the site is dormant until spring.
Once temperatures reach 10 to 12°C or more at night, mosquito larvae could
populate the ponds and ditches. It is not expected that this would occur prior to
mid-April. We will keep an eye on these ditches if the site is still dormant and
report if mosquito larvae are present. If appropriate we would manage mosquitoes
at that time, mainly through physical means such as drainage of any wet areas.”
b) “The subdivision will create 50 additional on-street parking spaces and a walkway
connecting the road to the park area.”
c) “The frontages of the proposed lots fronting 104 Avenue are consistent with the
existing RS-1b (One Family Urban (Medium Density) Residential) zoned lots
fronting 104 Avenue.”
x) 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
property and this land will be required to be dedicated as a condition of final reading. In
addition to onsite park dedication, offsite park dedication to the north-east is being provided
for additional enhancement and restoration works in connection with Spencer Creek, for
compensation for the reduced watercourse setbacks (see Appendices B and I).
5) Environmental Implications:
The subject property was formerly farmed and consists of old pasture and fill. The property is
currently overgrown by reed canarygrass, blackberry and other grass species. The creeks were
channelized when the Albion Flats were diked and a floodgate was installed at the confluence of
Spencer Creek with Kanaka Creek. Spencer and Mainstone Creeks are ditched with eroding
oversteepened banks with slow-flowing silty channels. Both creeks are fishbearing and have coho
and other salmonids that utilize this reach for winter rearing, though summer rearing is limited by low
water flows. The subject property has little potential for trees due to high groundwater table and
poor soil conditions. The subject property is partially located within the Fraser River 200 year
floodplain and soil is being deposited to raise the grade to the proposed flood construction level. A
restrictive covenant for the geotechnical and floodplain requirements is a condition of final reading.
The development of the subject property involves the relocation and enhancement of reaches of
both Spencer and Mainstone Creeks at their confluence. The proposed riparian area enhancements
will improve the habitat for red-legged frogs, an identified species at risk, by providing a treed
riparian corridor. The enhancements propose an increase in high-value rearing instream habitat, an
increase in high value riparian habitat, and offsite instream enhancements upstream, north-east of
104 Avenue (see Appendices I and J).
- 10 -
A notification of the relocation and enhancement to the watercourses was provided in May 2013, to
the Urban Development Group of the Department of Fisheries and Oceans. Recent correspondence
from the Ministry of Forests, Lands, and Natural Resource Operations indicates that the
Environmental Assessment and enhancement works will need to be audited by them as well. This
proof of submission for review or approval will be a condition of final reading. A Watercourse
Protection Development Permit and Natural Features Development Permit are required to
accompany this rezoning and subdivision application.
6) Agricultural Impact:
The subject property was excluded from the ALR in 1998 by Resolution #454/98, as the agricultural
future of the site was limited due to the conflicts associated with adjacent non-farm land uses, and
the property is further limited due to the presence of Spencer Creek and its associate stream
channels which separates the parcel into three small blocks.
An Agricultural Impact Assessment and Groundwater Impact Assessment were provided for the
development as the subject property abuts agricultural land within the ALR that is currently in use as
a horse training facility with accompanying horse barns and facilities. The proposed development
will require imported fill for foundations for buildings, roads, and driveways, resulting in increased
local runoff. All increased water flows will be accommodated by the stormwater management
system, including: 300 mm topsoil in yards and boulevards; on-lot detention systems; in-pipe
detention structures beneath the roads, and drainage into riparian areas and swales that will flow
north. A portion of the water falling on the proposed development will no longer infiltrate as in the
pre-development stage, which may result in a lowering of watertables in the area. Because poor
drainage is the main limitation of agricultural production in the area, reducing the watertable is more
likely to have a beneficial rather than a detrimental effect on neighbours.
Dust impacts during the construction phase will be temporary, as the construction phase is in the
summer only, and intermittent, as it would only be an issue during northerly winds. The dust will
likely mainly impact the pasture area of the farmland, rather than the more intensively used riding
area. Options to mitigate the dust include water suppression and/or constructing a temporary 2m
(6.6ft) fence near or at the eastern part of the property line, adjacent to the riding area.
There will be increased traffic attributed to this development, both during the construction phase
and afterwards, but it will be focused either on 104 Avenue or on Slatford Place. Neither of these
roads is an access point for the farming property, nor do they directly affect traffic flow where the
farmland fronts onto 240 Street. Therefore, the assessment concluded that the magnitude of the
impact of increased traffic on adjacent farmland will be negligible.
The noise impact will be temporary and felt mainly during construction in the southern portion of the
subdivision. It would only be felt during daytime hours and animals will likely adapt to relatively
constant background noise. The impact of noise is moderate in magnitude, negative in direction,
and intermittent and temporary in duration. The effect of noise on pasturing horses is minor as there
is some opportunity for avoidance. Options for mitigation include: communication with the farm
operator to identify periods of peak noise, periods of peak sensitivity, and re-scheduling certain
construction operations or concentrating training operations at a maximum distance from active
construction at any one time; temporary noise barriers; and/or early establishment of a treed buffer.
- 11 -
The Agricultural Impact Assessment recommends a row of medium-sized trees along the proposed
development and the farmland to deal with the increase in land use intensity. The best combined
protection in the interest of both farmland and the proposed residential development would be an
evergreen hedge. Therefore, an agricultural buffer is proposed for the development, including trees,
a walkway, and a swale (see Appendix H). The future land use is unknown, but ALC Resolution
#2635/2011 determined that the land south of 105 Avenue is of very limited interest to agriculture,
and that the Commission will expect the City of Maple Ridge to submit an application to exclude the
land lying south of 105 Avenue and west of 240 Street, along with other remnant areas elsewhere in
Maple Ridge identified by the Commission as being unsuitable for agriculture. Based on this
resolution, it is expected that the lands to the south will at some point be excluded from the ALR and
that the need for this agricultural buffer is somewhat temporary in nature.
7) Traffic Impact:
As the subject property is located within 800 metres of an intersection of the Lougheed Highway, a
referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the
Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has
granted preliminary approval of the development application.
The intersections of 104 Avenue at both Slatford Place and 105 Avenue are to be reconstructed with
button-type traffic circles as a condition of rezoning. Existing curb-returns at these intersections will
need to be re-built to accommodate the traffic circles. Driveway letdowns on 104 Avenue will need
to be designed in a way that does not interfere with the safe use of the equestrian trail that runs
between the back of the sidewalk and the property line. A sidewalk connection between 104 Avenue
and the new road into the subdivision will need to be provided.
8) Interdepartmental Implications:
i) Engineering Department:
In addition to the intersection improvements noted above, the west side of Slatford Place will
require full urban upgrading including widening, curb and gutter, sidewalk and streetlighting at
the subdivision stage. Any improvements to the sanitary sewer will be provided by the developer
as a condition of rezoning. The developer will also need to eliminate the aerial wires and poles
on the west side of Slatford Place as a condition of rezoning. Storm sewer and watermain works
and services will be done as a condition of subdivision.
ii) Parks & Leisure Services Department:
There is an existing horse trail that runs along 104 Avenue, therefore the Parks Department
would like to work with the developer to identify an appropriate trail surface in front of the new
houses.
iii) License, Permits and Bylaws Department:
A geotechnical and floodplain assessment will need to be provided as the subject property is
partially within the Fraser River 200 year floodplain. A geotechnical and floodplain restrictive
covenant will be registered as a condition of final reading.
- 12 -
iv) Fire Department:
The initial subdivision layout showed a dead-end street running north/south on the west side of
the property. The Fire Department requested a temporary hammerhead turn-around to be
installed on the south end of the dead-end street to accommodate vehicle turn-around until
development to the south occurs. The subdivision layout has since been revised to provide two
temporary hammerhead turn-arounds for the north/south running streets to accommodate
vehicle turn-around until development to the south occurs.
9) 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 February 26, 2015. The proposed amendment to the OCP would affect the student population
for the catchment areas currently served by Albion Elementary and Samuel Robertson Technical
Secondary. The School District has confirmed that Albion Elementary has an operating capacity of
438 students, and for the 2014-15 school year, the student enrollment is 558 students, including
151 students from out of catchment.
Samuel Robertson Technical Secondary School had an operating capacity of 600 students and for
the 2014-15 school year, the student enrollment is 802 students, including 213 students from out
of catchment.
10) 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, to adjust the Urban Area Boundary
and change the land use designation from Agricultural to Urban 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 determined to have no impact.
11) Citizen/Customer Implications:
A Development Information Meeting was held on March 5, 2015. The results of the concerns
expressed at that meeting are discussed above. The Public Hearing will provide an additional venue
for citizens to express their concern or support of the development.
- 13 -
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7120-2014,
that second reading be given to Zone Amending Bylaw No. 6906-2012, and that application 2011-
081-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Previous Council Reports and Resolutions
Appendix B – Subject Map
Appendix C – Albion Flats Area Map
Appendix D – OCP Amending Bylaw No. 7120-2014
Appendix E – ALC Resolution #2635/2011
Appendix F – Zone Amending Bylaw No. 6906-2012
Appendix G – Subdivision Plan
Appendix H – Building Elevations and Streetscape
Appendix I – Offsite Enhancement Works
Appendix J – Riparian Area Planting Plan
APPENDIX A1
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 16, 2012 FILE: 2011-081-RZ BY: DT
ROLL #94165-0600-6S/W CORNER SLATFORD PL & 104 AVE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
SCALE 1:2,500
ALBION FL ATS CONCEPT PLAN
ProposedLandUse Areahectares* Areaacres*
AgriculturalFairgrounds& FarmCluster5.6 13.8
AgricultureFields &Community Garden 4.6 11.4
AutoOrientedRegionalServingRetail 9.824.2
MixedEmployment Node,LightIndustrial,Business
Office&AgriͲIndustrial
27.267.2
g
GreenSpace&StreamSetbacks 42.6 105.3
Institutional(schoolsite)2.1 5.2( )
Recreation(includesmultiͲpurposerecreationfacility)20.0 49.4
Townhouse 8.0 19.8
TransitͲOrientedMixedUse 4.8 11.8
TOTAL124.7 308.1
*Areacalculationsareapproximate
Draft Concept Plan
L
o
u
g
h
e
e
d
H
i
g
hw
a
y
105th Avenue
As directed by Council, the Consultants original numbers have been refined.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 27, 2012
and Members of Council FILE NO: 2011-081-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No.6906-2012
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
Southwest Corner of 104th Avenue and Slatford Place
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) and R-1 (Residential District) (Appendix A).
The application was considered by Council on March 27, 2012 for First Reading and was deferred for
a period of four months pending an updated recommendation from the Planning Department.
Since the First Reading deferral earlier this year, various discussions have taken place between the
Albion Flats Area property owners and the District. Property owners on the north side of 105th Avenue
are pursuing independent ALR exclusionary applications. Rulings from the ALC on these independent
ALR exclusionary applications would allow the District to confirm the final ALR land use designation
and therefore solidify the resulting Albion Flats Concept Plan. Should the Albion Flats Concept Plan be
adopted without confirmation on whether or not the properties north of 105th Avenue will be excluded
from the ALR, or isolated land uses decisions taken without consideration to the larger picture, there
is potential that the adopted Albion Flats Area Plan would not reflect the best possible land use for all
lands in the Albion Flats. This is due to the fact that significant portions of the total land area are north
of 105th and the land use of that area could change dramatically.
Discussions have also begun between the District of Maple Ridge and the property owners of the lands
north of 105th Avenue (Smart Centre’s) in regards to a possible land exchange. There is potential to
reconfigure the civic lands on the Albion Flats to further improve the commercial opportunities on the
lands south of 105th Avenue. Any reordering of the civic facilities would dramatically affect the possible
land use configuration of the lands south of 105th Avenue. The extent and affect of this reordering on
land in the study area is currently unknown. These unknowns should be resolved before the Albion
Flats Concept Plan is finalized.
At this point, there are several unresolved and unknown factors which need to be concluded prior to
development applications proceeding in the Albion Flats Concept Plan. The forthcoming discussions
by the ALC will largely determine the final concept plan for the Albion Flats. For example should lands
become available for development on the north side of 105th Avenue, then the concept plan could
include commercial/employment lands on the north side. If the ALR exclusion application is denied,
then the only developable commercial land will be on the properties south of 105th Avenue. This would
APPENDIX A2
- 2 -
put even more pressure on the lands south of 105th Avenue as limited space is available to create a
comprehensive commercial node and community plan for this area. Once the ALC land use issues are
resolved, the Albion Flats Concept Plan can then be finalized. It is therefore, recommended that this
application be deferred pending the outcome of the decisions on the lands to the north of 105th
Avenue.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6906-2012 be deferred pending the outcome of the exclusion
applications to the north of 105th Avenue and the subsequent adoption of an Albion Flats Concept
Plan.
DISCUSSION:
a) Background Context:
Applicant: Jorden Cook Associates
Owner: John Wynnyk
Steve Wynnyk
Legal Description: Lot 6 District Lot 405 Group 1 New Westminster District Plan
60014
OCP:
Existing: Agricultural
Proposed: Urban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (medium density) Residential) and
R-1 (Residential District)
Surrounding Uses:
North: Use: Park and Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-1b (One
Family Urban (medium density) Residential)
Designation Urban Residential and Parks within the ALR
South: Use: Agricultural
Zone: RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential)
Designation: Agriculture
East: Use: Park and Single Family Residential
Zone: RS-1b (One Family Urban (medium density) Residential),
RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential)
Designation: Conservation and Urban Residential
- 3 -
West: Use: Fairgrounds, Ice Rink and Sports Fields
Zone: CD-4-88 (Agricultural Events, Special Events, etc)
Designation: Parks within the ALR
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 5.304 Ha. (13 acres)
Access: 104 Avenue and Slatford Place
Servicing requirement: Full Urban
a) Project Description:
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need to
be made once full application packages have been received. A more detailed analysis and a further
report will be required prior to Second Reading if Council grants First Reading. Such assessment may
impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw
particulars, and may require application for further development permits.
b) Background:
Over the past decade, various reports were prepared regarding the Albion Flats Land Use Plan. It was
agreed by Council that the highest and best use of the Albion Flats Area is combination of uses
including: mixed-use commercial; auto-oriented retail; employment generating industrial uses; parks
and rec space and mixed agricultural uses. The positioning of these uses into a land use plan is
difficult to finalize at this point as final determination of which lands will be excluded from the ALR are
not yet resolved. Property owners of the various lands have been pursing independent ALR
exclusionary applications. One ((Wymmyk) has been forwarded to the ALC at this point. The District
has recently received another exclusion application (GCS Holdings Ltd –Glen Bury. It will be forwarded
to Council in August 2012 for consideration.
Prior to sending any applications to the ALC, Council also endorsed a resolution that the District
commences negotiations on a land exchange relating to the Fairgrounds and the area just north of
105th Avenue. These negotiations are underway and would be assisted by an ALC ruling regarding a
ALR exclusionary application for the adjacent lands on the north side of 105th Avenue. The ruling on
the Wynnyk exclusion application is expected to go before the ALC board no earlier than September
2012.
The Commission’s decision in late 2011 stated that they were wiling: “to cooperate towards future
commercial or industrial development at the Albion Flats, in conjunction with restoration of a
agricultural future for that part of the Albion lying to the north of 105th Avenue”. Although conditional,
this position opens up a significant economic development opportunity for all lands south of 105th
Avenue irrespective of whether or not they are currently in the Agricultural Land Reserve. The subject
site at Slatford and 104th Avenue is such a site where new and higher uses could be considered. The
delays and personal expense incurred by the property owners over the last two decades should be
- 4 -
acknowledged. However, the strategic nature of this site within the Albion Flats and its potential for
greater community benefit needs consideration. There remain numerous unanswered questions
regarding the optimum future use of the entire Albion Flats area to generate the maximum
employment, business/commercial uses and recreational and agricultural use. This site may have a
role to play in this optimization process of the bigger area. This land may be called upon to
accommodate uses displaced by commercial uses seeking to optimize their footprints closer to
Lougheed Highway. These are significant questions that can only be answered by looking at the Albion
Flats in its entirety, once the available land base is known, and community priorities are clarified. For
these reasons, it is not recommended at this time that properties within the Albion Flats Concept Plan
study area be advanced on a parcel by parcel basis.
In its November 2011 letter, the Commission has required that the District prepare a comprehensive
review of drainage and stream flow conditions in the area. This study is anticipated to begin in the fall
of this year. A component of this work will include an estimate of the costs for drainage
improvements, as well as a discussion regarding how such improvements would be funded or whether
developing properties will contribute. All parties in the study area should contribute to resolving this
common area wide problem.
Residential development of this site may not contribute significantly to achieving Council’s goal of
improving long term commercial and employment opportunities within the District. It could in fact
hinder such efforts as the land base available for commercial/employment or community uses could
shrink considerably, and the compatibility of these different land uses would also be questionable. The
subject site represents 5.3 hectares (13 acres) or about 12% of the available privately owned land
south of 105th Avenue. This is a significant portion and represents a prime opportunity, especially if
the ALC rejects future requests form landowners north of 105th Avenue to exclude their lands.
However, should the ALC exclude lands on the north side of 105th Avenue as a result of individual
applications for exclusion, the need for alternative uses of the subject site may not be as prevalent.
d) Planning Analysis:
Official Community Plan:
Although designated Agricultural, the site also carries an OCP notation referring to specific Albion Flats
(6.2.3) OCP Objectives and Policies that need to be taken into consideration before development can
proceed. The OCP requires the District to coordinate its efforts in the Albion Flats with other
jurisdictions to meet community, Regional and Provincial goals. Specifically the District must
coordinate with Metro Vancouver, the ALC and Federal and Provincial agencies in determining the fate
of the Albion Flats study area, of which this parcel is a part.
The OCP policies further require:
“Council prior to giving consideration to a change in land use, an extension of municipal
services, or an amendment to the Urban Area Boundary, Maple Ridge will: develop and
implement a comprehensive Strategy as outlined in 11.1.3 and collaborate with Regional and
Provincial authorities to complete a comparative analysis to review land use, social, economic
and environmental goals or what is known as a balanced triple bottom line analysis”.
- 5 -
This work is not completed but is in progress under the current Albion Flats Concept Plan process. A
component of this required OCP work is the recently completed Agricultural Plan (2010) and the
ongoing Commercial and Industrial Land Use Strategy. All of these plans and studies have a direct
impact on the potential use of this site and the Albion Flats in general.
Should this application proceed in advance of the Area Plan, an OCP amendment to re-designate the
site from Agricultural to Urban Residential will be required. The Urban Area Boundary will also need
amending to include the site within the Urban Area Boundary.
Zoning Bylaw:
The current application proposes to rezone the property located at Slatford Place and 104th Avenue
from RS-3 (One Family Rural Residential) to RS-1b One Family Urban (Medium Density) and R-1
(Residential District). The lands to the north and east contain lots zoned RS-1b. The introduction of
the smaller R-1 lot is intended to increase density and lot yield. Any variations from the requirements
of the proposed zone(s) will require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas associated with Spencer and Mainstone creeks which flow through the
site.
To ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas and pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development
Permit application is required for all development and subdivision activity to ensure the preservation,
protection, restoration and enhancement for the natural environment and for development that is
protected from hazardous conditions 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; and
All floodplain areas and forest lands identified on Natural Features Schedule “C”.
Development Information Meeting:
A Development Information Meeting in accordance with Council Policy 6.20 is required for this
application, prior to Second Reading.
e) Interdepartmental Implications:
- 6 -
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District;
f) Agricultural Land Commission;
g) Ministry of Environment;
h) Metro Vancouver.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Alternatives:
Council can choose to grant first reading to this rezoning application which would essentially earmark
the site for residential uses and remove the (5.3 ha – 13 acres) site from the critical south-east portion
of the Albion Flats Study Area. This loss would constitute approximately 12 % of the available non-
government owned lands south-east of 105th Avenue. Should Council wish to proceed with this option
the following resolution must be passed: namely,
1. Grant First Reading of Zone Amending Bylaw No. 6906 – 2012 and consider the following in
respect of an amendment to the Official Community Plan:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the case
of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the District's
website, together with an invitation to the public to comment.
- 7 -
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. Watercourse Protection Development Permit Application (Schedule F);
4. Natural Features Development Permit Application (Schedule G);
5. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The subject is an integral part of the Albion Flats Study Area and potentially is a strategic piece of the
overall land use puzzle. While the applicant has sought residential development for many years and
has faced both significant expense and some hurdles not of his own making, the fact remains that the
residential use for the site may not to be the highest and best use. Depending upon the amount of
land ultimately available, the insertion of residential uses could add a source of conflict to future
commercial, employment or civic uses anticipated to be in the area.
As the Agricultural Land Commission currently only supports development on the south side of 105th
Avenue and not on the north side of 105th Avenue, any loss of land south of 105th Avenue would limit
commercial options in the study area and would not be the highest and best use of these commercially
strategic and highly visible lands. In addition, should the Agricultural Land Commission deny any
application(s) for additional commercial development for lands on the north side of 105th Avenue,
Council may wish to pursue a reconfiguration of the land uses on the draft Concept Plan to maximize
the amount of commercial or employment lands in the area. Should this occur, the subject site may
be best suited for commercial or employment use or to accommodate the relocation of civic uses
currently situated elsewhere on the proposed land use plan. Lastly, it is noted that the ALC requires a
comprehensive drainage study be prepared for the Albion Flats. It is anticipated that any drainage
improvements required would be shared by those owners situated south of 105th Avenue. Should this
project advance, this applicant would not be contributing to the ALC required drainage improvements.
- 8 -
Therefore, it is recommended that this application for residential uses be considered premature and
not proceed but be deferred pending the ALC decisions and the Albion Flats Concept Plan is approved.
"Original signed by Charles R. Goddard"
_______________________________________________
Prepared by: Charles R. Goddard BA MA
Manager of Development and Environmental Services
Approving Officer
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Albion Flats Study Area Map
Appendix C – Draft Concept Plan
Appendix D – Zone Amending Bylaw No. 6906-2012
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 23, 2012 FILE: 2011-081-RZ BY: DT
ROLL #94165-0600-6S/W CORNER SLATFORD PL & 104 AVE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT23871238651045510320
23 89 523889
23947239511 0 42 3
10 41 5 10436238831 0 4 2 823859
23933104471 04 31
103702394310422
103902387723939
2398610350
10406
10410
104161043910442
10380 23960SLATFORD PL.104 AVE.282L
M
P 35030
2 6 8 B C P 1 0 0 0 9
LMP 35030
3
5
PARK
2 7 6 265270
1
374371
P 60014
2
P 77828 2662
A
PARK
P 82384
PARK 2802 7 7
L
M
P 35030
BCP 45800
4
1
S 5.25 CHAINS OF J267272271
2 6 9 370375
6
275 274 369BCP 8155
BCP 45801
P 60014281 278279264BCP 10009373
4
273
RP 9287F BCP 46162376
SUBJECT PROPERTY
´
SCALE 1:2,500
APPENDIX A
APPENDIX B
ALBION FLATS CONCEPT PLAN
ProposedLand Use Area hectares*Area acres*
Agricultural Fairgrounds&FarmClus ter 5.6 13.8
Agriculture Fields &Community Garden 4.6 11.4
AutoOrien ted RegionalSer vingR etail 9.8 24.2
MixedEmplo yment Node,Light Industrial,Business
Office&A griIndus trial
27.2 67.2
g
Green Space&Str eamSe tbacks 42.6 105.3
Institutional (school site)2.1 5.2()
Recreation(includesmultipurposer ecreation facility)20.0 49.4
Townhouse 8.0 19.8
TransitOrien tedMix edUse 4.8 11.8
TOTAL 124.7 308.1
*Ar ea calculations areappr oximate
L
ough
e
ed
H
igh
wa
y105th Avenue
APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6906-2012
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. 6906-2012."
2. The parcel of land known and described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 1561 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential) and 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 day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
23871238651045510320
10273
10260
10310
23 8 9523889
239472395110 4 2310415 1043623883104631 0 4 2 8
10294
10316
10322
10332
10420
24022238592393310447104 3 110370
10389
10222
10358239431045010422
10390
10309
10270
10366
1045623853
23877239392398610337
1032810350
10406
10410
10416
10340
10346
1038610439104421038023960
10250
10352240 ST.105 AVE.SLATFORD PL.104 AVE.
103 AVE.282L
M
P 35030
2 6 8 B C P 1 0 0 0 9
L
M
P 35030
3
5
PARK
5
A
2
3
6
8
11
14
16
P 14750
2 7 6 265270
1
374371
P 60014
2 4
P 77828 2662
A
P 22743
1
28
1
6
18
PARK
P 82384
PARK 2802 7 7
L
M
P 350
30
BCP 45800
4
Rem. Pcl. A
1
7 15
S 5.25 CHAINS OF J267272271
2 6 9 370375
B
10
6
275 274 369BCP 8155
BCP 45801
N 75' of 4
3
5
9
A
13
P 60014281 278279263264BCP 10009373
4
6
2 BCP 36407A
17
273
RP 9287F BCP 46162376
P 19249
P 21769
12
EP 81181BCP 10010LMP 39369BCP22027LMP 35031
B C P 10011240 ST.104 AVE.SLATFORD PL.´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6906-2012Map No. 1561From: RS-3 (One Family Rural Residential)
To: RS-1b (One Family Urban (Medium Density) Residential) R-1 (Residential District)
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 25, 2015 FILE: 2011-081-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
OFF-SITE ENHANCEMENT& RESTORATION WORKS
´
Scale: 1:2,500
23940 104 Avenue
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 24, 2015 BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
Fraser
R
i
v
e
r
102B AVEMCKAY AVEZERO
N
A
V
E
KANAKA CRK RD
109 AVE
SL
A
T
F
O
R
D
S
T
FI
S
H
E
R
M
A
N
R
D
TA
M
A
R
A
C
K
CR
E
S
240A ST106BAV
E
240 ST104 AVE 240 STSLATFORD PL108 L
O
O
P
109 LOOP
108B AVE106 AV
EBUCKERFIELD DR
110 AVE
23
6
A
S
T
239 ST109A AVE
RI
V
E
R
R
D 105 AVE
T
A
M
A
R
A
C
K
L
A
N
E
HILL AVE241 STTAM
A
R
A
C
K
L
A
N
E
LANELANELANELANELANE108 AVE238 ST241 ST236 ST237 ST
106 AVE
239 ST238 ST241 ST109 AVELO
U
G
H
E
E
D
HW
Y
238 STLANEZERON AVE237B ST106 AVETAMARACK PL238A100 AVE240A STMCCLURE AVE
107AVE
240 STLO
U
G
H
E
E
D
H
W
Y
240 STSTHAWKINS AVE
101A AVE
APNAUT ST240A ST103 AVE
MCCLURE DR240 STRI
V
E
R
R
D
105 AVERI
V
E
R
R
D
RIV
E
R
R
D
240 STLANELANE
104 AVE
105
A
V
E
104 AVE
TAMARACK
L
A
N
E
110 AVE
102 AVE
102A AVEHARRIS DRMCKAY AVEZERON
A
V
E
KANAKA CRK RD
109 AVE
SLATFORD STFIS
H
E
R
M
A
N
R
D TAMARACK CRES240A ST106B
A
V
E
105
A
V
E
SLATFORD PL108 LO
O
P109 LOO P108B AVE237B STTAMARACK PL106 AVE BUCKERFIELD DR241 ST109 AVE236 ST238A ST238 ST108 AVE106 AVE
LAN E239 ST110
A
V
E237 ST241 ST109A AVE
106 AV
E238 ST238 ST
107 AVE
102B AVE
HILL AVEAPNAUT ST241 ST24
0A
STLAN E
100 AVELAN E
103 AVE240A STLAN E
HAW KINS AVE
RIVE
R
R
D
LAN E
102 AVE
RI
V
E
R
R
D
105 AVE
TAM
A
R
A
C
K
L
A
N
ELAN E
LAN E
LAN E
104 AVE MC
C
L
U
R
E
D
R
LAN E
McCLUR
E
A
V
E
LAN ELAN EZERON AVE105
A
V
E
104 AVE104 AVE
1
0
5
A
V
E
105 AVE 105 AVE
TAMARACK
L
A
N
E
RIV
E
R
R
D
RIV
E
R
R
D
TAM
A
R
A
C
K
L
A
N
E
TA
M
A
R
A
C
K
L
A
N
E
RI
V
E
R
R
D
RI
V
E
R
RD
RI
V
E
R
R
D
RIVE
R
R
DRIVER RD
L
O
U
G
H
E
E
D
HW
Y
LOUG
H
E
E
D
HW
Y
LO
U
G
H
E
E
D
H
W
Y
L
O
U
G
H
E
E
D
H
W
Y
LO
U
G
H
E
E
D
H
W
Y
LOU
G
H
E
E
D
H
W
Y
LOUG
H
E
E
D
H
W
Y
LOUG
H
E
E
D
H
W
Y
LAN E
240 ST240 ST240 ST240 ST240 ST240 ST240 ST240 ST240 ST240 ST240 ST240 STHILL AVE
MCCL URE DR
MCKAY AVE101A AVE
102A AVE
SL
A
T
F
O
R
D
S
T
108 LO
O
P
106 AVE239 STTAMARACK CRES
110 AVE
109 AVE
KA
N
AKA
CR
K
RDHARR IS DR
110 AVE
´
Scale: 1:11,000
Albion Flats
Legend
Albion Flats Study Area
Agricultural Land Reserve
Non-Agricultural Lands
HectaresNon-Agricultural Lands 23 HectaresAgricultural Land Reserve 110.4 HectaresTotal133.4 Hectares
APPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 7120-2014
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 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. 7120-2014
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 894, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by amending the Urban Area Boundary as shown.
3.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 895, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by re-designating to “Urban Residential” and
“Conservation” as shown.
4.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 896, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
APPENDIX D
5. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 12th day of May, 2015.
READ A SECOND TIME the 12th day of May, 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
2387123939239471044710350
10389238592387723895239331042323986
1031010316
10332
10340
10346
103522385310463239431045510431
10390
10416
24022104391042210436
10410
2396010222
10420
24028238652388910370
10309
10250
10294
103662388310415
10428
10406
10273
10270
10322239511045010320
10380
10260
10386
1045610442
10337
10328
10358
104 AVE.105 AVE.SLATFORD PL.240 ST.103 AVE.
PARK
6 263L
M
P
3
5
0
3
0
272269
BCP 46162Rem. Pcl. A
P 22743
6
7
9
A
P 21769B
14
P 82384
RP 9287F
268
5P 19249
2
28
1213
17
P 77828
PARK
P 60014280
S 5.25 CHAINS OF J
274 266375
4
A
3
1 BCP 364075
6
2783371
PARK
BCP 8155
N 75' of 4
11
277 267270 369P 60014
8
A282264265
271
2
376 BCP 10009BCP 45800
4
2
A
P 14750281
275
374
5
(EPS 763)
6
1
23
P 1833718279276
L
M
P
3
5
0
3
0
273
BCP 10009370L
M
P
3
5
0
3
0
1
373
BCP 45801
1
4
10
15
16
LM
P
3
5
0
3
1
BCP 10010LMP 39369BCP 10011BCP 52219EP 81181BCP22027240 ST.104 AVE.SLATFORD PL.´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend the Urban Area Boundary As Shown
7120-2014894
ExistingUrban Area Boundary
ExistingUrban Area Boundary
Proposed Urban Area Boundary
Urban Area BoundaryTo Be Removed
238532388310415 1044210370
10410
10416
2398610389
10250
10260
10332
10346
1035823859238891045510390 2402223895
239392394310422
10380
10340
10456
1043910309
10310
10322
10352
1038623933
10320
10406
2396010337
10270
10328
10366 240282387723947104471043610463
10222
10294
104202387123865
2395110423
1043110450
10350
10428
10273
10316240 ST.103 AVE.105 AVE.
104 AVE.SLATFORD PL.281278277
L
M
P
3
5
0
3
0
BCP 10009PARK
3
P 14750
274
L
M
P
3
5
0
3
0 269
268
1
376
4
P 60014
1
A
A
P 1833712
15
PARK PARK 2826
N 75' of 4
6370L
M
P
3
5
0
3
0
374371
5
2
18
6 280279264S 5.25 CHAINS OF J265 Rem. Pcl. A
(EPS 763)
A
5
3
4
11
P 60014 263273267266 BCP 8155
BCP 45801
1
2
5
8
6
P 82384
275
276
RP 9287F
271
270 369BCP 46162BCP 45800
4
BCP 364077
P 21769
14
1617
P 77828
272
BCP 10009
2
3
375
373
2
P 22743
P 19249
28
1
9
B
A
10
13
BCP 52219BCP 10011BCP22027LMP 39369LM
P
3
5
0
3
1
BCP 10010EP 81181240 ST.104 AVE.SLATFORD PL.´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Agricultural
Urban ResidentialConservation
7120-2014895
Urban Area Boundary
Urban Area Boundary
238532388310415 1044210370
10410
10416
2398610389
10250
10260
10332
10346
1035823859238891045510390 2402223895
239392394310422
10380
10340
10456
1043910309
10310
10322
10352
1038623933
10320
10406
2396010337
10270
10328
10366 240282387723947104471043610463
10222
10294
104202387123865
2395110423
1043110450
10350
10428
10273
10316240 ST.103 AVE.105 AVE.
104 AVE.SLATFORD PL.281278277
L
M
P
3
5
0
3
0
BCP 10009PARK
3
P 14750
274
L
M
P
3
5
0
3
0 269
268
1
376
4
P 60014
1
A
A
P 1833712
15
PARK PARK 2826
N 75' of 4
6370L
M
P
3
5
0
3
0
374371
5
2
18
6 280279264S 5.25 CHAINS OF J265 Rem. Pcl. A
(EPS 763)
A
5
3
4
11
P 60014 263273267266 BCP 8155
BCP 45801
1
2
5
8
6
P 82384
275
276
RP 9287F
271
270 369BCP 46162BCP 45800
4
BCP 364077
P 21769
14
1617
P 77828
272
BCP 10009
2
3
375
373
2
P 22743
P 19249
28
1
9
B
A
10
13
BCP 52219BCP 10011BCP22027LMP 39369LM
P
3
5
0
3
1
BCP 10010EP 81181240 ST.104 AVE.SLATFORD PL.´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7120-2014896
Urban Area Boundary
Urban Area Boundary
APPENDIX E
CITY OF MAPLE RIDGE
BYLAW NO. 6906-2012
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 City of Maple Ridge
enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6906-2012."
2.The parcel of land known and described as:
Lot 6 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 1561 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District) and R-2
(Urban Residential District) as shown.
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 28th day of August, 2012.
READ a second time the 12th day of May, 2015.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
APPROVED by the Minister of Transportation this day of , 20 .
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX F
238532388310415 1044210370
10410
10416
2398610389
10250
10260
10332
10346
1035823859238891045510390 2402223895
239392394310422
10380
10340
10456
1043910309
10310
10322
10352
1038623933
10320
10406
2396010337
10270
10328
10366 240282387723947104471043610463
10222
10294
104202387123865
2395110423
1043110450
10350
10428
10273
10316240 ST.103 AVE.105 AVE.
104 AVE.SLATFORD PL.281278277
L
M
P
3
5
0
3
0
BCP 10009PARK
3
P 14750
274
L
M
P
3
5
0
3
0 269
268
1
376
4
P 60014
1
A
A
P 1833712
15
PARK PARK 2826
N 75' of 4
6370L
M
P
3
5
0
3
0
374371
5
2
18
6 280279264S 5.25 CHAINS OF J265 Rem. Pcl. A
(EPS 763)
A
5
3
4
11
P 60014 263273267266 BCP 8155
BCP 45801
1
2
5
8
6
P 82384
275
276
RP 9287F
271
270 369BCP 46162BCP 45800
4
BCP 364077
P 21769
14
1617
P 77828
272
BCP 10009
2
3
375
373
2
P 22743
P 19249
28
1
9
B
A
10
13
BCP 52219BCP 10011BCP22027LMP 39369LM
P
3
5
0
3
1
BCP 10010EP 81181240 ST.104 AVE.
´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-2 (Urban Residential District)R-1 (Residential District)
6906-20121561
Urban Area Boundary
Urban Area Boundary
APPENDIX G
APPENDIX H
!" # $!
%!&
""#
& "$$%
$! %
%' %
(#!! $#
)!& #
%!&"#&%
##
%((# #
!$#
! "
%((# #
!
% $
(
) * %
$! %
%' %
(#!! $#
!!
%
#
% $
#
%$% $
%!*%
%!"%
!" # ! #
%!*%
%!"%
!" # !
#
( #
$%
#
!!
% &#
+
,
# #!
"#&% !
!&%(#!
-
' )%!!*!((
$ %%*)
%
& "
APPENDIX I
APPENDIX J
PARKACER TRUNCATUM 'PACIFIC SUNSET'FRAXINUS PENNSYLVANICAGRAVELPATHWAYGRAVEL PATHWAYPARK ACCESSGRAVEL PATHWAYGRAVEL PATHWAYNYSSA SYLVATICAACER TRUNCATUM 'PACIFIC SUNSET'BUFFER PLANTINGBUFFER PLANTINGBUFFER PLANTINGBUFFER PLANTINGPLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULEKEY QTYTREE33 ACER TRUNCATUM 'PACIFIC SUNSET' PACIFIC SUNSET MAPLE 6CM CAL; 2M STD; B&B16 FRAXINUS PENNSYLVANICA CIMMARON ASH 6CM CAL; 1.8M STD; B&B11 NYSSA SYLVATICA BLACK TUPELO 5CM CAL; 1.8M STD; B&BNOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PERCNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINERMEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BYLANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTENAPPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BEREJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPESTANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPESTANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERYPMG PROJECT NUMBER: 15-013TREESCHK'D:15013-3.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:15-013OF 2DRAWING TITLE:MAPLE RIDGE, B.C.PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.STAFFORD PL. & 104TH AVE.SEAL: Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022Suite C100 - 4185 Still Creek DriveWYNNBROOK DEV'L1 15.JAN.27NEW SITE PLANCLG2 15.MAR.26NEW SITE - WALKWAYDOBIOSWALE PLANTINGMORNINGSTAR HOMESLANDSCAPEPLANL115.JAN.271:400CLGCLGMCY
MATCH LINEMATCH LINEMATCH LINEMATCH LINEPLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULEKEY QTYSHRUB128 CORNUS SERICEAREDTWIG DOGWOOD#3 POT; 80CM640 HEUCHERA MICRANTHA FANCY-LEAVED CORAL BELLS; DEEP CRIMSON#1 POT276 SPIRAEA X BUMALDA 'GOLDFLAME'GOLDFLAME SPIREA#3 POT; 60CM267 SYMPHORICARPOS ALBUSSNOWBERRY#3 POT; 50CMGRASS1327 CAREX ROSTRATABEAKED SEDGE#1 POT; 30CM381 JUNCUS EFFUSUSCOMMON RUSH#1 POTNOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PERCNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINERMEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BYLANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTENAPPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BEREJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPESTANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPESTANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERYPMG PROJECT NUMBER: 15-013SHRUBSCHK'D:15013-3.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:15-013OF 2DRAWING TITLE:MAPLE RIDGE, B.C.PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.STAFFORD PL. & 104TH AVE.SEAL: Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022Suite C100 - 4185 Still Creek DriveWYNNBROOK DEV'L1 15.JAN.27NEW SITE PLANCLG2 15.MAR.26NEW SITE - WALKWAYDOBIOSWALE PLANTINGMORNINGSTAR HOMESLANDSCAPESHRUB PLANL215.JAN.271:200CLGCLGMCY
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-117-RZ
File Manager: Anne-Marie Whittaker
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:
2.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 25, 2015
and Members of Council FILE NO: 2015-117-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: First and Second Reading
Maple Ridge Zone Amending Bylaw No. 7153-2015
Zoning Bylaw Text Amendment to allow Secondary Suites as a Permitted use in
R-1, CD-1-93 and CD-1-99
EXECUTIVE SUMMARY:
A resolution from Council Workshop meeting of September 23, 2013 directed staff to prepare
Zoning Bylaw text amendments to allow secondary suites in the following zones:
the R-1 Residential District Zone;
the CD-1-93 Amenity Residential District Zone, and;
the CD-1-99 Comprehensive Development Zone.
These amendments contribute to the provision of rental housing in the city which aligns with the
actions identified in the Housing Action Plan, endorsed by Council on September 30, 2014.
Between 2012 and 2013 the City undertook a review of the secondary suites and temporary
residential use bylaws. This review was considered a background component of the Housing Action
Plan. As a result of a comprehensive public consultation process Council endorsed a number of
recommendations to continue to support this housing option. This zoning bylaw text amendment
implements one of those recommendations with the others to be implemented through the Housing
Action Plan.
This report outlines a brief review of secondary suites overall, its place within the housing continuum
and describes the zoning bylaw text amendment changes as directed by Council.
RECOMMENDATION:
1. That Maple Ridge Zone Amending Bylaw No. 7153-2015 be given first and second
reading and be forwarded to the June 2015 Public Hearing.
- 2 -
A. BACKGROUND & DISCUSSION:
i. Secondary Suites Review - Background
Maple Ridge has had a secondary suites program for over 15 years and was one of the first
municipalities in the Lower Mainland to do so. In 1999 Council amended the Zoning Bylaw to allow
secondary suites in a limited number of single family residential zones with minimum lot areas of
557m2 or greater. This was done as a means to help provide affordable, rental housing within the
City with the recognition that at that time, there were many unauthorized suites within Maple Ridge.
A Secondary Suite Review process was endorsed by Council in July, 2012 to review policies and
regulations concerning secondary suites and temporary residential uses. As part of this extensive
review process, public consultation on secondary suites identified resident’s key concerns, issues
and interest for changes to policy surrounding secondary suites.
The Secondary Suites Review concluded in September of 2013. The final Resolution relating to
zoning from Council Workshop meeting of September 23, 2013 directed staff to prepare Zoning
Bylaw text amendments to allow secondary suites in the following zones:
the CD-1-99 Comprehensive Development Zone;
the R-1 Residential District Zone, and;
the CD-1-93 Amenity Residential District Zone.
The Secondary Suites Review provided the background study that in part, informed the Housing
Action Plan which launched in September that same year and was then endorsed by Council on
September 30, 2014.
ii. Housing Action Plan - Background
The preparation of the Housing Action Plan (HAP) began in September, 2013. The process provided
an analysis of the current housing situation in Maple Ridge and included a comprehensive
consultation program with the community. Through consultation, the following groups were
identified within the City as most in need of housing:
renters;
seniors;
low-income and single parent families, and;
at risk women.
Furthermore, emerging issues were grouped into the following themes:
Housing Mix and Homeownership
A Mix of Housing Options
Market Rental Housing
- 3 -
Non-Market Housing
Seniors
Development Approvals Process
Leadership Role
This produced a Working Draft of the Housing Action Plan in spring, 2014, which was further refined
to reflect input from the Social Planning Advisory Committee, Council, staff and the community. The
final Housing Action Plan document was endorsed by Council in September 30, 2014.
Secondary suites facilitate additional opportunities for affordable housing within the market rental
housing portion of the Housing Continuum and provide a number of benefits to homeowners,
tenants and the community overall.
For tenants: secondary suites are widely considered an affordable rental housing option for
individuals or families that cannot afford ownership, or by choice prefer to rent, offering the
choice to live in a lower density neighbourhood rather than apartment building.
For homeowners: of secondary suites gain the benefit of a ‘mortgage helper’, particularly
useful aspect for young families entering the housing market or retired seniors with lower
incomes not ready to downsize.
For the community overall: secondary suites offer a way to provide additional housing
options for residents within single family residential areas, while maintaining existing
housing stock and character of the neighbourhood. Additional housing within existing
neighbourhoods also provide for a more effective use of existing infrastructure within a
municipality.
Within the larger spectrum of community planning, secondary suites are one aspect of smart growth.
A moderate increase of density within existing neighbourhoods means less pressure on
municipalities to expand new residential lands, it makes use of existing infrastructure resulting in
cost efficiency and allows citizens from a range of economic levels and ages to live in the same
neighbourhood, a good practice in social sustainability.
B. ZONING BYLAW
Existing Regulations:
A Secondary Suite Residential Use is defined in Zoning Bylaw No. 3510 – 1985 in Part 2.
Interpretation, as:
“SECONDARY SUITE RESIDENTIAL USE means a residential use accessory to a one
family residential use, limited to one dwelling unit contained within the same building
as the one family residential use”.
- 4 -
Specific requirements for secondary suites are outlined under Part 4: General Regulation, Section
402. Subsection 8. These regulations limit secondary suites to one per lot, contained within an
owner occupied residential unit. They ensure the suite is an adequate size, provide one parking stall
and are not combined with any other temporary residential use. Regulations also restrict strata title,
require official documentation and approval from applicable Health Authority if the lot is not serviced
by municipal sewer and prohibits secondary suites within homes located within a floodplain (refer to
Appendix C for Zoning Bylaw Regulations).
Proposed Amendment:
The R-1 zone is becoming the standard single family residential zone within the City of Maple Ridge.
Allowance for secondary suites within this zone will play an important role in providing affordable
rental housing for the community, which is a key component of the Housing Action Plan.
Zones in which secondary suites are permitted as a use is outlined in Part 6. Residential Zones,
Section 601, Subsection A. Secondary suites are currently permitted in the following single family
residential zones: RS-1, RS-1a, RS-1b, RS-1c, RS-1d, RS-2, RS-3, SRS with larger lot sizes, greater
than 557m2. An outcome of the secondary suites consultation process heard a request from
residents and the building community to expand the use of zones, in part for greater housing
affordability, both for renters and homeowners wanting mortgage helpers. Secondary suites in
additional zones with slightly smaller lot sizes (to a minimum of 371m2) was then supported by the
community and thought to have minimal impact to existing neighbourhood character and on parking
capacity which outlines two parking stalls and third for a secondary suite.
Changes to the bylaw include the addition of secondary suites to the following zones:
R-1 Residential District Zone (371m2 lot size);
CD-1-93 Amenity Residential District Zone (371m2 lot size), and;
CD-1-99 Comprehensive Development Zone (371m2 lot size).
The CD-1-93 Amenity Residential District Zone permits a single family use based on the parcel size
and siting requirements of the RS-1b One Family Urban Residential Zone (557m2 lot size). Since RS-
1b allows secondary suites, this zone was included in the amendment.
The CD-1-99 Comprehensive Development Zone permits a single family use based on the parcel size
and siting requirements of the R-1 Residential District (371m2 lot size) and RS-1b One Family Urban
Residential Zone (557m2 lot size). Both of these zones with this text amendment for R-1, will allow
secondary suites and therefore CD-1-99 is also included in this amendment.
CONCLUSION:
This report provides the context and outlines text amendment changes required to allow Secondary
Suites as a permitted use in R-1, CD-1-93 and CD-1-99 zone as directed by Council Resolution in
September, 2013. This amendment completes an action outcome of the Secondary Suite Review
- 5 -
process and is aligned with work currently being completed within the Housing Action Plan. These
changes maintain a lot size for allowance of secondary suites within a range typical for neighbouring
and comparable Lower Mainland communities.
“Original signed by Anne-Marie Whittaker”
______________________
Prepared by: Anne-Marie Whittaker, M.L.Arch
Planner II
“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 Jim Rule”
__________________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A –Bylaw No. 7153-2015 to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985
Appendix B - Map of Properties Zoned R-1, CD-1-93, CD-1-99
Appendix C – Zoning Bylaw No. 7153-2015, Secondary Suite Regulations Excerpt
CITY OF MAPLE RIDGE
BYLAW NO. 7153-2015
A Bylaw to amend the text of Maple Ridge 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. 7153-2015”
2. Maple Ridge Zoning Bylaw No 7153-2015 is hereby amended as follows:
a) PART 6, RESIDENTIAL ZONES, Section 601, Subsection A. PERMITTED USES OF
LAND, BUILDINGS AND STRUCTURES is amended by the addition of Secondary
Suite Residential as a permitted use within the following zones:
R-1 Residential District Zone; and,
CD-1-93 Comprehensive Development Zone.
b) PART 6, RESIDENTIAL ZONES, Section 601A, CD-1-93 Amenity Residential District
Zone, Subsection A. PERMITTED USES is amended by the addition of: 8. Secondary
Suite Residential (subject to Section 402).
c) PART 10, CD ZONES, Section 1034, CD-1-99 (Comprehensive Development),
Subsection C. ACCESSORY USES is amended by the addition of: (f) Secondary Suite
Residential (subject to Section 402).
READ a first time the 26th day of May, 2015.
READ a second time the 26th day of May, 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
City of PittMeadowsDistrict ofLangleyDistrict of MissionFRASER R.^erRiverFraser RiverFraser RiverA lou etteR iv erWhonnockCrNorthAlouetteRiverNorthAlouetteRiverAlouetteRiverAlouette Riv er KanakaCreekKanakaCreekWhonnockLakeWhonnockCr203 ST 216 ST124 AVELAITY ST123 AVELOUGHEED HWY224 ST132 AVE128 AVEDEWDNEY TRUNK RDFERN CRES256 ST248 STDEWDNEY TRUNK RD284 ST104 AVE272 ST272 ST112 AVELOUGHEED HWY264 ST100 AVE256 ST240 ST112 AVELOUGHEED HWY232 ST224 ST144 AVE128 AVEGOLDENWAYEARS132 AVEHANEY BYPASS207 ST 210 ST232 ST232 ST228 ST240 ST248 ST104 AVE102 AVE280 ST264 STGOLDEN EAR
S
W
A
YCity of Pitt MeadowsCity of Maple RidgeCity of Maple RidgeDistrict of MissionDATE: May 19, 2015FILE: SecondarySuitesAmendment.mxdZones: R-1, CD-1-93, CD-1-99The City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map.CITY OF MAPLE RIDGEPLANNING DEPARTMENT´Scale: NTSBY: DTSecondary Suite Text AmendmentZoningR-1 (Residential District)CD-1-93 (Amenity Residential District)CD-1-99 (Comprehensive Development)APPENDIX B
APPENDIX C
Zoning Bylaw No. 7153-2015, Definitions, Secondary Suite Excerpt:
SECONDARY SUITE RESIDENTIAL USE means a residential use accessory to a one family residential use,
limited to one dwelling unit contained within the same building as the one family residential use.
Zoning Bylaw Part 4, General Regulations, Secondary Suite Excerpt:
(8) Dwelling units for a Secondary Suite Residential Use:
(a) shall be limited to one per lot;
(b) shall be contained within the same building as the One Family Residential Use;
(c) shall not be permitted where there is a Boarding Use or Temporary Residential Use on
the lot;
(d) shall have a minimum floor area of 37 m² and a maximum floor area of 90 m², not to
exceed 40% of the total floor area of the building;
(e) shall be permitted on the condition that the registered owner of the lot enters into a
Housing Agreement with the Corporation of the District of Maple Ridge under Section
905 of the Municipal Act, which must be executed and delivered to the Municipality
prior to the issuance of any building permit for the land in relation to which the
Secondary Suite Residential Use is permitted. The Housing Agreement includes a term
that either the One Family Residential Use dwelling unit or the Secondary Suite
Residential Use dwelling unit be occupied by the registered owner;
(f) will require proof of notification to the applicable Health Authority or to the
appropriate authority if located on a lot which is not serviced by municipal sewer;
(g) shall not be strata-titled;
(h) shall not be permitted on property situated within a floodplain;
(i) shall not be permitted unless permitted by the provisions of section 601 (A.) of the
Zoning Bylaw.
Zoning Bylaw Part 6, Residential Zones, Permitted Uses of Land, Buildings and Structures Table:
601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3 RS-1, RS-1a, RS-1b,
SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93)
A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES
Subject to the regulations of Section 401, 402 and 601B, the following uses and no others shall be
permitted in the zone indicated:
USE ZONE IN WHICH USE IS PERMITTED
R-1 R-2 R-3 RS-1 RS-1a RS-1b RS-1c RS-1d RS-2 RS-3 RT-1 SRS RE CD-1-
93
Agriculture
One Family
Residential
Two Family
Residential
Boarding
Accessory
Residential
Accessory Home
Occupation
Accessory Off-
Street Parking
Accessory
Employee Residential
Accessory Produce
Sales
Elderly Citizens
Residential
Temporary
Residential
(subject to Section
402)
Rental Stable
Temporary Tourist
Accommodation
Secondary Suite
Residential
Hobby Kennel Neighbourhood
Daycare
Detached Garden
Suite Use (subject
to Section 402)
Hobby Beekeeping
Use (subject to Section 402)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-091-RZ
File Manager: Therese Melser
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:
Agricultural Impact Assessment Report by Letts Environmental Consultants
Agricultural Buffer by Letts Environmental Consultants
Tree Inventory by Letts Environmental Consultants
Storm Water Management Plan by Don Bowins
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 25, 2015
and Members of Council FILE NO: 2014-091-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7115-2014
12420 Ansell Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12420 Ansell Street from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to allow for a future
subdivision of 2 lots. Council granted first reading to Zone Amending Bylaw No. 7115-2014 on
October 28, 2014. This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1) That Maple Ridge Zone Amending Bylaw No. 7115-2014 be given second reading, and be
forwarded to Public Hearing;
2) That the following terms and conditions be met prior to final reading:
i) A corner truncation for road dedication, as required;
ii) Registration of a restrictive covenant for preservation of the agricultural buffer must be
registered at the Land Title Office, including a disclosure statement regarding neighboring
farming practices;
iii) Registration of a restrictive covenant for storm water management;
iv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Rob Jeeves
Owner: Robert Hayden and Elaine Hayden
Legal Description: Lot 78, Section 22, Township 12, New Westminster District Plan 43885
- 2 -
OCP:
Existing: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural (in Agricultural Land Reserve)
East: Use: Single Family Residential
Zone RS-3 One Family Rural Residential
Designation: Agricultural (in Agricultural Land Reserve)
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.81 ha. (2 acres)
Access: Ansell Street and 124 Avenue
Servicing: Suburban Standard
2) Project Description:
The applicant is proposing to rezone the property on 12420 Ansell Street from RS-3 (One Family
Rural Residential) to RS-2 (One Family Suburban Residential) to allow for a two lot subdivision. The
applicant is proposing to maintain the existing home on the western lot (see Appendix A).
3) Planning Analysis:
i) Official Community Plan:
The subject property is designated Estate Suburban Residential in the OCP, located outside of the
City’s urban area boundary, but within the Region’s Urban Containment Boundary and the Fraser
Sewerage Area.
The land use designation permits a single detached housing form located outside of the urban area
boundary. As indicated in Appendix C of the OCP, the RS-2 (one Family Suburban Residential) zone
is permitted in the Estate Suburban Residential designation. Municipal water is required in this
- 3 -
zone; and properties in this designation may be serviced by municipal sanitary sewer, due to their
location in the Fraser Sewerage Area.
The surrounding neighbourhood context is comprised of properties also designated Estate Suburban
Residential. It is anticipated that the long term development of the area will be to a suburban level
and style of development, with overall densities of one dwelling unit per 0.4 ha (1 acre). The subject
application is therefore in compliance with the OCP.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into two single
family lots (see Appendix B). The proposed development meets the minimum zoning requirements
for the RS-2 (One Family Suburban Residential) zone, which include: a minimum lot size of 0.4 ha (1
acre), a minimum width of 36 metres and a minimum depth of 60 metres (see Appendix C). A
variance for road carriage way and right-of-way width will be required as discussed below.
iii) Proposed Variances:
A Development Variance Permit application will be required to allow a reduced road width from the
required 7.0 metres for the existing roads; to 6.3 metres on Ansell Street and 6.0 metres on 124
Avenue. The road has adequate capacity to support the subdivision and all required services can fit
in the smaller right-of-way, and therefore supported by the Engineering Department, as the existing
road is adequate to accommodate traffic flows in the area.
4) Environmental Implications:
The Stormwater Management Plan shows a proposed infiltration pit and soil amendments on site. A
storm water covenant will be needed, together with a final sign off from the engineer of record that
topsoil amendments have been proposed to ensure the works have been completed to design
standards.
5) Agricultural Impact:
The property to the east is agricultural land. Letts Environmental Consultants prepared an
Agricultural Impact Assessment report on December 2, 2014, and a Tree Inventory report on January
28, 2015. There will be a 6m ALR buffer on the east side of the property, adjacent to the agricultural
land, as well as a 3m ALR buffer to the south side of the property. A restrictive covenant is required
to preserve the two ALR buffer areas.
The new lot will be serviced from Ansell Street, instead of 124 Avenue to maintain a rural servicing
level outside of the Urban Area Boundary for agricultural lands beyond.
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the development plans and has determined that all off-
site services exist for the rezoning application requirements; therefore a Rezoning Servicing
Agreement is not required. All on-site servicing improvements will be necessary prior to subdivision
approval.
- 4 -
CONCLUSION:
As the development proposal is in compliance with the OCP and consistent with earlier development
patterns in the Academy Park area, it is recommended that second reading be given to Maple Ridge
Zone Amending Bylaw No. 7115-2014, and that application 2014-091-RZ be forwarded to Public
Hearing.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
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 Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 7115-2014
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 25, 2014 FILE: 2014-091-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
12420 ANSELL STREETANSELL ST244 ST124 AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7115-2014
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. 7115-2014."
2. That parcel or tract of land and premises known and described as:
Lot 78 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1628 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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 28th day of October, 2014.
READ a second time the 26th day of May, 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
12497
243111237524358
12342
12475
12355
12440
124202436512447
12530
2451512370
1238424383 12460
12490
244542436124421125 AVE.ANSELL ST.50
53
2
78
2
76
P 3118 P 706741
21
2
N 190' 12
2
P 43885
Rem 12
P 43885
1 P 5052
P 43885
11 P 7116420
P 43885 P 72831Rem 12
2
P 243281
EPP 1414
11
P 5390
1
1
LMP 34711EP 54608ANSELL ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7115-20141628
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-063-RZ
File Manager: Adrian Kopystynski
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:
4.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: March 30, 2015
and Members of Council FILE NO: 2015-063-RZ
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7140-2015
Industrial Fence Height Amendment
EXECUTIVE SUMMARY:
There have been recent discussions at Council about some Zoning Bylaw regulations subject to
frequent variance applications to suite building forms, development styles and market demands
that have changed since the Zoning Bylaw was first adopted some two decades ago. Rather than
leaving all the changes to the New Zoning Bylaw, Council noted it would consider some key changes
being brought forward earlier. This report represents the first of such Zoning Bylaw changes to clarify
and standardize definitions and regulations for Fences and Landscape Strips and Screens.
The intent of the changes is to differentiate between Fences (i.e. a solid structural barrier),
Landscape Strips (landscaping contained with a minimum width) and Landscaping Screening (a
combination of Fencing and a Landscape Strip). For Fences, the regulations would focus on size and
safety (e.g. height limitations and vision at intersections) and Landscaping Strips and Screens focus
on appearance and separation (e.g. softening exposed retaining walls, residential-non-residential
land use interfaces, etc.).
The proposed changes to Zoning Bylaw No. 3510-1985 include:
Amending the definition of Landscaping Screen and adding a definition for Fences in Part 2
Interpretation; and
Amending Section 403 “Regulations for the Size, Shape and Siting of Buildings and
Structures”, Sub-section (4)(e) by:
o Grouping together the Fence and the Landscape Screening regulations to align with the
revised definitions;
o Setting a maximum height of a fence at 3.6 metres for most commercial and industrial
zones where a use abuts a residential use; and
o Prohibiting barbed or razor wire fences in the Town Centre.
RECOMMENDATION:
That Zone Amending Bylaw No. 7140-2015 be given first and second reading and be forwarded to
Public Hearing.
- 2 -
BACKGROUND AND DISCUSSION:
Changes to Part 2 Interpretation: This part of the Zoning Bylaw defines key terms used in the Bylaw.
The purpose of the amendments to this part is to better distinguish the three characteristics of
height, width and aesthetics in applying fence and landscaping regulations in all zones. Therefore,
the following are proposed, with the changes highlighted:
new FENCE means a structure constructed of materials including wood, masonry,
concrete, or metal, intended for the purpose of total or partial physical and/or visual
separation or enclosure of a property or portion thereof, and includes chain link
fences, however does not include retaining walls.
unchanged LANDSCAPE STRIP means a continuous area of a specified width which is broken only
by access drives, lanes and walkways to contain the planting of trees, shrubs and
ground covers.
modified LANDSCAPE SCREEN means a Landscaping Strip forming a visual barrier composed
of a continuous dense vegetation, including evergreen hedges, wooden fence or
masonry wall, or a combination thereof installed or planted so that no person is able
to see through it, which is broken only by access drives, lanes and walkways.
Changes to the General Regulations: It is proposed that the existing provisions in Section 403
“Regulations for the Size, Shape and Siting of Buildings and Structures”, Sub-section (4) (e) be
regrouped for those regulations governing fences, including chain link fences, as defined above and
Landscaping Screens. The following (with the changes highlighted) is proposed to replace the
existing Sub-section:
(e) Except as otherwise provided in this or other Bylaws:
(i) where a use on lands designated Commercial, Service Commercial, Industrial or
Institutional abuts a use on lands designated Residential or Multi-residential, a
landscape screen of a minimum 2.0 metres in height and a maximum of 3.6
metres in height shall be provided along common property lines between the
abutting uses. Except as restricted by Section (7) Visual Clearance at
Intersections, the maximum height shall not apply to a hedge or other vegetation;
(ii) fences:
(a) not exceeding a height of 3.6 m may be sited on any portion of a lot in the
A, M-1, M-2, M-4, M-5 and P zones; and
(b) not exceeding a height of 2.0 metres in the C, CS and M-3 zones, may be
located:
(i) to the rear of the front face of a building or to the rear of the required
front lot line set back whichever is greater; and
(ii) in the case of a corner lot, to the exterior side lot line setback or to the
building face on the exterior side lot line whichever is greater.
(iii) in the A, R, RS, SRS, RG, RT and RM zones, a fence
(a) not exceeding a height of 1.2 metres may be sited on any portion of a lot;
- 3 -
(b) not exceeding a height of 2.0 metres may be located to the rear of a
required front lot line setback, and in the case of a corner lot, to the interior
of the required exterior side lot line setback; and
(c) notwithstanding the above, landscape screens not exceeding a height of
2.0 metres may be sited on any portion of a panhandle lot except the
panhandle.
(iv) barbed or razor wire fences shall not be permitted except:
(a) in the A, RS-2 and RS-3 zones, and
(b) in an M, C, CS, or P zone where the wire is located on a fence or wall above
a height of 2.0 metres.
(v) Notwithstanding Section 403 (4)(e)(iv), barbed wire or razor wire fences shall not
be permitted in the Town Centre as shown in Schedule E.
CONCLUSION:
The need to clarify definitions and to group together regulations for landscaping screens and for
fence height has been identified. Fence heights appropriate for residential areas, for the buffering
between residential and non-residential areas, and for non-residential areas have been established.
The M-3 Zone continues to have no height restriction, except if abutting a residential zone.
Planning and Bylaw Enforcement Departments support establishing a fence height range of 2.0
metres to 3.6 metres as a reasonable compromise between security for non-residential operations
and privacy for adjacent residential uses. Where specifics warrant, a height variance may be applied
for and considered by Council.
Staff recommends that Maple Ridge Zone Amending Bylaw No. 7140-2015 be given First and
Second Reading and be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”_______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“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 Jim Rule”________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Maple Ridge Zone Amending Bylaw No. 7140-2015