HomeMy WebLinkAbout2016-02-16 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
February 16, 2016
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, February 16,
2016 to consider the following bylaws:
1a) 2012-004-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7159-2015
LEGAL: Parcel “G” (Reference Plan 1387) Except: Portion on Plan LMP38552 of the
South East Quarter, Section 16, Township 12, New Westminster District
LOCATION: 23791 112 Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan, as shown outlined in
heavy black line on map below
FROM: Conservation
TO: Urban Residential
AND
PURPOSE: To remove Conservation from Schedule “C” of the Official Community Plan,
as shown outlined in heavy black line on map below
1b) 2012-004-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7111-2014
LEGAL: Parcel “G” (Reference Plan 1387) Except: Portion on Plan LMP38552 of the
South East Quarter, Section 16, Township 12, New Westminster District
LOCATION: 23791 112 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-1 (Residential District)
PURPOSE: To permit a future subdivision of approximately 16 lots.
2) 2015-334-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7184-2015
PURPOSE: To amend the text of the Maple Ridge Zoning bylaw to direct the use of
Shipping Containers
3) 2014-087-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO.7189-2015
LEGAL: Lot A Except Part Dedicated Road on Plan BCP13823, District Lot 401,
Group 1, New Westminster District, Plan 9541
LOCATION: 11980 227 Street
PURPOSE: Site specific text amendment for the subject property located
within the Town Centre Area Plan, to permit a full range of professional
services in the CS-1 (Service Commercial) zone.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from February 4, 2016 to February 16, 2016, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the City website
www.mapleridge.ca on the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., February 16,
2016. 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 4th day of February, 2016.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-004-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 City 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 March 16/15
Arborist Report Nov 26/14
ESA Report Nov 2014
1.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 7, 2015
and Members of Council FILE NO: 2012-004-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7159-2015, and
Second Reading
Zone Amending Bylaw No. 7111-2014
23791 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23791 112 Avenue, from
RS-3 (One Family Rural Residential) to R-1 (Residential District) to permit a future subdivision of
approximately 16 lots. The minimum lot size for the current RS-3 (One Family Rural Residential)
zone is 0.8 hectares (8,000m²) and the minimum lot size for the proposed R-1 (Residential District)
zone is 371m².
The proposed R-1 (Residential District) zoning complies with the policies of the Official Community
Plan (OCP) for Urban Residential. However, this application requires an amendment to the OCP to
redesignate approximately 3756m² from Conservation to Urban Residential.
Council granted first reading to Zone Amending Bylaw No. 7111-2014, and considered the early
consultation requirements for the OCP amendment on October 28, 2014. Since then, the bylaw map
has been amended to adjust the zoning boundary to protect a tree within the park dedication.
Pursuant with Council resolution, this application is subject to the Community Amenity Contribution
(CAC) program.
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. 7159-2015 on the municipal website, 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. 7159-2015 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. 7159-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7159-2015 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7111-2014, be amended as identified in the staff report dated
December 7, 2015 be given second reading, and be forwarded to Public Hearing;
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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 Schedules "B" and “C”;
iii) Road dedication as required;
iv) Park dedication as required, including removal of all debris and garbage from park land;
v) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development; and
vi) A voluntary citywide Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Aplin & Martin Consultants
Owner: Maple Industries Ltd.
Legal Description: Parcel “G” (Reference Plan 1387) except: portion on Plan LMP38552 of the
South East Quarter Section 16, Township 12, New Westminster District
OCP:
Existing: Urban Residential, Conservation
Proposed: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential), RS-1b (One Family
Urban (Medium Density) Residential
Designation: Conservation
South: Use: Single Family Residential, Park
Zone: R-3 (Special Amenity Residential District), CD-1-93 (Amenity
Residential District), RS-3 (One Family Rural Residential)
Designation: Urban Residential, Conservation
East: Use: Single Family Residential and future Fire Hall site
Zone: RS-1b (One Family Urban (Medium Density) Residential, and
RS-3 (One Family Rural Residential)
Designation: Urban Residential, Conservation
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West: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Rural Single Family Residential
Proposed Use of Property: Urban Single Family Residential
Site Area: 5.950 ha. (14.7acres)
Access: 112 Avenue and continuation of 238 Street
Servicing requirement: Urban Standard
Companion Applications: 2012-004-SD, 2012-004-DP, 2012-004-VP
2) Background:
This rezoning application was received in January 2012 for a proposed townhouse development to
be zoned RM-1 (Townhouse Residential). In a report to Council for first reading dated February 6,
2012, the Planning Department did not support the development proposal because it conflicted with
the neighbouring single family houses and was not supported by the OCP infill policies. At the
Council meeting of February 14, 2012, Council denied first reading of Zone Amending Bylaw No.
6897-2012. At the Council Workshop meeting of February 20, 2012, Council approved a resolution
to reconsider the application at the next Council meeting. At the Council meeting of February 28,
2012, Council reconsidered the application and deferred Bylaw No. 6897-2012 pending further
analysis of the site.
In 2014 a revised development plan was submitted for single family residential development. The
original bylaw was cancelled, and the new Zone Amending Bylaw No. Bylaw 7111-2014 was
prepared to rezone the developable portion of the property to R-1 (Residential District) for
approximately 16 lots. At the Council meeting of October 28, 2014, Council approved first reading of
Zone Amending Bylaw No. 7111-2014.
3) Project Description:
The subject property is located in the Cottonwood area at the northwest corner of 112 Avenue and a
future continuation of 238 Street. The majority of the property is designated Conservation and a
narrow strip of land on the east side of the property, between the top-of-bank for Horseshoe Creek
and the east property line, is designated Urban Residential. North of the property there is a single
row of single family lots on the west side of 238 Street with steep slopes down to Horseshoe Creek in
the rear. This proposed development will continue that pattern south to 112 Avenue. Single family
lots are also located south of 112 Avenue. The lands north and west of the property are dedicated
park land for Conservation purposes. The future Fire Hall/Park property is to be located east of this
property at 23863 112 Avenue.
The subject property is 5.950 ha (14.7acres) in area (Appendices A and B). The applicant is
proposing to rezone the developable portion of the property to R-1 (Residential District) for
approximately 16 lots fronting onto 238 Street. The balance of the property will be dedicated as
Park for the protection of the steep slopes and watercourses. Road dedication is required to
construct 238 Street along the east side of the property as a continuation of the existing street at the
north end, and to connect with Kanaka Way at the south. To achieve this road alignment, additional
road will be dedicated from the City-owned property at 23863 112 Avenue, which is the future
location for Fire Hall #4. 112 Avenue terminates in a cul-de-sac on the south side of the property
and will not be extended further to the west across the Horseshoe Creek ravine due to the steep
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slopes. In addition, a 4.5m (14.85ft) wide service corridor will be dedicated to the rear of the lots to
provide access for future maintenance of the municipal services to be located there.
4) Planning Analysis:
i) Official Community Plan:
The subject property is currently designated Urban Residential and Conservation, and the
proposed R-1 (Residential District) zone is consistent with Urban Residential Policies 3-18,
3-19 and 3-21 for Neighbourhood Residential Infill. The development is compatible with
existing single family housing in the surrounding neighbourhood.
An amendment to the OCP is proposed to redesignate approximately 3756m² at the top of
the slope from Conservation to Urban Residential as a result of ground-truthing on the
property. Geotechnical and environmental assessments have established the location of
the top-of-bank and the required setbacks (Appendix C).
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family
Rural Residential) to R-1 (Residential District) (Appendix D) to permit a future subdivision of
approximately 16 lots (Appendix E).
The minimum lot size for the current RS-3 (One Family Rural Residential) zone is 0.8
hectares (8,000m²) and the minimum lot size for the proposed R-1 (Residential District)
zone is 371m².
iii) Off-Street Parking And Loading Bylaw:
As per the Off-Street Parking and Loading Bylaw No. 4350-1990, two parking spaces will
be provided for each lot, with additional parking available on the driveways. A restrictive
covenant will be registered at the subdivision stage to require the driveway access from
112 Avenue only for Lot 1.
iv) Proposed Variances:
Development Variance Permit application 2012-004-VP has been received for the following
variance:
1. Subdivision and Development Servicing Bylaw No. 4800-1993: to waive the
requirements for servicing upgrades on the 112 Avenue frontage west of the cul-de-
sac, as the road is not intended to extend further west.
The requested variance will be the subject of a future Council report.
v) Development Permits:
Pursuant to Sections 8.9 and 8.10 of the OCP, Watercourse Protection Development
Permit combined with a Natural Features Development Permit application 2012-104-DP
has been received to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas, and to ensure the preservation, protection, restoration and
- 5 -
enhancement of the natural environment and for development that is protected from
hazardous conditions. These permits are required for:
all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands;
all areas designated Conservation on Schedule “B” or all areas within 50 metres of
an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the
Silver Valley Area Plan;
all lands with an average natural slope of greater than 15 %; and
all floodplain areas and forest lands identified on Natural Features Schedule “C”
vi) Development Information Meeting:
A Development Information Meeting is not required for this development as fewer than 25
lots are proposed.
vii) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be
required to comply with the park dedication requirements of Section 941 of the Local
Government Act prior to subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the
subject property and this land will be required to be dedicated as a condition of final
reading.
viii) Citywide Community Amenity Contribution (CAC) program:
On October 19, 2015 Council passed a number of resolutions pertaining to the
establishment of a Citywide CAC program. Options for dealing with in-stream applications
were discussed and staff were directed to include information on the proposed CAC
program in future staff development reports. It is noted that the Resolutions passed at the
Council Workshop can be used as a guide for determining CAC contributions, in the interim
period while the CAC OCP amending bylaw is being considered.
As this application is to be considered by Council since the CAC discussion occurred, staff
have included the following condition in the recommendation section:
vii) That a voluntary citywide Community Amenity Contribution (CAC) be provided in
keeping with the direction given by Council with regard to amenities.
5) Environmental Implications:
The subject property is located in the Cottonwood area at the northwest corner of 112 Avenue and a
future continuation of 238 Street. The majority of the property is comprised of a ravine with steep
slopes over 25%. Several small tributaries run off the slopes and into Horseshoe Creek, which flows
from the north through the property.
The clay slopes in the Cottonwood area are known to have significant slope stability problems, and
evidence of instability has been noted in the area. Both loading and unloading (cutting and filling)
associated with development can cause substantial changes to the stability of these slopes.
Detailed geotechnical and environmental assessments have been provided confirming suitability of
- 6 -
the property for development and to establish the setback requirements for geotechnical and
watercourse/slope protection on this property. Development is limited to the relatively flat bench
along the eastern edge of the property.
A significant tree on the south side of Lot 1 will be protected by a restrictive covenant at the
subdivision stage, and another significant tree behind Lot 14 will be protected by shortening the
depth of the lots so the tree is within the Park.
6) Interdepartmental Implications:
i) Engineering Department:
The rezoning (off-site) servicing requirements for this application include the construction of
238 Street to an Urban Collector standard along the east side of the property as a
continuation of the existing street at the north end, and to connect with Kanaka Way at the
south. To achieve this road alignment, additional road will be dedicated from the City-
owned property to the east at 23863 112 Avenue.
Approval of a Variance Permit is required to waive the requirements for servicing upgrades
on the 112 Avenue frontage west of the cul-de-sac, as the road is not intended to extend
further west. The storm and sanitary services will be located within an access corridor to
the rear of the lots.
ii) Parks & Leisure Services Department:
The Parks Department has confirmed that a trail is not required within the proposed park
dedication as there is no opportunity for trail connectivity to the north.
iii) Fire Department:
The Fire Department commented that, given that this property is directly adjacent to the
future Fire Hall #4, it is recommended that the developer conduct a sound attenuation
study to measure the impact of noise generated from the proposed fire hall and training
facility. The use of noise abating construction materials is recommended, and this will be
included as a condition of subdivision approval.
7) 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 April 2, 2015 and a response was received April 20, 2015, which notes that:
“Alexander Robinson Elementary has an operating capacity of 480 students. For the
2014-2015 school year the student enrolment is 534 students (111.25% utilization)
including 212 students from out of catchment.
Samuel Robertson Technical Secondary has an operating capacity of 600 students.
For the 2014-2015 school year the student enrolment is 802 students (133.67%
utilization) including 213 students from out of catchment.”
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8) 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 redesignate a portion
of the subject property from Conservation to Urban Residential, is considered to be minor in
nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no
impact.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7159-2015,
that second reading be given to Zone Amending Bylaw No. 7111-2014, and that application 2012-
004-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
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7159-2015
Appendix D – Zone Amending Bylaw No. 7111-2014
Appendix E – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 17, 2014 FILE: 2012-004-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23791 112 AVENUE
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 17, 2014 FILE: 2012-004-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,500
23791 112 AVENUE
(2011 photography image)
CITY OF MAPLE RIDGE
BYLAW NO. 7159-2015
A Bylaw to amend the Maple Ridge 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 Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amending Bylaw No. 7159-2015
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “G” (Reference Plan 1387) Except: Portion on Plan LMP38552 of the South
East Quarter Section 16 Township 12 New Westminster District
and outlined in heavy black line on Map No. 908 , a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated from Conservation to Urban
Residential.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “G” (Reference Plan 1387) Except: Portion on Plan LMP38552 of the South
East Quarter Section 16 Township 12 New Westminster District
and outlined in heavy black line on Map No. 909 , a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by removing Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 8th day of December, 2015.
READ a second time the 8th day of December, 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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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Conservation
Urban Residential
7159-2015908
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LMP 41836LMP 36164BCP 21398 LMP 30482EP 81201
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LMP 30482BCP 12854
LMP 30218
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RP 75056
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Remove Conservation from Schedule C as shown
7159-2015909
CITY OF MAPLE RIDGE
BYLAW NO. 7111 - 2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as " Maple Ridge Zone Amending Bylaw No. 7111 - 2014."
2. That parcel or tract of land and premises known and described as:
Parcel “G” (Reference Plan 1387) Except: Portion on Plan LMP38552 of the South
East Quarter Section 16 Township 12 New Westminster District
and outlined in heavy black line on Map No. 1626 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 28th day of October, 2014.
READ a second time the 8th day of December, 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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DE
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ANE113A AVE.238 ST.113 AVE.11
1
15
4
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6
16
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8
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1
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(EPS 1815)
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5 7
8
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6
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LMP 26487BCP 11452BCP 12856BCP 20491
EPP 26772BCP 24102LMP 50084
LMP 41836LMP 36164BCP 21398 LMP 30482EP 81201
LMP 36165
BCP24103LMP 6327LMP 33577
LMP 30482BCP 12854
LMP 30218
BCP 12855
RP 75056
BCP 33223LMP 33798EPP 26772BCP 41985´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)
7111-20141626
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-334-RZ
File Manager: Diane Hall
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 City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: December 7, 2015
and Members of Council FILE NO: 2015-334-RZ
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Zoning Bylaw text amendment directing the use of Shipping Containers
First and Second Reading
Bylaw No. 7184-2015
EXECUTIVE SUMMARY:
Council has invited staff to bring forward bylaw amendments in advance of adopting the new Zoning
Bylaw in its entirety. The reasons that specific bylaw amendments are pursued relate to priority
concerns of Council and the community. Due to a concern for safety and orderly development, this
report outlines a proposed amendment for directing the use of shipping containers.
Shipping containers are the enclosed units constructed for storage and transport of goods via ship,
rail or truck. As they are abundant and readily available, there is significant incentive throughout the
community to repurpose them as accessory buildings. Compared to conventional wood framed
structures, these units cost less per unit volume. Due to these circumstances, there is a risk that
the use of these structures may proliferate throughout the community.
A building permit is required for any structure over 10 square metres in area. However, unlawful
structures exist in the community, and bylaw enforcement for such a structure usually occurs as an
official response to a neighbourhood complaint. Unique challenges associated with shipping
containers relate to the risks they pose to health and safety if not appropriately modified for an
alternate use. This risk is due to the combination of poor ventilation and structural strength of these
structures if not modified. If ignited, stored flammable materials can cause these structures to
explode. Documented examples have shown that accidents under these circumstances have
caused human injury and death.
Due to the risks involved, the process of bylaw enforcement for these non-compliant structures
needs to be made clear. A beneficial approach is to explicitly identify in the Zoning Bylaw the
circumstances under which these structures could be used. This approach would assist in
expediting the process of bylaw enforcement if necessary.
A further concern relates to aesthetic considerations. There are examples of adaptive reuse of
shipping containers for residential purposes; however, without architectural intervention these
structures can be unsightly. For this reason a recommended approach is to direct the use of these
structures into uses that will benefit from their economical utility, and prohibit the use of these
structures where they may cause community concerns, especially in residential settings.
- 2 -
This report discusses the issues surrounding shipping containers and recommends Zoning Bylaw
text amendments to direct this use. The four main goals of this report and bylaw recommendations
are to ensure:
1. That the potential risks involved with these units are communicated;
2. That shipping container structures, where permitted, are regulated or modified in
compliance with the Building Code in order to be safe for the use intended;
3. That the economical utility of these structures may be realized where appropriate; and
4. That the potential for the unsightly placement of these structures and the resulting conflicts
be minimized.
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No. 7184-2015 be given First and Second Reading, and
be forwarded to Public Hearing.
BACKGROUND:
Applicant: City of Maple Ridge
PROJECT DESCRIPTION:
This proposed text amendment has arisen out of concerns for the unlawful use of shipping
containers as accessory buildings. A few of these structures have been placed on residential
properties within the community, and enforcement process has proven especially challenging with
the absence of specific language in the Zoning Bylaw. To assist with meeting this challenge, this
proposed text amendment will explicitly outline the conditions for using these structures for
temporary, industrial, agricultural, or institutional purposes. This text amendment does not
anticipate the use of shipping containers on typical urban residential properties, except as a
temporary use during a phase of construction.
PLANNING ANALYSIS:
As shipping containers are plentiful and inexpensive, there is considerable incentive to repurpose
them as accessory buildings. However, there are serious potential risks involved with their use, and
neighbours often find them unsightly.
1. Communicating the risks: In September 2014, the Fire Chief’s Association of BC issued a
position paper (https://fcabc.ca/Files/FCABC%20Shipping%20Containers.pdf) that noted the
potential explosive effects of shipping containers if improperly used for storing flammable
substances. In 2011, a shipping container explosion in Enderby BC, created by an internal fire
caused the container doors to eject, which struck and killed the attending fire captain. A similar
incident in Saanich in 2013 caused by a leaking barbecue tank did not cause injury, but the radius
of the explosion was 274 metres (300 yards).
- 3 -
These two incidents demonstrate the considerable risks associated with these structures, unless
modified to accommodate the new use by venting or weakening the structure. The reason these
structures are so risky is due to their poorly ventilated but sturdy steel construction. Their structural
strength allows these units to withstand significant internal pressure buildup, with the doors being
the weakest part of the structure. The lack of proper ventilation will allow internal atmospheric
pressure to build to the point of exploding the structure. Small volumes of stored fuel are sufficient
to cause this effect.
The Fire Chief’s position paper recommends a number of steps for Federal and Provincial
governments to take for accident prevention. The recommendation for local governments is to
adopt bylaws to regulate the use of shipping containers as buildings, requiring code upgrades and
inspection services prior to approval and placement.
2. Regulating or modifying shipping containers to be safe for the use intended: The Fire Chief’s
position paper discusses potential mitigation strategies for reducing risks associated with shipping
containers. These strategies include adopting regulations, requiring structural alterations, and
establishing safety protocols. Regulations for these structures could involve prescribing or
prohibiting the types of substances that could be stored within the shipping container. Modifying the
structure to eliminate the risk of explosion could involve weakening the structure, or installing
ventilation to equalize the pressure difference. Ventilation would also allow smoke to escape from
the structure, which would therefore alert those nearby of the presence of a fire. It should be noted
that these modifications would be required as part of the building permit and inspection process
established for making these structures legal and code compliant. Safety protocols could be a
standard set of operating procedures for fire departments to follow when faced with a potentially
hazardous situation involving shipping containers.
3. Recognizing the economic utility of shipping containers: As an adaptive reuse, shipping
containers are economical to use for storage purposes. For this reason, it is recommended that
they be permitted in specific contexts, as follows:
a) as a temporary use during construction: a shipping container could be used as a
temporary office or for equipment storage on a property for which a valid building permit
had been issued. In this instance, security would need to be posted to cover the cost of
removal of the structure within 30 days of the closing or expiry of the building permit.
b) as accessory to an institutional use: Reduction of visual impact with a continuous
landscape screen would be a condition of use.
c) as accessory to an industrial use: Reduction of visual impact with a continuous
landscape screen would be a condition of use.
d) as an agricultural use: Demonstration of need would be required, along with farm status
from BC Assessment Authority.
In all cases where shipping containers are permitted, a building permit and inspection services will
be required to ensure that the structure is modified to be safe for the intended use.
- 4 -
4. Minimizing the potential for unsightly premises:
Shipping containers are proposed to be permitted as a temporary use on residential properties
during a period of construction where a valid building permit has been issued. With this exception,
shipping containers are recommended to be prohibited as accessory structures for residential uses.
Zoning Bylaw:
In order to recognize and regulate this use, the following recommendations are proposed to amend
the Zoning Bylaw.
Part 2 Definitions,
Shipping Container means an enclosed unit used or intended to be used for storing and
transporting goods via ship, rail or truck, whether or not it is actually being used for such a purpose.
Part 4 General Regulations,
A shipping container may be used:
a) as a temporary use for office or equipment storage in all zones, during a phase of
construction in progress, subject to issuance of a current and valid building permit.
Security must be posted to cover the cost of removal of the structure within 30 days of
the closing or expiry of the building permit.
b) as accessory to an institutional use where enclosed behind a continuous landscape
screen.
c) as accessory to an industrial use where enclosed behind a continuous landscape
screen.
d) as accessory to an agricultural use. Demonstration of need would be required, along
with farm status from BC Assessment Authority.
Where permitted, a shipping container shall only be used, placed, stored, repaired, cleaned,
upgraded, or modified to comply with the requirements of the zone as if it were a building or
structure.
The following shall not be stored in a shipping container:
(a) Gasoline, propane, or any other flammable, combustible liquid or compressed gas; or
(b) Explosive as defined in the Maple Ridge Fire Prevention By-law No. 4111-1988.
CITIZEN/CUSTOMER IMPLICATIONS:
The intent of this bylaw amendment is to protect public safety and maintain orderly development
while recognizing the needs of industrial, institutional, and agricultural users.
INTERDEPARTMENTAL IMPLICATIONS:
This proposed bylaw amendment has been prepared in collaboration with staff from the Maple
Ridge Fire Department, Planning, Building, and Bylaws.
- 5 -
FINANCIAL IMPLICATIONS:
Increased staffing costs for inspection services and permitting are anticipated to be recovered
through the municipal application fee schedule.
ALTERNATIVES:
Council is advised to proceed with a bylaw amendment that recognizes the use of shipping
containers in specific contexts to maximize their economic utility, but prohibits this use in residential
settings in order to avoid hazards and unsightly premises concerns. As an alternative, Council may
wish to prohibit these structures entirely within the municipality, or to leave the Zoning Bylaw
unchanged.
CONCLUSION:
This proposed bylaw amendment has been prepared in response primarily to concerns for public
safety. In addition, aesthetic concerns are being considered, and as a result the proposed use of
these structures is intended to take advantage of their economic utility by locating them in
industrial, agricultural, or institutional contexts. With the exception of temporary uses during a
phase of construction, these structures are proposed to be prohibited in residential zones, where
nuisance issues would be most apparent.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall M.A., MCIP, RPP
Planner 2
“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
The following appendices are attached hereto:
Appendix A – Zoning Bylaw No. 7184-2015
Link: BC Fire Chiefs position paper on shipping containers:
https://fcabc.ca/Files/FCABC%20Shipping%20Containers.pdf
CITY OF MAPLE RIDGE
BYLAW NO.7184-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7184-2015."
2. PART 2, INTERPRETATION
Insert the following definition in alphabetical order after the definition of “setback”.
SHIPPING CONTAINER means an enclosed unit used or intended to be used for storing and
transporting goods via ship, rail or truck, whether or not it is actually being used for such a
purpose.
3. PART 4 GENERAL REGULATIONS, SECTION 402 REGULATIONS FOR PERMITTED USES OF
LAND, BUILDINGS, AND STRUCTURES.
Insert the following as subsection (14)
A shipping container may be used:
a) as a temporary use for office or equipment storage in all zones, during a phase of
construction in progress, subject to issuance of a current and valid building permit. Security
must be posted to cover the cost of removal of the structure within 30 days of the closing or
expiry of the building permit.
b) as accessory to an institutional use where enclosed behind a continuous landscape screen.
c) as accessory to an industrial use where enclosed behind a continuous landscape screen.
d) as accessory to an agricultural use. Demonstration of need would be required, along with
farm status from BC Assessment Authority.
Where permitted, a shipping container shall only be used, placed, stored, repaired, cleaned,
upgraded, or modified to comply with the requirements of the zone as if it were a building or
structure. Maximum height shall not exceed 4.5 metres.
The following shall not be stored in a shipping container:
(a) Gasoline, propane, or any flammable, combustible liquid or compressed gas; or
(b) Explosive as defined in the Maple Ridge Fire Prevention By-law No. 4111-1988.
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 8th day of December, 2015.
READ a second time the 8th day of December, 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
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-087-RZ
File Manager: Therese Melser
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City 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 & building plan
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+ & site 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:
Certificate of Compliance from Ministry of Environment, dated May 5, 2006
Geotechnical Investigation Report from Valley Geotechnical, dated August 26, 2014
3.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2014-087-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading (Site Specific Text Amendment)
Zone Amending Bylaw No. 7189-2015
11980 227 Street
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject property located
at 11980 227 Street, within the Town Centre Area Plan, to permit a full range of professional
services in the CS-1 (Service Commercial) zone.
A commercial building is currently under construction on the subject property for use as a
commercial store for Meridian Meats, under the existing CS (Service Commercial) zone. The form
and character of the building was approved by Council under Commercial Development permit 2014-
087-DP on January 27, 2015. At the pre-application meeting for the development permit, staff
suggested the site to be rezoned to C-3 (Town Centre Commercial). The applicant at that time
indicated they did not desire to rezone, as they intended to use the new building entirely for
themselves.
Since approval of the development permit, the property owner has advertised rental opportunity for
part of the second floor office area. A potential law office tenant has shown interest, but is currently
not a permitted use within the CS-1 (Service Commercial) zone. Only a limited range of professional
services are now allowed in the CS-1 (Service Commercial) zone. The applicant is therefore
requesting a site specific text amendment to allow for all professional services, in order to be able to
rent office spaces to a legal firm.
Pursuant with Council direction, this application is exempt from the Community Amenity Contribution
program because it is a commercial project within the Town Centre Area. In addition, the applicant is
simply seeking a text amendment to allow an additional use to the CS-1 (Service Commercial) zone
RECOMMENDATION:
That Zone Amending Bylaw No. 7189-2015 be given first and second reading and be forwarded to
Public Hearing;
DISCUSSION:
1) Background Context:
Applicant: Meridian Acquisitions Ltd
Owner: Meridian Acquisitions Ltd
Legal Description: Lot A except part dedicated road on Plan BCP13823, DL 401, Group 1
NWDPlan9541
- 2 -
OCP:
Existing: Town Centre Commercial
Proposed: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Civic Institutional (Fire Hall 1)
Zone: P-6 (Civic Institutional)
Designation: Institutional
South: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
East: Use: Commercial
Zone CD-5-88 (Town Centre Commercial and Service Commercial)
Designation: Town Centre Commercial and Low Rise Apartment
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Commercial, under construction
Site Area: 0.217 HA. (0.536 acre)
Access: Dewdney Trunk Road and 227 Street
Servicing: Urban or Rural Standard Urban Standard
Previous Applications: 2014-087-DP and 2014-087-VP, approved in January 2015
2) Background:
In 2014 Meridian Acquisitions Ltd. applied for a Development Permit and a Variance Permit in order
to construct a new building for an expanded butcher and grocery ‘Meridian Meats’ store. The second
floor of the building is for office space. At the time the applicant was confident that the existing CS-1
(Service Commercial) zoning was sufficient to meet their business office needs.
The existing CS-1 (Service Commercial) zoning of the property does not align with the site’s Town
Center Commercial land use designation. However, property owners are entitled to develop their
properties in accordance with the current zoning. Both the Development Permit and Variance Permit
applications were approved on January 27, 2015, and the building is currently under construction.
More recently Meridian Acquisitions Ltd. advertised the opportunity to rent 2,422 sq.ft of the offices
on the second level of their building, Meridian Acquisitions Ltd. will use the remainder 2,684 sq.ft for
their office use. A lawyer’s office showed interest in the excess floor space, and Meridian
Acquisitions Ltd. then recognized the constraints of the CS-1 (Service Commercial) zone which
prohibits a lawyer’s office in the existing CS-1 (Service Commercial) zone.
3) Project Description:
The subject property is located in the Town Centre Area, at the corner of Dewdney Trunk Road and
227 Street (see Appendix A and B). The subject property is under construction for a two storey
building that will contain a butcher/grocery store on the main level and offices on the second level,
within the CS-1 (Service Commercial) zone. The development will have an off-street parking area to
- 3 -
the east and rear of the property. The main pedestrian entrance is located on the east side of the
property with a secondary access on the north side of the building fronting Dewdney Trunk Road.
Meridian Acquisitions Ltd. will use 2,684 sq.ft for their office use within the offices on the second
level of the building, and the tenant will be using the remaining 2,422 sq.ft. The tenant will have
access to the building via the west entrance (double doors), joining access to the second level
through the stairwell and elevators. The tenant will have four (4) dedicated parking spaces within the
approved off-street parking area on the property.
4) Planning Analysis:
i) Official Community Plan (OCP):
The subject property is designated Town Centre Commercial within the Town Centre Area plan. The
intent of the designation is to foster a compact and vibrant commercial area with a distinct
pedestrian realm. This area has the most diverse land uses associated within it, and is intended to
provide a full range of services and commercial options for those residing nearby and in the broader
community.
The Town Centre Commercial designation aligns with the C-3 (Town Centre Commercial) zone, which
provides for a broad range of principal permitted uses, including professional services
This proposed text amendment will permit additional uses on the site and is consistent with the
intent of the Town Centre Area Plan.
ii) Zoning Bylaw:
The property is zoned CS-1 (Service Commercial) and the minimum lot size for the current CS-1
(Service Commercial) zone is 929m2. The property area is 0.217 ha. (0.536 acre).
The zone’s permitted principal uses, stated under Part 7, 708, 1), allow for professional services
limited to veterinarians, architects, engineering and surveying offices, and drop-in medical clinics, as
described under item m).
The applicant is seeking a site specific text amendment to allow a permitted accessory use for the
whole range of professional services on the property located at 11980 227 Street, within the Town
Centre Area Plan, to allow Meridian Acquisitions Ltd. to rent out a part of the offices on the second
level to a lawyer’s office. (See Appendix C)
The Maple Ridge Zoning Bylaw No. 3510-1985 states Professional Services means a use providing
services to the general public in which the provider of the service is required to be licensed or
certified by a self-regulating professional authority, or by Federal, Provincial or Municipal authorities.
Ideally, to facilitate the full range of professional services on the property, the process would require
a rezoning of the site to C-3 (Town Centre Commercial). However, given that this building is under
construction, is situated in the Town Centre, and the proposed professional service use is in
alignment with the intent of the Town Centre Commercial designation, a site specific text
amendment to the CS-1 (Service Commercial) zone is supportable.
iii) Off-Street Parking And Loading Bylaw:
The requirements for this development were reviewed under application 2014-087-DP. The
development will have an off-street parking area to the east and rear of the property. The main
pedestrian entrance is located on the east side of the property with a secondary access on the north
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side of the building fronting Dewdney Trunk Road. The development proposes 38 parking spaces,
and 30 parking spaces are required for large retail and office space within the Town Centre Area
Plan.
iv) Previous Variances:
A Development Variance Permit application was approved January 27, 2015 to vary the building
height from 7.7m to 15.2m to accommodate the appearance of a three storey building, and to vary
the front and external side yard setbacks from 9m to 3.77m and from 7.5m to 2.27m, to contribute
to increased sidewalk activity. No variances are needed.
v) Previous Development Permit:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre. For a commercial building Development Permit 2014-087-DP was received September 18,
2014 and approved January 27, 2015. (See Appendix D).There will be no changes to the
appearance of the building. No new Development Permit is required.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No.
7189-2015, and that application 2014-087-RZ be forwarded to Public Hearing. No Community
Amenity Contribution will be triggered by this zoning text amendment application as the property is
situated in the Town Centre.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge Zone Amending Bylaw No. 7189-2015
Appendix E – Site Plan
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Legend
Legend
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7189-2015
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. 7189-2015."
2. That Part 7, Section 708.1 PERMITTED PRINCIPAL USES, item “m” be amended by
adding the following:
i. By inserting “(i)” before the words “professional services limited to…”
ii. By the addition of the following clause (ii) after the words “drop-in medical clinics”:
(ii) Professional Services are permitted above the first storey on the parcel and
tract of land and premises known and described as:
11980 227 Street
Lot A except part dedicated road on Plan BCP13823 District Lot 401 Group 1
New Westminster District Plan 9541
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of January, 2016.
READ a second time the 26th day of January, 2016.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
STOPSTOPDEWDNEY TRUNK ROADADJACENTFIRE STATION227 STEXISTING ALL TURNSSIGNALIZED INTERSECTIONCROSS ACCESSEASEMENT TO BEPROVIDED1.5M (4'-11")LANDSCAPE SETBACKLINE6.0M (19'-8")BUILDING SETBACK LINE9.0M (29'-6")BUILDING SETBACK LINECONC. SIDEWALKCONC. SIDEWALKEXISTING BUS STOP& TRASH CANEXISTINGLIGHT STANDARDSEXISTING POWER POLE7.5M (24'-7")BUILDING SETBACK LINEEXISTING POWER POLECITYSIDEWALKCITY SIDEWALKBC HYDROTRANFORMER1.5M (4'-11")LANDSCAPE SETBACK LINEEXISTINGADJACENTBUILDINGEXISTING POWER POLE TOBE RE-LOCATEDEXISTING FIRE HYDRANT TOBE RE-LOCATEDEXISTING STREET LIGHT TOBE RE-LOCATEDPROPOSEDSITE ACCESSEXISTING GAS SRWPROPOSEDSITE ACCESSEXISTING TREETO BE REMOVEDEXISTING TREE & PLANTINGBED TO BE REMOVEDEXISTING STORM MANHOLETO BE REMOVEDPROPOSEDTREE (TYP.)CONC.SIDEWALKCONC. SIDEWALKLANDSCAPINGLANDSCAPINGPROPERTYLINEPROPERTY LINEPROPERTY LINEPROPERTYLINEEXISTING STORM MANHOLE.LAND.LANDSCAPELANDS.80'-0"[24.38m]FFE = 43.50MEXISTINGTREEEXISTING CURBTO BE REVISED1A4.1PAINTED LINES &LETTERSLOADING ZONELOADING ZONEGARBAGEENCLOSURELANDS.SC SC8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-0" [0.61m]2'-6" [0.76m]8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]8'-0"[2.44m]8'-0"[2.44m]LETDOWN (TYP)BIKERACK9'-712"[2.93m]14'-1014"[4.53m]24'-0"[7.32m]12'-412"[3.77m]12'-534" [3.80m]6.08M (19'-11 1/4")PROPOSED BUILDING SETBACK LINE9'-0"[2.74m]9'-0"[2.74m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]2'-0" [0.61m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]19'-1114" [6.08m]19'-1114"[6.08m]LETDOWN (TYP)LINE OFAWNINGOVERHANG,TYP.PAINTEDPATH9'-0"[2.75m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]9'-0"[2.74m]8'-8"[2.64m]15'-6" [4.72m]4'-0" [1.22m]24'-0" [7.32m]8'-8"[2.64m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0" [2.74m]8'-8"[2.64m]9'-0" [2.74m]PAINTEDSYMBOLLANDS.LANDS.TREE GRATE13'-6" [4.11m]14'-1034" [4.54m]REINFORCEDCONCRETEAPRON6" STEEL BOLLARDSCSC5'-0" [1.52m]PAINTEDLINE (TYP.)LAND.2'-6" [0.76m]13'-0" [3.96m]SCPROPOSED LOCATION OF BUS STOPSUBJECT TO TRANSIT APPROVAL.6" STEEL BOLLARD,PAINTED BLACK, SEELANDSCAPE DWG.5'-034" [1.54m]BUILDING AGROUND FLOOR AREA = 6,432 SF (598 SM)2ND LEVEL FLOOR AREA = 6,432 SF (598 SM)BUILDING TOTAL FLOOR AREA = 12,864 SF (1196 SM)TOTAL PARKINGPROVIDED = 38 STALLSREDSTAMPEDCONCRETE,HERRING-BONEPATTERN,TYP.RED STAMPEDCONCRETE,HERRINGBONEPATTERN, TYP.PROPOSEDEXTERIORSETBACK2.27 M FROM 7.5M.PROPOSEDFRONTSETBACK3.77 MFROM 9.0M.79'-8"[24.28m]LINE OF ROOF OVERHANG.7'-512"[2.27m]SLOPEMIN 2%ORGANICGARBAGECARDBOARDRECYCLINGREINFORCED CONCRETE APRON5'-6"[1.68m]1'-434" [0.42m]5'-6" [1.68m]14'-1034"[4.54m]13'-834"[4.18m]2'-6"[0.76m]2'-6"[0.76m]3'-0" [0.91m]8" [0.20m]5" [0.13m]7'-0"[2.13m]5" [0.13m]3'-0" [0.91m]1'-4" [0.41m]13'-6"[4.11m]8'-0"[2.44m]21'-6"[6.55m]6" [0.15m]8" [0.20m]8" [0.20m]2" [0.05m]6" [0.15m]6" [0.15m]T/O HSS BEAMEL. 9'-0"T/O PAVEMENTEL. 0'-0"SCALE:1A1.03/32" = 1'-0"DEWDNEY TRUNK ROAD227 ST SCALE:2A1.0NTSSCALE:3A1.11/4"=1'-0"SCALE:4A1.11/4"=1'-0"
ABBREVIATIONSAERIAL KEY PLANSITE KEY PLANPROJECT DATACIVIC ADDRESSLEGAL DESCRIPTIONZONING DEVELOPMENT PERMITAPPLICATION FOR:TWO-STOREYCOMMERCIAL ANDOFFICE BUILDINGAll work shall conform with the BC Building Code 2012.It is the responsibility of the General Contractor to check andverifyall dimensions and details before proceeding withconstruction.Discrepancies found on these plans should be brought to theattention of the Architect prior to work commencing.GENERAL NOTECONTACTSURBAN DESIGN GROUP ARCHITECTS LTD.Contact: Fariba Gharaei, Architect AIBC#600 - 1140 West Pender StreetVancouver, B.C. V6E 4G1Phone: 604-687-2334Fax: 604-688-7481Email: faribag@udga.comMERIDIAN MEATS & SEAFOOD LTD.Josh Penner#2 - 22621 Lougheed HighwayMaple Ridge, B.C. V2X 2V4Phone: 604-466-0508E-mail: j.penner@meridianmeats.caWEILER SMITH BOWERSDarryl J. Bowers, P. Eng.118 - 3855 Henning DriveBurnaby, BC V5C 6N3Phone: 604-294-3753Fax: 604-294-3754E-mail: bowers@wsb-eng.comBYCAR ENGINEERING LTD.Daryl Keturakis, P. Eng.105a - 7808 132nd StreetSurrey, BC V3W 4N1Phone: 604-591-2766Fax: 604-591-2733VALLEY GEOTECHNICALENGINEERING SERVICES LTD.Narayan Abhyankar, FEC, P. Eng.Sammy ChengUnit 15, 20279 97th AvenueLangley, BC V1M 4B9Phone: 604-882-8475Fax: 604-882-8476E-mail: n.abhyankar@valleygeo.caE-mail: s.cheng@valleygeo.caSPRATT EMANUEL ENGINEERING LTD.Mark W. Emanuel, P. Eng.2348 Yukon StreetVancouver, BC V5Y 3T6Phone: 604-872-1211Fax: 604-872-1274KWA SITE DEVELOPMENT CONSULTINGAlex Karadjov, P. Eng.2453 Auckland Drive,Burlington, ON. L7L 7A9Phone: 604-764-0599Email: alex.karadjov@kwasitedev.comNEMETZ & ASSOCIATES LTD.Steven Nemetz, P. Eng.2009 West 4th AvenueVancouver, B.C. V6J 1N3Phone: 604-736-6562Fax: 604-736-9805ARCHITECTSTRUCTURALBUILDINGENVELOPEGEOTECHNICALOWNERELECTRICALMECHANICALLANDSCAPEM2 LANDSCAPE ARCHITECTUREAND ARBORICULTURE LTD.Meredith Mitchell, BCSLA#220 - 26 Lorne Mews,New Westminster, B.C. V3M 3L7Phone: 604-553-0044Fax: 604-553-0045Email: office@m2la.comCIVILTERRA PACIFIC LAND SURVEYING LTD.Mike Bernemann, BCLS22371 St. Anne Avenue,Maple Ridge, B.C. V2X 2E7Phone: 604-463-2509Fax: 604-463-4501Email: mike@terrapacific.caSURVEYORDRAWING LISTARCHITECTURALA0.0COVER SHEETA1.1SITE PLANA3.1EXTERIOR ELEVATIONSA5.1WALL SECTION DETAILSA5.2WALL SECTION DETAILSA6.1A7.1SECTION DETAILSA7.2SECTION DETAILSA6.2PLAN DETAILSPLAN DETAILSA0.1PROJECT INFORMATIONMECHANICALA2.1GROUND LEVEL FLOOR PLANA2.3ROOF PLANSTRUCTURALELECTRICALCIVILLANDSCAPESURVEYLANDSCAPE PLANLANDSCAPE SPECIFICATIONSSTRUCTURAL SOIL SPECIFICATIONSL-1L-2L-3Survey Plan of Lot A Except:Part Dedicated Road On PlanBCP13823, DL 401 GP 1 NewWestminster District Plan 95411 of 1A2.22ND LEVEL FLOOR PLANA4.1BUILDING SECTION-------EXTERIOR FINISHESSAMPLE BOARD7'-512"[2.27m]DEWDNEY TRUNK ROAD227 ST