HomeMy WebLinkAbout2015-11-17 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
November 17, 2015
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, November 17,
2015 to consider the following bylaws:
1) 2015-201-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7163-2015
LEGAL: Lot A, Section 29, Township 12, New Westminster District, Plan EPP27906
Except Plans EPP39985, EPP32166, and EPP52568
LOCATION 22830 Nelson Court
FROM: R-1 (Residential District)
TO: R-2 (Urban Residential District)
PURPOSE To permit a future subdivision of 11 lots.
2a) 2013-086-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7160-2015
LEGAL: Lot 1, Except: Part dedicated Road on Plan 68113, Section 33, Township 12,
New Westminster District, Plan 20132;
Lot 8, Block A, Section 33, Township 12, New Westminster District,
Plan 2409;
Parcel B (668484E), Lot 9, Block A, Section 33, Township 12, New
Westminster District, Plan 2409;
Lot 4, Section 33, Township 12, New Westminster District, Plan 20132
LOCATION: 23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
PURPOSE: To Amend Schedule “A of the Official Community Plan as follows:
Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 items a), b) and c): to
allow a small commercial area that is typically between 90-140 m2 in the
Blaney, Forest, and Horse Hamlets.
Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e): to allow on-site
parking for commercial uses in Silver Valley Hamlets.
Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure
3A - Blaney Hamlet is hereby amended to adjust the existing land use
boundaries as outlined in heavy black line as shown on Map No. 910.
Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended to adjust the existing land use boundaries and trail location
as outlined in heavy black line as shown on Map No. 911.
Map No. 910 Map No. 911
2b) 2013-086-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7023-2013
LEGAL: Lot 1, Except: Part dedicated Road on Plan 68113, Section 33, Township 12,
New Westminster District, Plan 20132;
Lot 8, Block A, Section 33, Township 12, New Westminster District,
Plan 2409;
Parcel B (668484E), Lot 9, Block A, Section 33, Township 12, New
Westminster District, Plan 2409;
Lot 4, Section 33, Township 12, New Westminster District, Plan 20132
LOCATION 23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
FROM: RS-3 (One Family Rural Residential)
TO: RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
RST-SV (Street Townhouse – Silver Valley)
RS-1b (One Family Urban [Medium Density] Residential)
P-1 (Park and School)
R-1 (Residential District) and
C-5 (Village Centre Commercial)
PURPOSE To permit a future subdivision of approximately 51 single family lots, 16
street townhouse lots, one commercial lot, and future neighbourhood park.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from November 5, 2015 to November 17, 2015, Saturdays, Sundays and
Statutory Holidays excepted. Some of this information will also be posted on the City website
www.mapleridge.ca on the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., November 17,
2015. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 5th day of November, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-201-RZ
File Manager: Ann Edwards
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2015-201-RZ
Geotechnical Report
Tree Assessment Report
ESA Report
2015-201-DP
Forester’s Report
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2015-201-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7163-2015
22830 Nelson Court
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property located at 22830
Nelson Court (Appendix A) from R-1 (Residential District) to R-2 (Urban Residential District) to permit
a future subdivision of 11 lots. If approved, this will result in the addition of two lots from the
previously proposed subdivision plan.
This application is in compliance with the Silver Valley Area Plan of the Official Community Plan
(OCP). The minimum lot size for the current R-1 (Residential District) zone is 371m² and the
minimum lot size for the proposed R-2 (Urban Residential District) zone is 315m².
Council granted first reading to Zone Amending Bylaw No. 7163-2015 on September 29, 2015.
Since then, the bylaw map has been amended to exclude Lot 75 from this rezoning application.
(Appendix D)
RECOMMENDATIONS:
1) That Maple Ridge Zone Amending Bylaw No. 7163-2015 be amended as identified in the staff
report dated October 19, 2015 be given second reading, and be forwarded to Public Hearing;
DISCUSSION:
1) Background Context:
Applicant: Damax Consultants Ltd
Owner: Insignia Homes Silvervalley 2 Ltd
Legal Description: Lot A, Section 29, Township 12, NWD Plan EPP27906 except
Plans EPP39985, EPP32166 and EPP52568
OCP:
Existing: Eco Clusters
Zoning:
Existing: R-1 (Residential District)
Proposed: R-2 (Urban Residential District), R-1 (Residential District)
- 2 -
Surrounding Uses:
North: Use: Neighbourhood Park (Nelson) and Park (conservation)
Zone: P-1 (Park and School), RS-3 (One Family Rural Residential)
Designation: Neighbourhood Park, Conservation
South: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential), R-1 (Residential District),
Designation: Conservation, Eco-Clusters
West: Use: Park, Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 1.4 hectares (3.46 acres)
Access: Nelson Court
Servicing requirement: Urban Standard
Previous Applications: RZ/013/10, 2013-116-SD (Phase 1), 2014-097-SD (Phase 2),
2012-089-DP, VP/013/10
Companion Applications: 2015-201-SD (Phase 3A), 2015-305-SD (Phase 3B),
2015-201-VP, 2015-201-DP
2) Background:
The Nelson Peak site received final approval for rezoning application RZ/013/10 on April 8,
2014. The first phase of the subdivision (2013-116-SD) was approved on June 11, 2014 and
the second phase of the subdivision (2014-097-SD) was approved on July 27, 2015. On
February 14, 2012 the R-2 (Urban Residential District) was approved.
The developer has found that the larger homes on larger lots are not as desirable to
purchasers and has requested that a portion of the third phase of the development be rezoned
to R-2 (Urban Residential District) to provide smaller more saleable homes.
3) Project Description:
The subject property at 22830 Nelson Court (Appendix A) is 1.4 ha (3.46 acres) in size and is
the third phase of the Nelson Peak eco-cluster development that was originally 9.9 hectares in
area. It is located at the end of the Nelson Court cul-de-sac to the west of Nelson Peak Drive
and south of 136 Street. The site is almost completely surrounded by park land that was
dedicated at the rezoning stage for the original Nelson Peak project (Appendix B). A
neighbourhood park site is located at the end of the cul-de-sac which will be developed by the
Parks department in the future.
The Nelson Peak site is an Eco Clusters development that received final zoning approval of
RZ/013/10 on April 8, 2014 with three single family zones (R-1, R-3, and RS-1b), the street
townhouse zone (RST), and P-1 for the neighbourhood park. The site is being developed in
- 3 -
three subdivision phases, with construction of first phase nearing completion and the second
phase underway. This rezoning application (2015-201-RZ) has been received to rezone a
portion of Phase 3 from R-1 (Residential District) to R-2 (Urban Residential District) (Appendix
C).
The developer has found that larger homes on larger lots are not as desirable to purchasers
and has requested that a portion of the third phase of the development be rezoned to R-2
(Urban Residential District) to provide smaller more saleable homes. The area to be rezoned
will result in the addition of two lots to the third phase subdivision plan, as shown on the
subdivision plan (Appendix D).
4) Planning Analysis:
i) Official Community Plan:
The development site is designated Eco Clusters within the Blaney Hamlet of the Silver
Valley Area Plan. The proposed R-2 zone is consistent with this OCP designation. When the
original Zoning and OCP amendments were approved for this site (RZ/013/10) all the areas
required for the protection of watercourses and steep slopes, and a neighbourhood park,
total of 5.4 hectares, were designated as Conservation and Neighbourhood Park and were
dedicated to the municipality.
The overall density for the Nelson Peaks subdivision as it was approved with the original
rezoning application is 7.58 units per hectare (uph) (75 units/9.9 hectares). The addition
of two lots with this rezoning application would increase the density to 7.78 uph. This is
still well within the Silver Valley Area Plan target density range of 5 – 15 units per hectare
for Eco Clusters development.
ii) Zoning Bylaw:
The R-2 (Urban Residential District) zone was not adopted by Council until February 2012
which was too late for the zone to be considered in the original development plans for this
site. Since then, the developer reconsidered the subdivision potential for the third phase
and has revised the lot configuration to provide two clusters of lots with the R-2 lot
dimensions. This will result in the addition of two lots from the previously proposed
subdivision plan.
The minimum lot size for the current R-1 (Residential District) zone is 371m² and the
minimum lot size for the proposed R-2 (Urban Residential District) zone is 315m².
iii) Off-Street Parking And Loading Bylaw:
Two parking spaces within an enclosed garage and two additional parking spaces on the
driveway will be provided for each home. This exceeds the minimum parking requirement
of two spaces for single family homes.
iv) Proposed Variances:
The original development application included the following variances (VP/013/10) that
were approved by Council on April 8, 2014:
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to reduce the road right-of-way and carriageway widths to meet the Silver Valley
road standards for an Eco Clusters development;
to increase the maximum building height to 11.0 metres for the RS-1b (One Family
Urban (Medium Density) Residential), R-1 (Residential District), and R-3 (Special
Amenity Residential District) lots; and
to reduce the rear yard setback from 8 metres to 6 metres for the R-1 (Residential
District) zoned lots that back onto park land (green belt).
A Development Variance Permit application (2015-201-VP) has been received with this
application to request an increase in the maximum building height to 11.0 metres for the R-
2 zoned lots. This is consistent with the previously approved variance and will be the
subject of a future Council report.
v) Development Permits:
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required
for all development and subdivision activity or building permits for areas identified as
wildfire risk areas, as identified on the Wildfire Development Permit Map area. Although
the earlier two phases of the Nelson Peak development are exempt, the lots within Phase 3
must meet the requirements of the Wildfire Development Permit. This will be the subject of
a future Council Report.
Watercourse Protection and Natural Features Development Permit (2012-089-DP) was
approved on May 30, 2014 with the original application to ensure the preservation,
protection, restoration and enhancement of watercourse and riparian areas; and to ensure
the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions. This application does not
alter any of the conditions of the approved Development Permit.
vi) Development Information Meeting:
A Development Information Meeting was not required for this application because only two
additional lots are proposed.
vii) Parkland Requirement:
The park dedication requirements of Section 941 of the Local Government Act were met
with the original application. No additional park land is required.
5) Environmental Implications:
There are no environmental implications resulting from this rezoning application as the
boundaries between the Conservation areas and the residential development will not change
from those approved with the original application.
6) Interdepartmental Implications:
i) Engineering Department:
There are no additional rezoning (off-site) servicing requirements needed for this
application, and the subdivision servicing requirements will be minimal, requiring the
addition of two service connections.
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7) School District No. 42 Comments:
A referral to School District No. 42 was not required for this application because there is no
amendment to the OCP. The School District has earlier responded that developments in the
Silver Valley Area would affect the projected student population for the catchment area
currently served by Yennadon Elementary and Garibaldi Secondary schools. The enrollment at
the Yennadon Elementary School is at 104.4% utilization (569 students, including 140 out of
catchment students, for 2013-14 school year). The students from this area will need to be
bussed to Harry Hooge and Alouette Elementary schools, which are beyond the established
walking limits of the School Board. The current walking limit for Grades K-3 is 4 kilometres and
for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is at 74.67%
utilization (784 students, including 362 out of catchment students, for 2013-2014).
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 7163-
2015 and that application 2015-201-RZ be forwarded to Public Hearing.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge Zone Amending Bylaw No. 7163-2015
Appendix D – Subdivision Plan
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
22830 NELSON COURTLegend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
22830 NELSON COURT
CITY OF MAPLE RIDGE
BYLAW NO. 7163-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7163-2015."
2. That parcel or tract of land and premises known and described as:
Lot A Section 29 Township 12 New Westminster District Plan EPP27906 Except
Plans EPP39985 EPP32166 and EPP52568
and outlined in heavy black line on Map No. 1642 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 29th day of September, 2015.
READ a second time the 27th day of October, 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
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)
R-2 (Urban Residential District)
7163-20151642
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-086-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
Environmental Assessment
Wildfire Hazard Assessment
Arborist Report
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2013-086-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Addendum to Second Reading Report
Official Community Plan Amending Bylaw No. 7160-2015
Zone Amending Bylaw No. 7023-2013
23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
EXECUTIVE SUMMARY:
This application is to rezone and re-designate the above noted properties from RS-3 (One Family
Rural Residential) to the following zones and Silver Valley land use designations:
Table 1: Proposed Zones and Land Use Designations
Zone Land Use
RS-1 (One Family Urban Residential) Low Density Urban
RS-1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential
R-1 (Residential District) Medium Density Residential
R-3 (Special Amenity Residential District) Medium/High Density Residential
RST-SV (Street Townhouse-Silver Valley) Medium/High Density Residential
C-5 (Village Centre Commercial) Commercial
P-1 (Park and School) Neighbourhood Park
This application will allow future subdivision of approximately 51 single family lots, 16 street
townhouse lots, one commercial lot, and a future neighbourhood park. Council granted first
reading to Zone Amending Bylaw No. 7023-2013 and considered the early consultation
requirements for the OCP amendment on October 22, 2013. Second reading was considered on
September 8, 2015 and the application was deferred with the following motion:
That the motion to give first and second readings to Maple Ridge Official Community Plan Amending
Bylaw No. 7160-2015 and second reading to Zone Amending Bylaw No. 7023-2013 be deferred to
allow staff to engage in a discussion with the applicant on additional rental accommodation and a
permanent daycare use requirement.
Since deferral of the project, the applicant has discussed the project with City staff, and has
contacted Fraser Health to determine the licensing requirements for a commercial daycare. The
commercial floor space has changed from 228.1 m2 (2,455 ft2) to 267 m2 (2,874 ft2), and the
commercial property has changed in area from 802 m2 (8,633 ft2) to 1,019 m2 (10,968 ft2). As a
result, one street townhouse has been removed from the overall plan. The commercial parking area
has been increased from 8 to 15 parking spaces. This report is provided for information purposes
and includes a revised commercial site plan and building elevations, and modified zoning and OCP
amending maps. The revised recommendations include additional terms and conditions for final
reading, as outlined in this report.
- 2 -
RECOMMENDATIONS:
1) That the motion deferred at the September 8, 2015 Council meeting with respect to 2013-086-
RZ, 23262 Silver Valley Road, and 13878, 13702 and 13660 232 Street be withdrawn.
2) That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7160-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3) That Official Community Plan Amending Bylaw No. 7160-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
4) That it be confirmed that Official Community Plan Amending Bylaw No. 7160-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
5) That Maple Ridge Official Community Plan Amending Bylaw No. 7160-2015 be given first and
second readings and be forwarded to Public Hearing;
6) That Maple Ridge Zone Amending Bylaw No. 7023-2013, be amended as identified in the staff
report dated October 19, 2015, be given second reading, and be forwarded to Public Hearing;
7) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails / Open
Space,
iii) Road dedication on 232 Street and Silver Valley Road as required;
iv) Park dedication as required, including construction of multi-purpose trails; and removal of
all debris and garbage from park land;
v) Purchase of the land identified for future neighbourhood park by the City of Maple Ridge;
vi) Consolidation of the subject properties;
vii) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development and confirms that the
slope failure area has been remediated;
viii) Removal of existing buildings;
ix) Approval from the Ministry of Forest, Lands and Natural Resources for in-stream works on
the site;
- 3 -
x) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
xi) Registration of a Housing Agreement as a Restrictive Covenant to ensure two residential
units in the proposed commercial building remain as rental units;
xii) Registration of a Restrictive Covenant protecting the visitor parking and residential parking
for the commercial building;
xiii) Provision of a voluntary Community Amenity Contribution of $3,100.00 for each residential
lot created; and
xiv) Registration of a Restrictive Covenant limiting the use of Commercial Unit 1 and the
adjacent outdoor play space, a total of 104.2 m2 of indoor floor area and 93 m2 of outdoor
space, to a commercial daycare use in perpetuity.
DISCUSSION:
1) Revised Information:
Since deferral of the subject application on September 8, 2015, the applicant has made revisions to
the development proposal, as outlined in Table 2:
Table 2: Development Proposal Revision Summary
Original Revised
Commercial Unit 2 Floor Area 105.1 m2 80.9 m2
Commercial Unit 2 Parking Spaces 3.5 2.7
Commercial Unit 3 Floor Area 123 m2 81.5 m2
Commercial Unit 3 Parking Spaces 4.1 2.7
Commercial Unit 1 (daycare) n/a 104.2 m2
Commercial Unit 1 outdoor play area n/a 93 m2
Commercial Unit 1 Parking Spaces n/a 5
Apartments 0 2
Apartment Parking n/a 2 (resident), 1 (visitor)
Loading Space 1 1
Total Commercial Floor Space 228 m2 263 m2
Total Number of Parking Spaces
Required by Bylaw
8, plus one loading space 14, plus one loading space
Street Townhouse Units 17 16
The parking spaces have increased by seven to meet the requirement for resident, visitor, and
daycare parking. As a result, the townhouse units directly south of the commercial lot fronting on
232 Street have been reduced by one unit. This change requires a revision to the zone amending
bylaw map to expand the C-5 (Village Commercial) zoned area and reduce the RST-SV (Street
Townhouse-Silver Valley) zoned area. The bylaw attached as Appendix D reflects this change.
- 4 -
Provision for Rental Housing:
The second floor of the commercial building has been modified to include two apartment units. The
residential units are 76 m2 and 78.2 m2 (818 and 842 ft2) with two bedrooms. These apartment
units will be subject to a Housing Agreement whereby the units will be secured as rental stock in
perpetuity. Therefore, a new condition of final reading is the registration of a Housing Agreement for
the two proposed rental units, which has been added as condition xi) in the Recommendations
section of this report. A Housing Agreement Bylaw must be approved by Council to authorize this
agreement. The ability for the City to enter into a housing agreement with an owner of land is derived
from section 905 of the Local Government Act, R.S.B.C 1996, c. 323, which states:
(1) A local government may, by bylaw, enter into a housing agreement under this section.
(2) A housing agreement may include terms and conditions agreed to by the local government
and the owner regarding the occupancy of the housing units identified in the agreement,
including but not limited to terms and conditions respecting one or more of the following:
(a) the form of tenure of the housing units;….
Three additional parking spaces will be provided for residential and residential visitor parking
purposes. A variance to waive the requirement for concealed residential parking in the C-5 (Village
Commercial) zone will need to be added to the existing development variance permit application.
The residential and visitor parking spaces for the apartments will be identified as such to ensure that
they are not used by the commercial uses, and will be protected through a restrictive covenant. As a
result, a new condition prior to final reading has been added to the Recommendations section of this
report as item xii).
Provision for Daycare Use:
The commercial site revisions also include the addition of a third commercial unit to accommodate a
commercial daycare and a dedicated outdoor play space that meets Fraser Health licensing
standards. The new commercial unit is 104.2 m2 (1,122 ft2) in area and is located behind the two
smaller commercial units. An outdoor play area 93 m2 (1,001 ft2) in size is provided adjacent to the
potential daycare unit. These spaces have been designed based on the Group Child Care (30
months to school age) licensing requirements. Additional parking spaces are provided based on the
assembly use standards of one parking space per 20 m2 of gross floor area of the proposed daycare
unit.
Licensed daycares must adhere by the Child Care Licensing Regulation (CCLR) under the Community
Care and Assisted Living Act. Division 2 – Facility Requirements of the CCLR stipulates that each
child must have a minimum of 3.7 m2 (40 ft2 ) of floor area and 7 m2 (70 ft2 ) of outdoor play space.
The proposed daycare space and outdoor play area are designed to accommodate 25 children. The
outdoor play area will accommodate 13 children at a time.
The C-5 (Village Commercial) zone currently permits Assembly as a permitted principle use. The
Zoning Bylaw defines Assembly Use as a use providing for the assembly of persons for charitable,
philanthropic, cultural, entertainment uses, public transportation depots, or private education
purposes, includes auditoriums, youth centres, social halls, group camps, theaters, private schools,
kindergartens, and child care centres. Therefore, no zoning text amendments are required to permit
a daycare in the proposed commercial building.
- 5 -
As the commercial leasing opportunities will become available once the building is constructed, at
this point in time a daycare provider has not been secured. Staff have discussed an appropriate
mechanism to secure the daycare use with the city’s solicitor. Legal counsel has advised that it
would be permissible to limit the use of the specific commercial unit and outdoor space to a
commercial daycare use only. An additional condition for a use restrictive covenant has been added
as item xiv) in the Recommendations section of this report.
2) Community Amenity Contribution:
At the September 8, 2015 Council meeting, there was discussion about a city-wide community
amenity program. It was noted that a report on this matter would be provided to Council on October
19, 2015. Following the Council meeting, the applicant advised staff that they were willing to make
a contribution of $3,100.00, consistent with the current Albion Area Community Amenity Program, in
advance of the city-wide program adoption. Based upon this, a new condition xiii) has been added to
the final reading report. The amenity contribution offered for this project is approxiamtely
$207,700.00.
In addition to the financial contribution that the developer is willing to make, the following items are
also identified as community amenities:
Enlarged commercial building;
Two rental housing units; secured in perpetuity with a Housing Agreement
Daycare unit with accommodation for 25 pre-school and school aged children;
Outdoor play space adjacent to daycare unit with accommodation for 13 children at a time;
and
Additional commercial parking.
The applicant estimates that the total cost of these amenities to the developer is approximately
$650,000.00. The developer has indicated to staff that their intention is to construct the
commercial building at the same time as the street townhouses fronting 232 Street once the off-site
servicing improvements are completed.
It should be noted; however, that the applicant has expressed some concern regarding the
competitiveness of this project if other development projects don’t also contribute an amenity fee.
The applicant therefore feels that in fairness, other forthcoming applications should be required to
also pay a contribution.
3) Citizen Implications:
The revision to the commercial building and additional terms and conditions listed in the
Recommendations section of this report will ensure that two long term residential rental units are
located in the Blaney Hamlet, and that one of the three commercial units will be reserved for the
accommodation of a daycare facility with up to 25 spots available for pre-school and school aged
children. The developer intends to lease the commercial units once constructed.
- 6 -
CONCLUSION:
Since the subject application was deferred on September 8, 2015, the applicant has had
discussions with Planning Department and the Fraser Health Authority Child Care Licensing Officer
regarding the provision of additional rental accommodation and a permanent daycare use. The
applicant has revised the development proposal, which now includes three commercial units, two
rental apartments, an outdoor daycare play area, and sufficient parking spaces for all of the uses.
The applicant is also willing to voluntarily contribute $3,100.00 per residential lot as an amenity
contribution. These changes have resulted in a larger commercial property, more commercial floor
space, and one fewer street townhouse compared to the original submission.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7160-2015
Appendix D - Zone Amending Bylaw No. 7023-2013
Appendix E –Revised Commercial Site Plan
Appendix F – Revised Commercial Elevations
Appendix G –Second Reading Report dated August 31, 2015
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7160-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7160-2015."
2.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i.Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii.Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii.Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
3.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.5 Commercial Areas, items
c) and d) are deleted in their entirety and replaced with the following:
c) The commercial floor space in the Blaney Hamlet is typically between 90- 140 m2.
d) The commercial floor space in the Forest Hamlet centre is typically between 90-140 m2.
4.Schedule "A" Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e) is deleted in its entirety and
replaced with the following:
e)Parking for commercial uses in Hamlets may be accommodated on the street.
Onsite parking for commercial uses must be located to the rear of the building.
5.Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A -
Blaney Hamlet is hereby amended for those parcels or tracts of land and premises known
and described as:
APPENDIX C
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster District Plan 20132
and outlined in heavy black line on Map No. 910, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to as shown.
6.Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended for those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster District Plan 20132
and outlined in heavy black line on Map No. 911, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
7. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 27th day of October, 2015.
READ A SECOND TIME the 27th day of October, 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
2319613653
13859
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13743
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13750
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23
2
8
0
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3
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5
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3
1
5
6
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13795
2318313848
13762
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13602 (PUMP STATION)
13752
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13866
137
5
7
13857
13868
13776
13583232 ST.232A ST.SILVER VALLEY RD
137 AVE.BLANEY RDSILVER VALLEY RD232 ST.PARK
57 56
1
RP 10274
P 20132
21
4
8
15
PARK
EP 4248
EPP 44846
PARK
59
13
S PART 9
10
2
20
5
2
RP 17267
PARK
Rem 6
7
A
PARK
Rem 1
11
14
9 18
P 20132
6
P 2409
EPP 34551
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8
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4
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*PP162
7
12
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PARK
61
P 11173
RP 17234
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A
2
16
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Rem 5
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BCP 428737
P 240911
2
BCS 3895
62 60
3
6
P 40424
12
15
8
6
3
4
9
14
12
PARK
BCP 42823
Rem Pcl B
8
9
BCP 43235
58
P 18410
55
BCS 3588
5
2
N 200' 9EPP 294635
1
13
R
W
4
6
8
0
8
BCP 42829EPP 25732
BCP 42874
BCP 42
8
7
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EP 79495BCP 33245BCP 33246EPP 35006 BCP 42876BCP 33247BCP 33246EPP 25570RW 68113BCP 33248 BCP 41108BCP 46699
EPP 34551EPP 26594
EPP 38125
232 ST.
´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)of the Silver Valley Area Plan as shown
7160-2015910
CommercialOpen SpaceNeighbourhood ParkConservation
Low Density ResidentialLow/Medium Density ResidentialMedium Density ResidentialMedium/High Density Residential
2
3
1
5
5
2
3
1
7
0
13673/91
1379523196
2318313848
23250232
8
8
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13782
13762
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13738
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R
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A
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BCP 43235
PARK
Rem 6
BCP 41713
1BCS 3588
13
16 EPP 294634
B
9
15
BCP 48060
7
RP 17234
56 55 54
6
15
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8
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8
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7
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P 20132
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9
7
6
3
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Rem 5
6
4
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58
A
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P 40424
40
1
8
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EPP 34552 PARK
PARK
53
PARK
4
14
17
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BCP 42873EP 4248
61 59 57
12
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20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
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BCS 3895
62 60
1110
2
P 2409Rem Pcl B
EPP 44846
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P 18410
2
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19
4
2
14
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W
4
6
8
0
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BCP 33248
BCP 42829
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BCP 41108BCP 42
8
7
4BCP 33247BCP 46699
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EP 79495RW 68113EPP 25570EPP 26594BCP 33246BCP 42876232 ST.
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7160-2015911
Add Open SpaceAdd Neighbourhood ParkAdd ConservationAdd Equestrian Trail
Remove Open SpaceRemove Neighbourhood Park
CITY OF MAPLE RIDGE
BYLAW NO. 7023-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7023-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District
Plan 2409
Lot 4 Section 33 Township 12 New Westminster District Plan 20132
and outlined in heavy black line on Map No. 1595 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1
(Residential District), R-3 (Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), and P-1 (Park and School)
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of October, 2013.
READ a second time the 27th day of October, 2015.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
23175
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13859
13792
13743
13753
13763
13793
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23
28
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5
5
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1
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6
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1
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57 56
1
RP 10274
P 20132
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12
PARK
59
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7
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4
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7
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16
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A
BCP 428737
P 240911
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BCS 3895
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P 40424
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6
3
4
9
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BCP 42823
Rem Pcl B
6
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9
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N 200' 9EPP 294635
1
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R
W 46808BCP 33245BCP 42874
BCP 44127
BCP 33247BCP 42874
RW 68113BCP 46699BCP 33246EPP 25732BCP 33248
EPP 34551 BCP 42876EPP 26594BCP 41108EPP 25570EPP 35006
EP 79495
232 ST.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:
RS-3 (One Family Rural Residential)
7023-20131595
P-1 (Park and School)R-1 (Residential District)C-5 (Village Centre Commercial)
RS-1 (One Family Urban Residential)R-3 (Special Amenity Residential District)RST-SV (Street Townhouse - Silver Valley)RS-1b (One Family Urban (Medium Density) Residential)
12345678910111213141565m65m63.43m
8.7mm3LOT:217.5 sq mAREA:A4.24mSilvGarage40LOT:213 sq mAREA:MFE:BFE:GFE:66.4963.7864.10C1LOT21AREA:MFE:BFE:GFE:1LOT:802 sq mAREA:MFE:BFE:GFE:65.000.000.00LoadingbayPatioPatioSidewalkPlantingPlantingPlanting2.02m2.98m7.7m1.2m5.5m7.31m5.5m0.99m1.2mDrive IsleINOUT3m3mmanoeuvering aisle2.4m3.05m4.46m11.39m1mNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings0+3320+2800+3000+3201+1600+0000+0200+A3.02A3.05.08m7.9m22.32m7m29m6.01mCarpHatched area of road dedication 433.9m2proposed property lineHatched area of bioswaledashed line ofbuilding setbacksdbuildTOW: 63.31BOW: 63.01road dedication to be 4.8mfrom proposed face of curbproposed face of curbFire department connectionrequested exterior sideyardvariance to 1.0mGarageGaragFA3.1TOW: 65.80BOW: 65.003mSidewalkStamped concrete(Final review and approval bycity engineering)Fence along Lot 40's West PL trestrict access see landscapingIn / Out drive access(Final review and approvalby city engineering)1.38m18.26m11m0.45m0.45m4.5m10.79m8.44m8.53.01m5.43m8.525.14m25.34m1.2mBallard and chain7mgreen paint see civiland landscapeExisting Sidewalk4 .8m
3m1.65mBi-Directional
Bike Lane
SidewalkDashed line of roof over9mRefusePLAYAREACRU 3CRU 2CRU 1 Design to provide 25 children daycareMFE: 64.601.97m2.22m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:100Site PlanFile name:1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time:8:07:50 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.0Site Reconciliation - Lot 1 C-5Existing / RequiredProposed / ProvidedZONINGC5LOT AREA668.0 m21019.4 m2GROSS FLOOR AREA245 m2434.0 m242.6 %LOT COVERAGE713.6 m270.0 %277.3 m242.6 %BUILDING HEIGHT11.0 m2 1/2 storeys7.2 m2 storeysSETBACKSSEE SITE PLANFRONT YARD3.0 m2.00 mVarianceREAR YARD9.0 m16.79 mEXTERIOR SIDE3.0 m2.00 mVarianceINTERIOR SIDE1.0 m1.00 mPARKINGCRU 1106.2 m24 Stalls1.0 space / 2 non-residentemployees, plus 1 space / 10children enrolledCRU 2 & 3162.5 m26 Stalls1 Stall / 30m2RESIDENTIAL2 Suites3 Stalls1.2 Stall / SuiteLOADING 1 STALL1 StallAPPENDIX E
East ElevationScale: 1:644North ElevationScale: 1:641West ElevationScale: 1:642South ElevationScale: 1:643#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:50ElevationsFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:51 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.3EXTERIOR FINISHES - See Material BoardItemMaterialColour1GALVANIZED METAL ROOFWestman steel or approved equal2JAMES HARDI SIDINGSierra 8 Vertical Board & Batten Siding - Traditional Red Finish32 X 10 FASCIA BOARDBehr Premium solid colour "Slate SC-102"42 X 10 GABLE BOARD ( BARGE BOARD)Behr Premium solid colour "Slate SC-102"5GALVANIZED CORRUGATED METAL SIDING - HORIZONTALWestman steel or approved equal6GALVANIZED CORRUGATED METAL SIDING - VERTICALWestman steel or approved equal7STOREFRONT ENTRY DOORStarline Windows 9502 Series - Charcoal Black8PREFINISHED METAL GUTTER AND DOWNSPOUTSBehr Premium solid colour "Slate SC-102"9PREFINISHED METAL RAILING - GLAZED PANELBehr Premium solid colour "Slate SC-102"10EXTERIOR DOOR - PAINT FINISHBehr Premium solid colour "Slate SC-102"11ALUMINUM FRAMED WINDOWSStarline Series 5000 T Light Commercial - Charcoal BlackAPPENDIX F
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MMEETING DDATE: August 31, 2015
and Members of Council FFILE NO:2013-086-RZ
FROM: Chief Administrative Officer MMEETING: C of W
SUBJECT: FFirst and Second Reading
Official Community Plan Amending Bylaw No. 7160-2015
Second Reading
Zone Amending Bylaw No. 7023-2013
23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
EXECUTIVE SUMMARY:
Applications have been received to amend the Official Community Plan (OCP) and rezone the subject
properties, located at 23262 Silver Valley Road; and 13738, 13702 and 13660 232 Street (see
Appendix A) from RS-3 (One Family Rural Residential) to the following zones and Silver Valley land
use designations:
Zone Land Use
RS-1 (One Family Urban Residential) Low Density Urban
RS-1b (One Family Urban (Medium
Density) Residential)
Low/Medium Density Residential
R-1 (Residential District) Medium Density Residential
R-3 (Special Amenity Residential
District)
Medium/High Density Residential
RST-SV (Street Townhouse-Silver
Valley)
Medium/High Density Residential
C-5 (Village Centre Commercial) Commercial
P-1 (Park and School) Neighbourhood Park
Undevelopable lands and environmental compensation land will retain the existing RS-3 (One Family
Rural Residential) zone and will be designated Conservation or Open Space depending on the
function.
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. Council
granted first reading to Zone Amending Bylaw No. 7023-2013 and considered the early consultation
requirements for the OCP amendment on October 22, 2013.
APPENDIX G
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As a result of ground-truthing to establish the developable area, an OCP amendment is required to
revise the boundaries of the land use designations and equestrian trail location to fit the topography
and desired road network. The Low/Medium Density Residential designation will be expanded
through the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
This report includes two alternatives for Council’s consideration of the OCP amendments; which are
to require that the applicant provide rental housing units above the commercial space, or design one
commercial unit to accommodate a commercial daycare use. A third alternative is to require the
provision of both rental housing and a commercial daycare use. The implications of these
requirements are outlined in the Alternatives section of the report.
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. 7160-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7160-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7160-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7160-2015 be given first and
second readings and be forwarded to Public Hearing;
5) That Maple Ridge Zone Amending Bylaw No. 7023-2013 be amended as identified in the staff
report dated August 31, 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) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails / Open
Space,
iii) Road dedication on 232 Street and Silver Valley Road as required;
iv) Park dedication as required, including construction of multi-purpose trails; and removal of
all debris and garbage from park land;
v) Purchase of the land identified for future neighbourhood park by the City of Maple Ridge;
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vvi) Consolidation of the subject properties;
vii) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development and confirms that the
slope failure area has been remediated;
viii) Removal of existing buildings;
ix) Approval from the Ministry of Forest, Lands and Natural Resources for in-stream works on
the site;
x) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture And Urban Design
Owner: Tavanco Developments Ltd.
Legal Descriptions: Lot: 1, Block: A, Section: 33, Township: 12, Plan: NWP20132;
Lot: 8, Block: A, Section: 33, Township: 12, Plan: NWP2409;
Block: A, Section: 33, Township: 12, Plan: NWP2409;
Lot 4 Section 33 Township 12 New Westminster Plan 20132
OCP:
Existing: Medium/High Density Residential
Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
Proposed: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
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Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential),
RS-1b (One Family Urban (Medium Density) Residential),
R-1 (Residential District),
R-3 (Special Amenity Residential District),
RST-SV (Street Townhouse-Silver Valley),
C-5 (Village Centre Commercial), and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential, Multi-Family
Residential
Zone: RS-3 (One Family Rural Residential),
RM-1 (Townhouse Residential)
Designations: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designations: Low Density Urban
Conservation
East: Use: North Alouette River, vacant land east of the
River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Multi-Family Residential, Single-Family
Residential,
Zone: RM-1 (Townhouse Residential), A-2 (Upland
Agricultural)
Designation: Medium/High Density Residential
Neighbourhood Park
Existing Use of Properties: Rural Single Family Residential, Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including intensive
residential), Street Townhouse, Neighbourhood Park, Park
(Conservation)
Site Area: 6.0 ha (15 acres)
Access: Silver Valley Road, 232 Street
Servicing requirement: Urban Standard
Companion Applications: 2013-086-SD, 2013-086-DP. 2014-072-DP, 2013-086-VP,
2015-139-DP
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22) Project Description:
The applicant proposes to rezone a total of four properties with a combined area of 6.0 ha (15 acres)
for residential, commercial and park uses within with the Silver Valley Area Plan area. Amendments
to the land use designations will be required to reflect the best suited road network, park location,
and subdivision layout (see Appendix B). The development, in its entirety, is comprised of
approximately 51 single family, 17 multi-family residential lots, one commercial lot, and a
neighbourhood park.
Single Family Component:
The single family lots are of varying sizes, with the largest lots on the east side of the development
site. The subdivision layout includes the construction of three new road segments. Running north-
south will be an extension to Blaney Road, an extension to 232A Street, and a lane parallel to 232
Street. Running east-west will be a new 137 Avenue segment.
Larger RS-1 (One Family Urban Residential) lots will back on to the conservation area and transition
to smaller RS-1b (One Family Urban (Medium Density) Residential) lots further to the west, with the
highest level of residential development focused along the 232 Street corridor as fee simple (non-
strata titled) street townhouses. This pattern of development is consistent with development both
north and west of the subject properties, and complies with the Silver Valley Area Plan.
Commercial Component:
The commercial building is located at the corner of Silver Valley Road and 232 Street. The building
contains two commercial units, with each unit oriented to one of the two road frontages. The
building is one and a half storeys in height, with a roof top deck on the south-west corner of the
building accessed from the larger commercial unit. A patio area is located on the west and north side
of the building as a pedestrian transition between the sidewalk and building. Large windows on the
west elevation and four roll up garage doors on the north elevation create a visual and physical
connection between indoor and outdoor spaces. The building will be clad with a combination of steel
grey galvanized corrugated metal siding and accents of red-brown hardi-siding on the more
prominent north and west elevations. Roof overhangs will provide weather protection for
pedestrians (see Appendices E, F, G and H).
Multi-family Component:
Fee simple attached street townhouses are located along 232 Street in duplex, triplex, and fourplex
formations. The units are three storeys in height with a roof top deck that is partially covered.
Building materials are comprised of vinyl siding in white, sage green, and light brown. Vertical bands
of cultured stoned will visually delineate each home. The units will be accessed via a rear lane and
each lot will have a detached garage to accommodate parking for two vehicles (see Appendices I and
J).
Park and Trail Component:
The eastern portion of the subject properties will be dedicated as park for conservation purposes
through the rezoning process. An equestrian trail will be constructed through this park area following
the top of the river bank, which will connect to an existing equestrian trail directly north. Should
lands to the south develop in the future, this equestrian trail would be extended. The design of the
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trail will also allow pedestrians and cyclists. An Open Space connection to the equestrian trail from
Blaney Road is also provided in the south-east corner of the development.
Additionally, the subject properties include land identified for a future neighbourhood park; therefore
this portion will be purchased by the City for park development in a future Business Plan following a
community consultation program. The future neighbourhood park is centrally located in the proposed
development. Secondary nature trails will be located along the larger bio ponds 2 and 4, to create
pedestrian linkages from 232 Street to the neighbourhood park, as well as from 137 Avenue into the
neighbourhood park.
Environmental Compensation
An environmental compensation area for relocation of Cattell Brook, is located the the north and
west of the neighbourhood park. The compensation area will be comprised of one large and one
small pond as well as connecting channels approximately one metre in width. The ponds and
channels will be surrounded by a riparian area planted with native plants. A third and fourth biopond
with a connective channel is also proposed along 232A Street and fronting onto 232 Street in the
south-west corner. These will complement the ponds and channels surrounding the neighbourhood
park, and are also part of the overall environmental compensation plan to mimic a creek bed and
accommodate seasonal rainwater run-off. These elements are discussed further in the
Environmental Implications section of this report.
Stormwater Management Component:
The proposed development plan includes consideration to address the three tiers of stormwater
management through an integrated approach. Road side bioswales will be located along the west
side of Blaney Road, the south side of 137 Avenue, and the east side of 232 Street to allow for
infiltration and biofiltration of run-off. The ongoing maintenance for the bioswale features will be
managed through a Local Area Service Bylaw.
3) Planning Analysis:
i) Official Community Plan:
x Overview:
The subject properties are located in the Silver Valley Blaney Hamlet and are currently designated as
follows:
x Medium/High Density Residential
x Medium Density Residential
x Low Density Urban
x Commercial
x Neighbourhood Park
x Open Space
x Conservation
The Blaney Hamlet is one of three hamlets in the Silver Valley Area. Hamlets are defined in scale by
a 400 metre or five minute walking distance from a central intersection and consist of several
neighbourhoods. The hamlet’s role in the area plan is to provide services to residents within a five
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minute walking distance. The Blaney Hamlet Centre is described in the Silver Valley Area Plan in the
following policy:
Policy 5.3.3 a) ii. Blaney Hamlet should be centred at 232nd Street, at approximately 137th Avenue.
The Hamlet centre should contain a civic area, comprised of a park, school and
community facility, such as a day care. The centre should also include a small
commercial area limited to retail floor space of 90 – 140 m2.
The Blaney Hamlet commercial area is located at the intersection of 232 Street and Silver Valley
Road. The highest residential densities are focused along 232 Street and transition to lower
densities as the distance from the commercial node increases. The following sections outline area
plan policies regarding key topics such as density, the Blaney Hamlet commercial node, and parks;
and discuss the project’s compliance with each topic.
x DDensity:
The Silver Valley Area Plan identifies two density ranges for hamlets, with the following policy
applying to the proposed development:
Policy 5.3.9 (a) Medium to medium/low densities, ranging from 15 to 40 units per hectare, will be
located adjacent to schools, commercial uses, and civic uses.
The residential land use designations provide for a range of single family and multi family uses, and
the proposed zones comply with the Silver Valley Area Plan. The proposed densities for this
development application fall within to 15 to 40 units per hectare range as outlined above, with the
highest densities along 232 Street. An OCP amendment is required to adjust the existing land use
boundaries to align with the established road network and developable area. The amount of
Low/Medium Density Residential designation will be expanded through the amendment proposal to
allow the proposed RS-1b (One Family Urban (Medium Density) Residential) zone. It is important to
note that the proposed density of the subject properties as a whole will not exceed the density
outlined in the current Silver Valley Area Plan. Similar OCP amendments have occurred in the past in
the established areas of the Blaney Hamlet to align actual development patterns to OCP boundaries.
The proposed land use designation changes can be supported as they help to provide a transition of
density from the Blaney Hamlet Centre at 232 Street and Silver Valley Road while providing the park
and conservation lands anticipated by the area plan.
x Commercial Area:
Each hamlet has commercially designated land within their centres. The subject application includes
the commercial land for the Blaney Hamlet. The following commercial hamlet policies in the Silver
Valley Area Plan guide development of the Blaney hamlet centre:
Policy 5.3.5 (a) Local service commercial uses catering to the needs of residents are encouraged
within Hamlet Centres.
(b) The commercial service area is primarily limited to the needs of the residents within
the 4-500 metre radius from the Hamlet Centre.
(c) The commercial floor space in the Blaney Hamlet is limited to 93 to 140 m2.
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The Silver Valley Area Plan calls for 90-140 m2 (968 ft2 – 1,507 ft2) of commercial retail floor space
to be accommodated in the Blaney Hamlet. All of the land designated Commercial in the Blaney
Hamlet will be developed through this application. This application includes 228 m2 (2,454 ft2 ) of
commercial retail floor space, which exceeds the amount of commercial floor space prescribed in the
Silver Valley Area Plan. The applicant is requesting the increased floor area to make the centre
more viable and in response to perceived community need.
An OCP text amendment is required to change the current policy language for hamlet commercial
floor space from “limited” to “typically”. Each of the three hamlets: Blaney, Forest, and Horse; have
the same commercial floor space policy. All three hamlets are included in the OCP amendment to
create consistency, and the policy wording is proposed to change as follows:
1. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i. Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is ttypically
between 90-140 m2”
ii. Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is ttypically
between 90-140 m2”
iii. Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
x OCP Amendment Justification:
Staff are in support of the additional commercial floor space. The floor space ranges were originally
determined based on a per capita ratio, and each hamlet has the same range of permitted
commercial floor space. While the intention of the commercial policies in the Silver Valley Area Plan
are to focus the largest amount of commercial floor space in the River Village, the increase in the
hamlets is not anticipated to detract from the capacity or mix of services in the River Village.
The OCP amendment is also supportable to allow some flexibility in the final commercial floor space
for commercial buildings in the hamlets, while still maintaining a lower amount of floor space than
the River Village, the main commercial centre in Silver Valley. This approach is also consistent with
the OCP Commercial category policy language. In addition, area residents have consistently sought
shopping opportunities in the area.
The applicant has indicated through recent discussions that they are open to exploring the provision
of rental housing units above the commercial units, or designing one commercial unit to
accommodate the licensing requirements for a daycare use. Both rental housing and daycare in the
Blaney Hamlet are viewed as desirable elements to achieve through this development application.
Furthermore, the increase in commercial floor space would support a commercial daycare use in
addition to the one neighbourhood serving retail space currently permitted in the area plan.
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NNeighbourhood Park, Open Space and Conservation:
In addition to the commercial land use designation, a neighbourhood park is also designated on the
development site. The following area plan policy will guide future development of the park site:
Policy 5.3.8 (a) Neighbourhood Parks are 0.2 ha (.5 acre) to 0.6 ha (1.5 acres) in size and should be
within a 2-5 minute walk from a dwelling. These parks should provide an opportunity
for social gathering, and will require appropriate amenities, i.e., benches, pathways,
community mailboxes, and should include small playground structures where
appropriate.
The proposed neighbourhood park area is 0.4 hectares (1 acre), and is located centrally in the
development between 232A Street and Blaney Road. In comparison to the current Neighbourhood
Park land designation on the development site, the proposed park location has moved south and
east based on the subdivision’s road network. The Parks and Leisure Services Department has
reviewed the location and amount of land provided and has found it to be suitable. In addition to
neighbourhood parks, natural public open spaces in the Silver Valley Area Plan are generally linear
areas for the provision of various trails that provide non-vehicular connections to surrounding areas
and features. Policy 5.5.4 Natural Open Spaces reads in part that natural open spaces:
“e) Provide a variety of trails that ensure strong linkages and connections to surrounding
amenities and community features.
i. Preserve and enhance historic and existing trails
ii. Establish a hierarchy of trails throughout the natural open space areas, i.e:
x Horse Trail: horses, pedestrians
x Secondary Horse Trail: horses, pedestrians
x Primary Trails: pedestrians, cyclists
x Secondary Trails: pedestrians”
The development proposal includes an equestrian trail within dedication Conservation land, which
will enhance the existing trail network in the Blaney Hamlet for all users. An Open Space connection
is provided in the south-east corner to provide access from Blaney Road into the equestrian trail.
Secondary trails are also provided to connect the future neighbourhood park to surrounding street
sidewalks.
ii) Zoning Bylaw:
The current application proposes to rezone the properties located at 13738, 13702, and 13660
232 Street from RS-3 (One Family Rural Residential) to the following zones:
Zone Minimum Lot Size Number of Lots
Proposed
RS-1 (One Family Urban Residential)
668 m2 8
RS-1b (One Family Urban (Medium Density) Residential)
557 m2 4
R-1 (Residential District)
371m2 13
R-3 (Special Amenity Residential District)
213 m2 26
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RST-SV (Street Townhouse-Silver Valley)
217 m2 – interior unit with
lane access
252m2 – end unit with
lane access
17
C-5 (Village Centre Commercial)
668 m2 1
P-1 (Park and School)
n/a 1
This combination of zones will permit future development of a neighbourhood commercial building
as well as a healthly mix of approximately 68 residential units in street townhouse and detached
form (see Appendix C). The proposed zones are in alignment with the OCP land use designations.
iiii) Off-Street Parking And Loading Bylaw:
Commercial parking and loading spaces are provided behind the commercial building. Siting the
spaces to the rear of the building will enhance the pedestrian streetscape and align with the Silver
Valley Area Plan policies that encourage a commercial scale of development that services
neighbours within walking distance.
Parking for the street townhouses and for the R-3 (Special Amenity Residential District) lots is
accessed via a rear lane and is provided in a detached structure to accommodate two vehicles. The
remaining single family lots will have attached two car garages with a driveway apron accessed from
the fronting road.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601E RST-SV
(Street Townhouse – Silver Valley), item 5.0, to increase the maximum height from 11.0 m (36
ft) to 11.6 m (38 ft) and from 3 storeys to 4 storeys.
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601C R-3
(Special Amenity Residential District), Sub Section D. AREA AND DIMENSIONS, Item 2 b), to
reduce the minimum lot depth from 27.0 m (89 ft) to 24.0 m (79 ft) for lots 40-44.
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, C. (3)(c)(i) front yard
setback from 7.5 m (24.6 ft) to 2.5 m (8.2 ft) for proposed lot 55 in the RS-1 (One Family
Urban Residential).
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item a) to reduce the front yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft);
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item d) to reduce the exterior yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft).
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The requested variances to the C-5 (Village Centre Commercial), RST-SV (Street Townhouse), RS-1
(One Family Urban Residential) and R-3 (Special Amenity Residential District) zones will be the
subject of a future Development Variance Council report.
v) Development Permits:
Pursuant to Sections 8.5, 8.7 and 8.8 of the Official Community Plan, a Commercial, Multi-Family
and Intensive Residential Development Permit application has been made under file reference
2014-072-DP to address the project’s commercial, street townhouse, and intensive residential
components. The development permit will ensure compatibility with adjacent development, provide
emphasis on high standards in aesthetics; while protecting important qualities of the natural
environment and enhancing the unique character of the community.
Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a Watercourse Protection and
Natural Features Development Permit application has been made under file reference 2013-086-DP.
The purpose of this permit is to ensure the preservation, protection, restoration and enhancement of
the natural environment.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under file reference 2015-139-DP for all development and subdivision activity identified in wildfire
risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property
in designated areas that could be at risk for wildland fire; and where this risk may be reasonably
abated through implementation of appropriate precautionary measures. The subject property is
located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the Official
Community Plan.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the
commercial building and street townhouses at a meeting held on January 13, 2015.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
x Consider adding a connection or meaningful integration over bio swale to park
x Provide interface details on all bioswale areas against publicly accessible areas
x Provide landscaping plans for commercial and townhouse areas (more details such as
retaining walls, fences, crossings, planting scheme)
x Consider diversifying street tree planting and bioswale tree planting
x Consider bringing pavement out at Silver Valley Road and 232nd Street to create a more
urban interface
x Consider less connection along 232A along bioswale in favor of a few more meaningful
connections
x Provide more articulation on blank walls on south façade in block 5 where possible, such as
extending the bay by enclosing the stairs
x Provide a fence or barrier detail to prohibit pedestrian access between townhouse Unit 40
and commercial area
- 12 -
x Consider alternating colour scheme for townhouses
x Consider further definition and clarity of right in / right out to 232 Street from commercial
area entrance
Subsequent to the January 13, 2015 Advisory Design Panel resolution, the project was presented at
the March 10, 2015 meeting, and the following resolution was made:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff (File Manager) for follow up:
x Remove the small window in unit facing the commercial area
x Insure landscaping in renderings is shown on landscaping plans (i.e. the landscaping
bed depicted in rendering A7.1 into the landscaping plan L1.1)
x Provide seating along toward the street in the Bio Pond #4 to create a contemplative
space to balance the hard and active corner plaza area associated with the commercial
building.
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a future
development permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary on December 10, 2014.
Approximately 10 people attended the meeting. A summary of the main comments and discussions
with the attendees was provided by the applicant and discussions with the attendees included the
following main points:
x Impact of tree removal and road construction on adjacent property and existing fence;
x Concerns about construction activity and parking by sub-trades along the street and
potentially blocking access to existing homes;
x Concern regarding the architectural design of proposed buildings; and
x Concern about slope failure behind existing home on development site.
The following comments respond to the issues raised by the public:
x The applicant has surveyed the trees on the neighbouring property and is in discussion with
the concerned resident to provide a new fence once construction is completed.
x After review from the Engineering Department, ‘No Parking’ signs were installed along the
south side of Silver Valley Road between 232 Street and to the east of 23250 Silver Valley
Road.
x The proposed buildings will use similar building materials to existing homes in the area, while
creating more variety in the design to complement existing homes. The building form and
character has been reviewed by the Advisory Design Panel.
- 13 -
x The existing home where the slope failure occurred was setback well into the steeply sloping
land. Under the development proposal, this area has been determined to be unsuitable for
development and within the watercourse setback area, therefore that land will be dedicated
as park for conservation purposes. The home was demolished and the area where the slide
occurred will be remediated.
44) Environmental Implications:
The subject properties are located within 50 m of the North Alouette River. Additionally, the Cattell
Brook runs through a portion of the development site and the eastern side of the site is
characterized by steep slopes over 30%. Due to the presence and proximity of these watercourses
and natural features, a Watercourse Protection and Natural Features Development Permit is
required. The applicant has submitted and Environmental Assessment Report, prepared by Triton
Environmental Consultants dated March 31, 2015. The report states that the North Alouette River is
a fish-bearing system, within a wide ravine greater than 60 m. The City’s Streamside Protection
Regulations identify a 10 m setback from the top of the North Alouette River bank. Cattell Brook is
described as a non-fish bearing system with a 15 m setback, as identified in the 2008 Streamside
Setback Guidelines map. Triton Environmental Consultants also noted an ephemeral perimeter ditch
that is not classified in the City’s online mapping.
The applicant proposes to provide the required 10 m setback along the North Alouette River, as well
as infilling the perimeter ditch and the portion of Cattell Brook on the subject properties. The City’s
Streamside Protection Regulation of 15 m setbacks for Cattell Brook was used in determining the
required amount of environmental compensation required. To mitigate for infilling the perimeter
ditch and Cattell Brook, the applicant is proposing to create four bio-ponds, ranging in size between
22 m2 and 287 m2; and a series of connecting channels approximately one metre in width, as well as
surrounding riparian areas with a total area of 2,317 m2. Additionally, roadside bioswales will
complement the connecting channel and add 1,310 m2 of compensation area.
5) Wildfire Development Permit Implications:
The subject properties are located within the Wildfire Development Permit area, therefore the
applicant has provided a Wildfire Hazard Mitigation Report prepared by Diamond Head Consulting.
The report recommends treatment within the 10 m setback distance of the North Alouette top of
bank. Treatment includes removal of select trees to break up horizontal fuel continuity and remove
ladder fuels from the lower canopy. All dead and dying trees should be removed, and trees thinned
to a target stand density of 200-400 stems per hectare and crown closure between 20-40% overall.
This treatment will ensure a fuel free buffer between homes on lots 55-62 and the forest edge.
The report further recommends restricting the planting of conifers within 10 m of any proposed
structure, using fire resistant building materials, and limiting the use of wood and vinyl. The Wildfire
Hazard Mitigation requirements for this development will be the subject of a future report to Council.
- 14 -
66) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services do not exist; therefore, a Rezoning Servicing Agreement is necessary prior
to final reading. Furthermore, the Engineering Department has advised that road dedication along
Silver Valley Road to achieve a 20 m ( 66 ft) road allowance will be required prior to final reading.
Additional road dedication is also required at the intersection of Silver Valley Road and 232 Street.
ii) Operations Department:
The Operations Department has noted that the bioswales, connective channels, and bio-ponds are
beyond the regular maintenance level for roads; therefore, a Local Area Service Bylaw is required
prior to subdivision approval to ensure an ongoing maintenance budget is established for
stormwater management bioswales and bio-ponds both within the road right-of-way and within the
park boundary.
iii) Parks & Leisure Services Department:
As the subject properties include a portion of land designated Neighbourhood Park, staff from the
Parks and Leisure Services Department and the Manager of Property and Risk Management will be
in discussion with the applicant to purchase a portion of the subject properties for neighbourhood
park purposes prior to final reading.
The applicant has provided a proposed plan of subdivision indicating the amount of land for a future
neighbourhood park. Prior to final reading, an appraiser will need to determine fair market value for
the park land. The Manager of Properties and Risk Management will bring a separate report to
Council to consider acquisition of the property for park purposes once a value has been determined
and appropriate funding is available.
The Parks and Leisure Services Department has noted that the bio pond and connecting channel
adjacent to the neighbourhood park must be included in a Local Area Service Bylaw for ongoing
maintenance.
iv) Licenses, Permits and Bylaws Department:
The Licenses, Permits, and Bylaws Department has reviewed the development application and has
noted that a restrictive covenant for geotechnical purposes is required along the back of lots 55-62.
No portions of the principal building can be located within this restrictive covenant area within the
rear yard.
v) Fire Department:
In addition to the Wildfire Development Permit review, the Fire Department has also commented that
temporary statutory right-of-ways are required along the southern property line to allow for
emergency vehicle turn around until the ultimate road pattern is realized.
- 15 -
77) 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 November 21, 2014. The School District has noted that the subject properties fall within the
Yennadon Elementary and Garibaldi Secondary school catchments. For the 2014-15 school year,
Yennadon Elementary is at 103% utilization, which includes 133 out-of-catchment students.
Although Yennadon Elementary is fully utilized, Harry Hooge and Alouette elementary schools in the
central Maple Ridge area can accommodate the student population from the proposed development.
Harry Hooge Elementary school is below the walk limit of 4 – 4.8 km, while Alouette Elementary is at
the high end of the walk limit.
In terms of secondary school enrollment capacity, for the 2014-2015 school year, the student
enrolment at Garibaldi Secondary is at 63% utilization, including 290 out-of-catchment students.
Therefore, there is available secondary school capacity for the proposed development.
8) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 882 of the Local
Government Act. The amendment required for this application, to adjust the existing land use
boundaries, 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.
9) Alternatives:
The proposed development plan includes a higher amount of commercial floor space than outlined
for the Blaney Hamlet in the Silver Valley Area Plan. Council has two alternatives in considering this
text amendment:
Rental Housing:
Recent developments in the C-1 (Neighbourhood Commercial) and C-2 (Community Commercial)
zones have included larger second floors and more residential units than permitted in the Zoning
Bylaw, in exchange for securing the residential units as rental units in perpetuity. These units have
been secured as rental tenancy through a Housing Agreement under Section 905 of the Local
Government Act. As an alternative to the single use commercial building, Council could require the
applicant to add a residential component to the commercial building, with the provision that these
units be secured as rental stock in exchange for the additional commercial floor space OCP text
amendment.
- 16 -
Commercial Daycare:
The Silver Valley Area Plan also contains the following policies to support community amenities, such
as a daycare, in the centre of the Silver Valley hamlets:
4.9 Community amenities are integrated at the centre of each hamlet
5.3.3 ii) Hamlets should contain a civic area comprised of a park, school and community facility,
such as a daycare. Hamlets should also include a small commercial area limited to retail
floor space of 90-140 m2.
Council could also require the applicant to consider the licensing needs of a childcare facility in the
site design of the commercial building, such as the provision of outdoor play space, and parking
requirements. Retrofitting an existing commercial building for such a daycare use is problematic, if
not prohibitive.
Should Council indicate that they wish to pursue one or both of the alternatives outlined above, the
applicant will need to confirm with staff if accommodating these changes impact the OCP land use or
zoning boundaries. Any changes to the OCP or zoning boundaries will need to be made prior to
Council consideration on September 8, 2015. Revisions to the building and site design would be
reflected in the final Commercial Development Permit report to Council.
110) Implications:
The implications for requiring rental housing units above the commercial use is that the design of the
building will change, the number of required parking spaces will increase, and the developer will be
required to enter into a Housing Agreement prior to approval.
The implications for securing a daycare are that the number of required parking spaces will increase,
and the applicant will need to change the site plan to accommodate an outdoor play space. This
may require enlarging the commercial property.
CONCLUSION:
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. As a result of
ground-truthing to establish the developable area, an OCP amendment is required to revise the
boundaries of the land use designations and equestrian trail location to fit the topography and
desired road network. The Low/Medium Density Residential designation will be expanded through
the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
- 17 -
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7160-2015,
that second reading be given to Zone Amending Bylaw No. 7023-2013, and that application 2013-
086-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7160-2015
Appendix C – Zone Amending Bylaw No. 7023-2013
Appendix D – Subdivision Plan
Appendix E – Commercial Building Site Plan
Appendix F – Commercial Building Elevations
Appendix G – Commercial Building Landscape Plan
Appendix H– Commercial Building Rendering
Appendix I – Street Townhouse Building Elevations
Appendix J – Street Townhouse Building Rendering
Appendix K – Intensive Residential Building Elevations
Appendix L – Environmental Compensation Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
CCITY OF MAPLE RIDGE
BYLAW NO. 7160-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7160-2015."
2. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i. Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii. Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii. Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
3. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.5 Commercial Areas, items
c) and d) are deleted in their entirety and replaced with the following:
c) The commercial floor space in the Blaney Hamlet is typically between 90- 140 m2.
d) The commercial floor space in the Forest Hamlet centre is typically between 90-140 m2.
4. Schedule "A" Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e) is deleted in its entirety and
replaced with the following:
e) Parking for commercial uses in Hamlets may be accommodated on the street.
Onsite parking for commercial uses must be located to the rear of the building.
5. Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A -
Blaney Hamlet is hereby amended for those parcels or tracts of land and premises known
and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 910, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to as shown.
6. Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended for those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 911, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
7. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
RREAD A FIRST TIME the day of , 20 .
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
155231
7
0
13673/91
1379523196
2318313848
2325023
2
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8
13765
13811
13825
861
13812 13793
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316
0
2
3
16
6
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13753
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13773
13746
13750
13796
13583231412315623190137621
3
7
5
1
13
7
5
7
13841
13763
13660
13859
13792
23
28
0
13868
1359323150
231542326213842
13862
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13782
13762
13702
13738
13602 (PUMP STATION)
13616
13771
13782
13822
13866
1377
6
13782SILVER VALL232 ST.SILVER VALLEY RD 232A ST.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
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BCS 3588
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15
07
RP 17234
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15
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8
EPP 34552EPP 34551
8
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RP 10274
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14
17
5
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BCP 42873EP 4248
61
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12
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
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67
CS 3895
60
11
10
2
P 2409Rem Pcl B
EPP 44846
P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARKBCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
BCP 42874
BCP 41108BCP
4
2
8
7
4BCP 33247EPP 35006EP
EP 79495RW 68113EPEPBCP 33246BCP 42876´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.
Map No.
Purpose: To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)
of the Silver Valley Area Plan as shown
7160-2015
910
Commercial
Open Space
Neighbourhood Park
Conservation
Low Density Residential
Low/Medium Density Residential
Medium Desnsity Residential
Medium/High Density Residential
155231
7
0
13673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
861
13812 13793
2
316
0
2
3
16
6
13653
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13831
13772
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13802
13772
13747
13802
13753
13828231485
13589
13781
13857
13762
13743
13773
13746
13750
13796
13583231412315623190137621
3
7
5
1
13
7
5
7
13841
13763
13660
13859
13792
23
28
0
13868
1359323150
231542326213842
13862
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13782
13762
13702
13738
13602 (PUMP STATION)
13616
13771
13782
13822
13866
1377
6
13782SILVER VALL232 ST.SILVER VALLEY RD 232A ST.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
1
BCS 3588
13
16 EPP 24
B
9
15
07
RP 17234
56 55 54
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8
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RP 10274
Rem 1
P 20132
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*PP162
9
7
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Rem 5
6
4
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10
2
BCP 42823
58
A
5
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40
1
8
8
EPP 34552
PARK
PARK
53
PARK
4
14
17
5
12
BCP 42873EP 4248
61
59 57
12
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
67
CS 3895
60
11
10
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P 2409Rem Pcl B
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P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARKBCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
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4
2
8
7
4BCP 33247EPP 35006EP
EP 79495RW 68113EPEPBCP 33246BCP 42876´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.
Map No.
Purpose: To Amend Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7160-2015
911
Add Open Space
Add Neighbourhood Park
Add Conservation
Add Equestrian Trail
Remove Open Space
Remove Neighbourhood Park
CCITY OF MAPLE RIDGE
BYLAW NO. 7023-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7023-2013."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District
Plan 2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 1595 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1
(Residential District), R-3 (Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), and P-1 (Park and School)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of October, 2013.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
2315
5
2
317
0
13673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
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2
3
16
0
23
166 513653
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13857
13762
13743
13773
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13750
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7
5
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7
5
7
13841
13763
13573
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13782
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W
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SCALE 1:3,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No. From:
To:
RS-3 (One Family Rural Residential)
7023-2013
1595
P-1 (Park and School)
R-1 (Residential District)
C-5 (Village Centre Commercial)
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
RST-SV (Street Townhouse - Silver Valley)
RS-1b (One Family Urban (Medium Density) Residential)
1234567865.00m63.10m63.55m63.31m63.43m64.06m64.00m64.19m65 .80m
66 .20m
65 .02m
64.31m63.76m
63.61m
62.99m63.52m63.81m64.16m 64.51m63.10m63.31m65.00m65 .50m66.00m64.47m63.89m66 .40m
70m4.24mSilv2LOT:252.3 sq mAREA:BGarage40LOT:213 sq mAREA:MFE:BFE:GFE:66.4963.7864.10C1LOT21AREA:MFE:BFE:GFE:1LOT:802 sq mAREA:MFE:BFE:GFE:65.000.000.00LoadingbayPatioPatioPatioSidewalkPlantingPlantingPlanting2.02m26.01m2.98m0.50m5.50m7.50m3.29m1.20m0mDrive IsleINOUT6.00m3.00m3.00mmanoeuvering aisle2.50m4.02m9.29m2.00m2.40m3.05m4.46m11.39m1.00mNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings0+3320+2800+3000+3201+1600+0000+0200+1A3.02A3.05.08m14.82m70m4.00m11.00m6.50m6.00m1.50mHatched area of road dedication 433.9m2proposed property lineHatched area of bioswaledashed line ofbuilding setbacksdbuildroad dedication to be 4.8mfrom proposed face of curbproposed face of curbFire department connectionExisting fire hydrantrequested exterior sideyardvariance to 1.0mGarageGaragFA3.1TOW: 65.80BOW: 65.003.00mSidewalkStamped concrete(Final review and approval bycity engineering)Fence along Lot 40's West PL trestrict access see landscapingIn / Out drive access(Final review and approvalby city engineering)18.26m11.00m0.45m0.45m4.50m10.79m8.44m8.53.01m5.43m8.525.14m25.34m1.20m16.79mBallard and chain7.00mgreen paint see civiland landscape5.50mExisting Sidewalk4 .80m
3.00m1.65mBi-Directional
Bike Lane
Sidewalk 14.00mDashed line of roof over0.95m2.40m0 .86m
OH
OH9.00m5.71m2.50m0.79m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:100Site PlanFile name:1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time:8:07:50 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.0Site Reconciliation - Lot 1 C-5Existing / RequiredProposed / ProvidedZONINGC5LOT AREA668.0 m2801.9 m2GROSS FLOOR AREA245 m2230.0 m228.7 %LOT COVERAGE561.4 m270.0 %228.1 m228.7 %BUILDING HEIGHT11.0 m2 1/2 storeys7.2 m2 storeysSETBACKSSEE SITE PLANFRONT YARD3.0 m2.00 mVarianceREAR YARD9.0 m16.79 mEXTERIOR SIDE3.0 m2.00 mVarianceINTERIOR SIDE1.0 m1.00 mPARKING8 STALLS8 STALLSLOADING 1 STALL1 STALLNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings
South ElevationScale: 1:503North ElevationScale: 1:501#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:50ElevationsFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:51 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.3West ElevationScale: 1:5027.18mEast ElevationScale: 1:504EXTERIOR FINISHES - See Material BoardItemMaterialColour1GALVANIZED METAL ROOFWestman steel or approved equal2JAMES HARDI SIDINGSierra 8 Vertical Board & Batten Siding - Traditional Red Finish32 X 10 FASCIA BOARDBehr Premium solid colour "Slate SC-102"42 X 10 GABLE BOARD ( BARGE BOARD)Behr Premium solid colour "Slate SC-102"5GALVANIZED CORRUGATED METAL SIDING - HORIZONTALWestman steel or approved equal6GALVANIZED CORRUGATED METAL SIDING - VERTICALWestman steel or approved equal7STOREFRONT ENTRY DOORStarline Windows 9502 Series - Charcoal Black8PREFINISHED METAL GUTTER AND DOWNSPOUTSBehr Premium solid colour "Slate SC-102"9PREFINISHED METAL RAILING - GLAZED PANELBehr Premium solid colour "Slate SC-102"10EXTERIOR DOOR - PAINT FINISHBehr Premium solid colour "Slate SC-102"11ALUMINUM FRAMED WINDOWSStarline Series 5000 T Light Commercial - Charcoal Black
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.0
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView West Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.1
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards RST-SV Lots (Block 4)File name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caRST-SVSheetA8.4Lot 16Lot 15Lot 14
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit A Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:18 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.1Unit A1 Front ElevationScale: 1:40Unit A2 Front ElevationScale: 1:40
Unit B1 Front ElevationScale: 1:40Unit B2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit B Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:19 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.3
Unit C1 Front ElevationScale: 1:40Unit C2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit C Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.5
136A AveBlaney Road132 Ave232A Street
232 StreetSilver Valley RoadEnvironmentalDedicationLANE PARKWest Environmental Compensation PlanScale: 1:500010203040 50 m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:500West Environmental Habitat Balance PlanFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:23 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caSheetA2.7West Compensation AreaCOMPENSATION AREA4,328.0 m2 Bioswales Arround Wet Area2,258.4 m2Bioswales Along Road1,026.2 m2 Proposed Wet Area1,043.4 m2 EXISTING RIPARIAN AREA4,299.5 m2 15m From Creek TOB - Onsite Only4,299.5 m2 Net Gain:28.5 m2 Area Reconciliation Plan1.0) ORIGINAL LOT SIZE60,207.5 m2 100.0 %1.1) 13738-232nd St.5,997.1 m210.0 % 1.2) 13702-232nd St.24,396.0 m2 40.5 % 1.3) 13660-232nd St.21,273.4 m2 35.3 % 1.4) 23262-Silver Valley Road8,541.0 m214.2 % 2.0) SOFT SURFACES29,317.3 m2 48.7 % 2.1) Bioswales Around Wet Area2,258.4 m23.8 % 2.2) Bioswales Along Road1,026.2 m21.7 % 2.3) Bioswales Covented456.2 m2 0.8 % 2.4) Proposed Wet Area1,043.4 m21.7 % 2.5) Planted Area1,207.0 m22.0 % 2.6) Environmental Dedication19,325.1 m2 32.1 % 2.7) Park4,000.9 m26.6 % 3.0) HARD SURFACES9,518.0 m2 15.8 % 3.1) Road5,868.9 m29.7 % 3.2) Driveway2,024.2 m23.4 % 3.3) Sidewalk1,624.9 m22.7 % 4.0) DEVELOPMENT AREA23,424.9 m2 38.9 % 5.0) RIPARIAN AREAS4,299.5 m2 7.1 % 5.1) 10m From Creek TOB - Onsite Only2,948.8 m24.9 % 5.2) 15m From Creek TOB - Onsite Only4,299.5 m27.1 % 5.3) Existing structures within 10m TOB - Onsite Only120.5 m2 0.2 % 5.4) Existing structures within 15m TOB - Onsite Only112.7 m2 0.2 % 5.5) Existing creek wetted area367.5 m2 0.6 % 6.0) COMPENSATION AREAS4,784.2 m2 7.9 % 6.1) Total of 2.1+2.2+2.3+2.4:4,784.2 m27.9 % 6.2) Total of 2.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 % 6.2) Total of2f.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 %2.1) Bioswales Around Wet Area2,258.4 m23.8 %2.2) Bioswales Along Road1,026.2 m21.7 %2.4) Proposed Wet Area1,043.4 m21.7 %