HomeMy WebLinkAbout2016-04-19 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
April 19, 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, April 19,
2016 to consider the following bylaws:
1) MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7188-2015
PURPOSE: The intent of the proposed Official Community Plan Amending Bylaw No.
7188-2015 is to expand the existing policy framework for community
amenity contributions (CAC’s) city-wide. The proposed amendments
identify the general components of a city-wide CAC Program, establish the
connection between the CAC Program and density bonus provisions and
align it with the existing density bonus framework in the Albion Area Plan
and Zoning Bylaw provisions.
2) 2013-117-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7055-2014
LEGAL: Lot 1, Except Firstly the North 75 feet and Secondly Part subdivided by
Plan 44214, Section 20, Township 12, New Westminster District,
Plan 4836
LOCATION: 12182 228 Street
FROM: RS-1 (One Family Urban Residential)
TO: R-3 (Special Amenity Residential District)
PURPOSE: To permit a future subdivision of approximately 3 single family lots.
3) 2011-137-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7169-2015
LEGAL: Lot 224, Section 20, Township 12, New Westminster District, Plan 42134
LOCATION: 12257 227 Street
FROM: RS-1 (One Family Urban Residential)
TO: R-3 (Special Amenity Residential District)
PURPOSE: To permit a future subdivision of approximately 3 lots.
4) 2014-003-CU
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7064-2014
LEGAL: Lot 15 Except: Firstly; the West Half Secondly; Parcel 11 (Bylaw Plan
LMP34902) Thirdly Part in Plan BCP29640, District Lot 222, Group 1,
New Westminster District, Plan 11194
West Half Lot 15 Except First: Parcel 7 (Bylaw Plan LMP34902) Secondly;
Part in Plan BCP29640, District Lot 222, Group 1, New Westminster
District, Plan 11194
Lot 16 Except Firstly: Parcel 8 (Bylaw Plan LMP34902) Secondly: Part in
Plan BCP29640, District Lot 222, Group 1, New Westminster District,
Plan 11194
LOCATION: 19975, 19989, 19997 Dunn Avenue
PURPOSE: An application has been received for a Temporary Use Permit to
temporarily allow vehicle inventory storage on the three subject properties,
zoned RS-3 (One Family Rural Residential).
5a) 2015-350-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7227-2016
LEGAL: Lot 2, Section 15, Township 12, New Westminster District Plan 77744
LOCATION: 24341 112 Avenue
PURPOSE: To amend Schedule “A”, Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan as shown on Map No. 921
FROM: Low/Medium Density Residential
TO: Conservation
AND:
PURPOSE: To amend Schedule “C” of the Official Community Plan as shown on
Map No. 922. To Add to Conservation.
Map 921 Map 922
5b) 2015-350-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7197-2015
LEGAL: Lot 2, Section 15, Township 12, New Westminster District, Plan 77744
LOCATION: 24341 112 Avenue
FROM: RS-2 (One Family Suburban Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE: To permit a future subdivision of approximately 9 lots.
6a) 2013-085-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7028-2013
LEGAL: Lot 2, Section 29, Township 12, New Westminster District, Plan LMP9042
LOCATION: 23154 136 Avenue
PURPOSE: To amend Figures 2 and 3A of the Silver Valley Area Plan as shown on
Map No. 865. To Designate as Eco Cluster and
Conservation.
AND:
PURPOSE: To amend Figure 4 of the Silver Valley Area Plan as shown on Map No.
920.
To Add to Conservation, Remove from Conservation and to
Add Trail and Remove Trail.
Map 865 Map 920
6b) 2013-085-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7029-2013
LEGAL: Lot 2, Section 29, Township 12, New Westminster District, Plan
LMP9042
LOCATION: 23154 136 Avenue
FROM: RS-3 (One Family rural Residential)
TO: R-2 (Urban Residential District)
PURPOSE: To permit a future subdivision of approximately 27 lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from April 8, 2016 to April 19, 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., April 19, 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 8th day of April, 2016.
Ceri Marlo
Manager of Legislative Services
1.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 14, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Maple Ridge Community Amenity Contribution Program -
Proposed Community Amenity Contribution Program Council Policy
Official Community Plan Amending Bylaw No. 7188-2015
EXECUTIVE SUMMARY:
Council has been engaged in a discussion on establishing a city-wide Community Amenity
Contribution (CAC) Program since June 2015. As part of that discussion, staff have prepared a
number of reports providing Council with information related to the legislative authority for
community amenity contributions, legal advice regarding the recommended components of a CAC
Program, options for the establishment of the amount of CAC’s, on the forms of development that
the Program would apply and the types of amenities the contributions could be allocated to in the
future.
In October 2015, staff assisted Council in working through a number of options for each of the
proposed components of a city-wide program, culminating in a series of Resolutions for the Program.
In December 2015, two CAC Program Council Policy options were presented to Council for
discussion, along with a proposed Official Community Plan amending bylaw (Bylaw No. 7188-2015).
At that time, Council directed staff to obtain feedback on the proposed OCP amending bylaw and
draft Council policies, and provide a summary of input in a future report.
To obtain the requested feedback on the Program, two online questionnaires were posted on the
municipal website in December 2015 – one for the development industry (Appendix C) and one for
residents (Appendix D). In addition to the online questionnaires, municipal staff have met with the
UDI/GVHBA Liaison Committee on two occasions, most recently on March 8, 2016. The feedback
from those meetings helped inform the content of the questionnaire and the proposed Community
Amenity Contribution Program Council Policy.
As a result of the input received on the proposed CAC Council Policy (Appendix A), it has been
amended to include a number of new items, including one contribution rate of $3100 for all dwelling
units, alignment of the Albion Area Plan density bonus framework with the city-wide Program, a
provision for Council to consider CAC’s during development application extension requests and a list
of those amenities where the CAC revenue could be allocated.
Based on the average number of dwelling units and single family lots created over the past five years
(572) and the proposed CAC rate of $3100 per dwelling unit/lot, the estimated average annual CAC
revenue could be in the range of $1.7 million. It is important to note that this does not include the
additional density bonus revenue generated from the Albion Area Plan.
[2]
RECOMMENDATIONS:
1. That the proposed Community Amenity Contribution Program Council Policy, attached as
Appendix A to the report titled “Maple Ridge Community Amenity Contribution Program” and
dated March 14, 2016 be approved; and that Official Community Plan Amending Bylaw No.
7188-2015, Attached as Appendix B, be forwarded to a Regular Council meeting for
consideration of the following recommendations;
A. Whereas Council has considered the requirements of Section 475 of the Local
Government Act that it provide, in respect of an amendment to an Official Community
Plan, one or more opportunities in considers appropriate for consultation with persons,
organizations and authorities it considers will be affected and has specifically considered
the matters referred to in Section 475 of the Act;
B. And whereas Council considers that the opportunities to consult, proposed to be
provided by the City in respect of an amendment to an Official Community Plan,
constitute appropriate consultation for the purposes of Section 475 of the Act;
C. And whereas, in respect of Section 475(2) of the Local Government Act, requirement for
consultation during the development or amendment of an Official Community Plan,
Council must consider whether consultation is required with specifically:
a. The board of the Regional District in which the area covered by the plan is
located, in the case of a Municipal Official Community Plan;
b. The Board or any Regional District that is adjacent to the area covered by the
plan;
c. The Council of any municipality that is adjacent to the area covered by the plan;
d. First Nations;
e. School District Boards, greater boards and improvement district boards, and
f. The Provincial and Federal Governments and their agencies;
D. And that no additional consultation be required in respect of this matter beyond the
posting of two questionnaires on the City of Maple Ridge website seeking comments on
the proposed Official Community Plan Amending Bylaw No. 7188-2015 and proposed
Community Amenity Contribution Program Council Policy;
E. That Official Community Plan Amending Bylaw No. 7188-2015 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
F. That it be confirmed that Official Community Plan Amending Bylaw No. 7188-2015 is
consistent with the Capital Expenditure Plan and Waste Management Plan; and
G. That Official Community Plan Amending Bylaw No. 7188-2015 be given First and Second
Readings and forwarded to Public Hearing.
DISCUSSION:
a) Background Context:
Council has been provided with reports on June 15, October 19, and December 7, 2015 outlining the
various aspects and potential for establishing a city-wide community amenity contribution program.
[3]
The October 19, 2015 report included a set of legal principles regarding amenity contributions
derived from prior legal advice the City has received on establishing a community amenity
contribution program. These principles include:
i. A municipality has the authority to adopt density bonus bylaws and establish conditions
under which the density bonus is to be applied, including the payment of cash contributions;
ii. Density bonuses are the most defensible approach, should the required amenity contribution
be challenged on it’s legal basis;
iii. A community amenity contributions should be clearly tied to the impacts that are expected to
result from a zoning change;
iv. A community amenity program should be based on a ‘robust’ policy basis, rather than on a
simple decision of Council;
v. Establishing a contribution that is based on the amount of the increase in lot value could
provide a more equitable basis for the amenity program; and
vi. A site-by-site negotiated approach does not provide the clarity and consistency of application
of the program that the development industry needs, as well as potentially adding a
significant amount of time to the development approvals process.
With these principles in mind, Council was presented with a series of options for each component of
the City-wide Community Amenity Contribution Program.
At the October 19 and 27, 2015 Council Workshop meetings, the components of the CAC Program
were discussed and a Resolution passed for each. The following is a summary of the framework of
the CAC Program based on the content of the Resolutions:
1. Each CAC will be based on a percentage value of lift. [Note: A percentage value was not
included in the discussion]
2. The CAC Program will apply city-wide.
a. Those properties within the Town Centre Area Plan boundaries are exempt from the
CAC Program.
3. The Density Bonus Framework established in the Albion Area Plan will continue to apply, in
addition to the city-wide CAC Program. For developments that take advantage of the density
bonus provisions included in the Maple Ridge Zoning Bylaw for the Albion Area Plan, the
amenity contribution rate will be $3100 per lot or dwelling unit.
4. The CAC Program applies to the development of all residential dwellings1, including those
that are included in a mixed-use development (such as commercial and residential) with the
following exceptions:
a. Affordable and special needs housing that are secured through a Housing Agreement
as established in Section 905 of the Local Government Act;
b. Rental housing units that are secured through a Housing Agreement established
under Section 905 [now Section 483} of the Local Government Act will also be
subject to a covenant enacted under Section 219 of the Land Titles Act.
5. An Official Community Plan amending bylaw was to be prepared that includes the
components of the Community Amenity Contribution Program. Development applications that
are in process (in-stream) at the time of enactment of this Council Policy will be subject to
1 Note: Additional exemptions from the CAC Program include:
single family residential subdivisions proposing fewer than 3 lots;
duplex dwelling units where only one building is being constructed; and
triplex dwelling units where only one building is being constructed.
[4]
the provisions of the Policy unless the applicable Official Community Plan and/or Zoning
Bylaw amending bylaw has/have received Third Reading.
6. Council will establish one or more Reserve Funds and identify those amenities that may
benefit from the community amenity contributions.
These Resolutions formed the basis for the proposed CAC Program Council Policy, attached to this
report as Appendix A.
b) Citizen/Customer Implications:
i. Consultation Update:
The Greater Vancouver Home Builders Association (GVHBA) and the Urban Development Institute
(UDI) provided comments to Council via email in December 2015, on the then proposed contents of
the Maple Ridge Community Amenity Contribution Program. At that time, they requested that Council
refer the policy back to staff for further consultation and dialogue.
In response, Council passed the following Resolution:
That staff be directed to obtain feedback on the Official Community Plan Amending Bylaw
No. 7188-2015 and draft Council Policy and provide a summary of input to Council in a
future report.
Following the direction of the Council Resolution, two questionnaires were prepared, the first focused
toward the development industry and the second for the community, were posted on the municipal
website in December 2015. Both questionnaires were posted online for 10 weeks, following a
request for an extension to the original timeline from UDI and GVHBA via the Liaison Committee. The
responses received are attached to this report as Appendix C – CAC Developer Questionnaire and
Appendix D – CAC Resident Questionnaire.
Summary of Input – Developer CAC Questionnaire:
A total of 10 responses were received for the developer-focused CAC questionnaire. The key
messages that can be derived from the input are as follows:
A pre-determined rate per housing type is the preferred contribution approach (7 of 10
responses) with simplicity and predictability being the key benefits of the approach;
A contribution rate of $3000 per single family dwelling unit/lot was most supported, although
there were a number of other suggestions on how it could be calculated (such as a per
square foot rate);
A variety of rates and calculation methods for multi-family dwellings were suggested, with no
discernable preference from the respondents;
The three most important components of a city-wide CAC Program were felt to be:
o Consistent approach (7 of 10);
o Clearly defined community benefit (6 of 10); and
o Ease of understanding the process (5 of 10) and ‘in-kind’ contribution options (5 of
10).
Summary of Input – Resident Questionnaire:
A total of five responses were received for the resident-focused CAC questionnaire. The key
messages from the input are as follows:
The development industry should contribute to a CAC Program through financial
contributions and construction of in-kind contributions (both 3 of 5 responses);
[5]
The top two city-wide amenities supported were sports facilities/play fields and community
centres;
The top two neighbourhood amenities supported were local parks and playgrounds and
community halls.
In addition to the questionnaires, municipal staff have met twice with the UDI/GVHBA Liaison
Committee in the past several months (Dec 11, 2015 and March 8, 2016) to continue the
discussion about the proposed city-wide CAC Program. At the March 8 meeting, members of the
Committee indicated their support for the revised Council Policy as it has responded to their
comments and concerns.
ii. In-stream Development Applications:
When considering a change in Official Community Plan policy or Zoning Bylaw regulations, the
generally accepted practice for in-stream development applications is that those applications that
have been presented at Public Hearing and received Third Reading would be exempt from complying
with the new policies or regulations. The exception to this ‘rule of thumb’ is that since the summer
2015, development reports at first and second reading have included the following
recommendation:
That a voluntary Community Amenity Contribution be provided in keeping with the direction
given by Council with regard to amenities.
The proposed CAC Program Council Policy includes an option for Council to obtain city-wide CAC’s
when development applications are seeking an extension under the Development Procedures Bylaw.
The intent of this aspect of the proposed Council Policy is to enable Council to include the
Community Amenity Contribution Program as a condition of approval of the application extension.
c) Interdepartmental Implications:
Based on Council direction on the content and approach for the CAC Program, assistance from a
variety of City departments may be required to review the technical aspects of the Program. In
particular, assistance from the Finance Department will be required to prepare the Reserve Fund
bylaw(s).
d) Policy Implications:
i. Proposed CAC Council Policy
The proposed Community Amenity Contribution Program Council Policy (Appendix A) is aligned with
the proposed OCP policy amendments and provides the technical details of the city-wide CAC
Program. The content is derived from the Resolutions passed at the October 19 and 27, 2015
Council Workshop meetings, but also has been influenced by discussions and feedback from
Council, from the UDI/GVHBA Liaison Committee and by the review of similar CAC Programs
throughout the Lower Mainland.
At the December 7, 2015 Workshop, Council indicated a preference for a pre-determined rate (a
‘flat’ rate) rather than based on a percentage of land value increase (the ‘lift’) for a proposed
development. The results of the developer questionnaire and discussions with the UDI/GVHBA
Liaison Committee support this approach.
[6]
In addition, discussions on the contribution rate have resulted in a simplification of the approach.
Instead of establishing a rate for single family, townhouse and apartment buildings, a single rate of
$3100 for all dwelling units is proposed. This rate is based on the current density bonus framework
established in the Albion Area Plan and Zoning Bylaw and by discussions with the UDI/GVHBA
Liaison Committee to ensure that contribution value was not too high for the Maple Ridge housing
market.
The proposed CAC Council Policy also includes a list of the eligible amenities to which the CAC
revenue can be allocated.
Albion Area Plan – Density Bonus Framework Alignment
The city-wide CAC Program will also apply within the Albion Area Plan boundaries, in addition to the
established density bonus framework in the following way:
5. The Density Bonus Framework established in the Albion Area Plan will continue to apply, in
addition to the city-wide CAC Program.
a. For developments that take advantage of the density bonus provisions included in
the Maple Ridge Zoning Bylaw for the Albion Area Plan, the amenity contribution rate
will be $2000 per lot or dwelling unit in addition to the $3100 density bonus rate;
b. For developments that do not take advantage of the density bonus provisions
included in the Maple Ridge Zoning Bylaw, the CAC rate will be $3100 per lot or
dwelling unit;
The effect of the above clause is that for each new lot or dwelling unit that uses the density bonus
provisions established in the Zoning Bylaw for Albion, will be subject to a $5100 rate per lot. This
amount is the original rate recommended by GP Rollo and Associates as part of the Albion Area Plan
amenity zoning review in 2012-2013.
ii. Official Community Plan Amendments Summary
The attached Official Community Plan Amending Bylaw No. 7188-2015 (Appendix B) expands the
current policy framework based on the feedback received from Council at the June and October
2015 Council Workshop meetings. The proposed amendments to Section 2.1.2 Compact and Unique
Community establish a broader policy framework for a city-wide community amenity contribution
program. It includes the potential components of a program, where it could be applied within the
City, when the program would not apply and the identification of those potential community
amenities on which the revenue could be spent.
The proposed amendments to Section 10.2 for the Albion Area Plan introduce the potential for a city-
wide CAC Program in addition to the established density bonus framework. The technical details of
the existing Albion Area Plan density bonus framework and a new city-wide CAC Program are outlined
in the proposed Community Amenity Contribution Program Council Policy.
e) Recent Development Activity:
The December 7, 2015 report to Council, titled ‘Maple Ridge Community Amenity Contribution
Program Policies’ included a section on recent development activity from 2011 and the estimated
CAC revenues that may have been generated. That report included an estimate of the potential
revenue based on different contribution rates for single family dwellings ($7500 per unit) and
townhouses and low rise apartments (each $5100 per unit) with estimated annual revenues of $3.2
million. The updated table below, includes the data for all of 2015 and a 5-year average:
[7]
Housing Form 2011 2012 2013 2014 2015
Yearly
Average
Single Family new lots created 225 291 250 248 382 279
Townhouse BP’s 128 23 144 195 275 153
Apartment BP’s 158 307 180 49 6 140
Total Dwelling Units / Lots 511 621 574 492 663 572
Based on the average number of dwelling units and single family lots created over the past five years
(572) and the proposed CAC rate of $3100 per dwelling unit/lot, the estimated average annual CAC
revenue could be in the range of $1.7 million. It is important to note that this does not include the
additional density bonus revenue generated from the Albion Area Plan.
CONCLUSIONS:
The lessons learned through the establishment of the Albion Area Plan Density Bonus Framework
and from recent legal advice provide a number of general principles that the components of an
amenity program should incorporate. The components of the CAC Program determined by Council on
October 19 and 27, 2015 by Resolutions, achieve the principles of a consistent and equitable
framework.
The proposed OCP policy amendment will provide greater clarity for Council and the community with
respect to why and when CAC’s will be part of the development review process. The proposed CAC
Council Policies contain the technical aspects of the program that are of a greater level of detail than
is found in the OCP. As such, any future minor adjustments to the structure of the Program will not
be subject to OCP amendments or a Public Hearing.
“Original signed by Jim Charlebois”
Prepared by: Jim Charlebois, MURP, MCIP, RPP
Manager of Community Planning
“Original signed by Christine Carter”
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Community Amenity Contribution Council Policy
Appendix B: OCP Amending Bylaw No. 7188-2015
Appendix C: CAC Developers Questionnaire Responses
Appendix D: CAC Community Questionnaire Responses
Page 1 of 3 Policy 6.31
POLICY MANUAL
Title: Community Amenity Contribution Program
Policy No :
Supersedes:
Authority: Legislative Operational
Approval: Council CMT
General Manager
Effective Date:
Review Date: March 2017
Policy Statement:
The City of Maple Ridge is committed to providing a variety of amenities throughout the
municipality, including the provision of affordable and special needs housing, in a financially
sustainable manner.
The Community Amenity Contribution Program (CAC Program) is comprised of the following
components:
1.The CAC Program will apply city-wide.
2.Each CAC will be based on a contribution rate as follows:
a)$5100 per single family lot created;
b)$4100 per townhouse dwelling unit;
c)$3100 per apartment dwelling unit.
3.Those properties within the Town Centre Area Plan boundaries are exempt from the CAC
Program, except where Council applies the provisions of Section 8 of this Policy.
4.The CAC Program applies to the development of all residential dwellings, including those
that are included in a mixed-use development (such as commercial and residential) with
the following exceptions:
a)Affordable and special needs housing that are secured through a Housing
Agreement as established in Section 483 of the Local Government Act;
b)Rental housing units that are secured through a Housing Agreement established
under Section 483 of the Local Government Act will also be subject to a covenant
enacted under Section 219 of the Land Titles Act;
c)Single family residential subdivisions proposing fewer than 3 lots;
d)Accessory dwelling units such as a secondary suite or detached garden suite;
e)Duplex dwelling units where only one building is being constructed; and
f)Triplex dwelling units where only one building is being constructed.
5.The Density Bonus Framework established in the Albion Area Plan will continue to apply, in
addition to the city-wide CAC Program.
a)For developments that take advantage of the density bonus provisions included in
the Maple Ridge Zoning Bylaw for the Albion Area Plan, the amenity contribution
rate will be $2000 per lot or dwelling unit in addition to the $3100 density bonus
rate;
b)For developments that do not take advantage of the density bonus provisions
included in the Maple Ridge Zoning Bylaw, the CAC rate will be the rate established
in Section 2 of this policy.
6.31
NEW
March 14, 2016
Page 2 of 3 Policy 6.31
6.The Official Community Plan may also establish additional or alternative community
amenity contribution policies, guidelines and density bonus provisions for each Area Plan.
7.Development applications that are in process (in-stream) at the time of enactment of the
CAC Program Council Policy, will:
a)be subject to the provisions of this Policy unless the applicable Official Community
Plan or Zoning Bylaw amending bylaw has received Third Reading; OR
b)be subject to the provisions of this Policy if a condition for the Policy to apply was
included in the first or second reading report of the applicable Official Community
Plan or Zoning Bylaw amending bylaw.
8.All development applications that are seeking an extension under Development
Procedures Bylaw No. 5879-1999 (as amended), may be subject to the city-wide
community amenity contribution program at the discretion of Council.
9.Council will establish one or more Reserve Funds and identify those amenities that may
benefit from the community amenity contributions.
10.Community Amenity Contribution funds received will contribute to any of the following
eligible amenities:
a)Civic facility;
b)Public art;
c)Acquisition of land for the provision of:
o Affordable or special needs housing;
o Parks
o Trails
o Significant ecological features
d)Park or trail construction and/or maintenance;
e)Affordable or special needs housing units;
f)Heritage conservation; or
g)Conservation of significant ecological features.
11.The provision of a specific amenity, rather than a cash-in-lieu contribution may also be
considered by Maple Ridge Council. If Council determines that the provision of an amenity
is more desirable, the following list is to be used as a general guide for determining the
type of community amenity:
a)Public art;
b)Heritage conservation;
c)Land for the provision of:
o Affordable or special needs housing;
o Parks
o Trails
o Significant ecological features
d)Affordable or special needs housing units; or
e)Park or trail construction or improvements.
Purpose:
To provide direction on the implementation of a city-wide community amenity contribution (CAC)
program, including the process to determine the contribution amount.
Definitions:
“Community Amenity” means any public amenity that provides a benefit to the residents of
the city or a specific neighbourhood as the result of increased residential density.
Page 3 of 3 Policy 6.31
Key Areas of Responsibility
Action to Take Responsibility
CITY OF MAPLE RIDGE
BYLAW NO. 7188-2015
A Bylaw to amend Schedule “A” of the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 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. 7188-2015
2. That Section 2.1.2 Compact and Unique Community be amended by repealing policies 2-7
through 2-9 and replacing them with the following:
2-7 Maple Ridge may establish a city-wide Community Amenity Program with the
following components, to provide amenities, including the provision of affordable and
special needs housing, in a sustainable and economically viable manner:
a) Contribution approach;
b) Geographic area, including any portions of the City that may be excluded;
c) Approach for addressing existing density bonus policies and regulations in the
Albion Area Plan area;
d) Application of the program with respect to land uses and density;
e) Establishment of one or more Reserve Fund Bylaws, including the identification
of those potential community amenities to which the reserve funds can be
allocated.
2-8 The Community Amenity Program may also include areas where an approved Area
Plan applies and within the City where density bonus provisions apply. Where density
bonus provisions apply, they may be in addition to the city-wide program and will be
integrated into the Maple Ridge Zoning Bylaw.
2-9 Community Amenity Contributions and density bonuses may also be considered at
Council’s discretion for all Official Community Plan and Zoning Bylaw amending
applications that are seeking a higher density than is envisioned in Schedule “A”
and/or Schedule “B”, to help provide a variety of amenities and facilities throughout
the municipality.
3. That Section 2.1.2 Compact and Unique Community be amended by adding the following
policies in numeric order after policy 2-9:
2-10 Community Amenity Contributions which are specific for those portions of the City
where an Area Plan has been adopted, and as outlined in the subject Area Plan, may
be established at Council’s discretion.
2-11 Maple Ridge Council will establish one or more Reserve Funds for the Community
Amenity Program that will identify the type of community amenities to which the
amenity contributions will apply.
4. That Section 10.2.2 Residential Development and Community Amenity Program, Albion
Area Plan Community Amenity Program policy amended by changing the heading of the
policy section to “Albion Area Community Amenity Program and Density Bonus
Framework”.
5. That Section 10.2.2 Residential Development and Community Amenity Program, be
amended by repealing policy 10-4 and replacing it with the following:
10-4 The city-wide Community Amenity Program established in Section 2.1.2 Compact
and Unique Community will apply to the Albion Area Plan. A Density Bonus
Framework will also be permitted on lands designated Low Density Residential,
Low-Medium Density Residential and Medium Density Residential in the Albion
Area Plan.
6. That Section 10.2.2 Residential Development and Community Amenity Program policy
10- 5 be repealed and replaced with the following:
10-5 Where the density bonus option is utilized in a single-family subdivision, the
density bonus framework provisions established in the Maple Ridge Zoning Bylaw
will apply to all lots that exceed the base density permitted in the zone, in addition
to the city-wide Community Amenity Program established in Official Community
Plan Section 2.1.2 Compact and Unique Community.
7. That Section 10.2.2 Residential Development and Community Amenity Program policy
10-6 be repealed and replaced with the following:
10-6 Where the density bonus option is utilized in a multi-family development, the
density bonus framework provisions established in the Maple Ridge Zoning Bylaw
will apply to all dwelling units that exceed the base density permitted in the zone,
in addition to the city-wide Community Amenity Program established in Official
Community Plan Section 2.1.2 Compact and Unique Community.
8. That Section 10.2.4 Albion Zoning Matrix be amended by deleting the words “and Amenity
Contribution” from the notation section.
9. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ A FIRST TIME the 5th day of April, 2016.
READ A SECOND TIME the 5th day of April, 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
1
CAC Developers Questionnaire Responses
Question 1a)Are you a member of UDI?
Response Chart Percentage Count
Yes 80.0%8
No 20.0%2
Total Responses 10
1b)Are you a member of GVHBA?
Response Chart Percentage Count
Yes 88.9%8
No 11.1%1
Total Responses 9
Question 2 Do you work in Maple Ridge?
Response Chart Percentage Count
Yes 90.0%9
No 10.0%1
Total Responses 10
2a)Do you work in any other Lower Mainland municipalities?
Response Chart Percentage Count
Yes 90.0%9
No 10.0%1
Total Responses 10
2
2b)If yes, which municipalities have you worked in within the past 2 years?
#Response1.Surrey, Langley2.Coquitlam, Langley, Surrey, Port Moddy and North Vancouver3.City of Surrey, Township of Langley, City of Burnaby.4.CoquitlamMaple RidgeNorth Vancouver DistrictPort MoodySurrey5.Surrey and Langley6.CoquitlamSurreyLangley7.Surrey, Langley, Burnaby, Coquitlam8.UDI has Liaison Committees with Vancouver, Richmond, Township of Langley,Coquitlam,Surrey and Squamish. We also work with the other local governments in the LowerMainland.9.North Vancouver District
Question 3a)What do you think is the best contribution approach for Maple
Ridge to include in a city-wide CAC Program?
Response Chart Percentage Count
i. Percentage value of lift (based on
developer pro forma)
0.0%0
ii. Pre-determined rate(s) per housing type
(i.e. flat rate)
70.0%7
iii. Per square metre of new residential
floor area rate
10.0%1
iv.Site-by-site negotiated process 10.0%1
v. Other 10.0%1
3
Total Responses 10
Question 3 (v. Other)
#Response1.Flat rate for Single Family. Per sq. meter for Multi family.
3b)What do you think are the key benefits of your preferred approach?
#Response1.Simplicity of flat rate calculation. Certainty in costs. Will not bog down City staff or slowdown the process of approval. Per sq. meter will keep smaller homes more affordable.2.cost certainty to developers prior to making land aquisition decisions; and removes unduepressure from staff from ongoing negotiations on a site by site basis.3.timing and predictability4.The flat rate method provides the cost consistency between developers and developments,and is the most clear contribution approach.The percentage value of lift is subject to developers "fudging" certain numbers on their proforma, and dissuades developers from using high-value construction methods andmaterials, which would increase their pro forma value.Per square metre of new residential floor area rate is also subject to developers "fudging"the area of their developments.Site-by-site negotiated process is almost impossible to make clear, fair, accountable, andtransparent.5.Predictability, and certainty. Lift based negotiations undertaken after lands have beensecured may or may not reflect good value. Knowing the costs prior to affecting landacquisition ensures commensurate value6.simplicity7.-Money targets specific needs-City could potentially derive more economic benefit under negotiated approach asopposed to a flat-fee model-Possibility for "in-kind" contributions and "site-specific" contributions in theneighbourhood and/or on the project site itself
8.Provides certainty to both the developer and the city. Determining value by land liftrequires a review of proforma values which can be difficult and the review may not result ina land lift at all.9.We would also be fine with the per square metre charge of new residential floor area -if it isa pre-determined set rate for each housing type. Overall this approach provides clarity to
4
our members about what their costs will be when they purchase land and do a pro formaanalysis. This makes the process in buying land more efficient as well as processing timeswith the local government, as negotiations are not bogged down with debates over each lineitem in a three page proforma. For example, when the Cambie Corridor Plan was initiallyapproved, there were negotiated CACs. Little development activity occurred -until a fixedCAC program was established.10.It is the Norm to use developed area calculations, though there should be also a creditingsystem to providing social housing, low cost units and etc. That is, some forms ofdevelopment should be exempt from the calculation.
The calculated formula should be due on Occupancy to help developments be plannedappropriately.
3c)Based on your response to b) above, what do you think would be a reasonable
contribution rate?
#Response1.$3000/ Single Family$18/ sq m Multi Family2.$3,000 per lot.3.$3,100 for single family$2,500 for town house$1,900 for condo4.An amount consistent with other municipalities in the Lower Mainland, with different ratesfor townhomes, apartments,and single family homes.5.it would be expected that different dwelling types would have different values ie)SFD -highest rate $3 -5KLow rise attached (med. density) $2 -3KMulti attached (high density)-lowest rate $1 -2K
values should reflect anticipated needs and avoid "market shock"6.50% of the calculated lift. I question whether there is much of lift related to groundoriented housing such as SF and townhomes. As you increase the density for townhomesyou decrease the value of land on a per unit basis. The land lift is marginal but the benefit isbeing able to deliver product that the market is demanding and quicker absorption. Lowerdensity equates to larger and higher priced units and lower absorption in the Maple Ridgemarket.
7.Depends on the project
5
8.The value should not be more than Albion. The city needs to review other jurisdictions forwhat may be reasonable.9.Before this question can be answered, it would be important to determine whatcommunities need to accommodate new growth. UDI would be very interested in discussingthis further with Maple Ridge.10.$1/psf
Question 4 Please indicate the 3 most important components for inclusion in the
Maple Ridge city-wide CAC program.
Response Chart Percentage Count
Consistent approach 70.0%7
Time Sensitive 20.0%2
Proportional to the size/scale of the
development
20.0%2
Clarity of approach / ease of understanding
the process
50.0%5
Clearly defined community benefit 60.0%6
Regional contribution amount/approach
alignment/consistency
10.0%1
‘In-kind’ contributions / construction of
community amenities
50.0%5
Other 0.0%0
Total Responses 10
Question 5a)What do you think the amenities should be for inclusion in a city-
wide CAC Program?
#Response1.Sports fields and community centres.2.local community items such as park improvements(spay parks, sport courts, bike parks,etc.) gathering places (town halls), community structure for use as daycare and pre-schoolfacilities etc. any other items in need to benefit area as a whole.3.Bike park, new pool, bike lanes.4.Environmental conservationCommunity centresRecreation centres
6
5.park/playgrounds, trails, events, public art, interpretive experiences, waterfront (river)edge development, community centers/ facilities6.Amenities should be in close proximity to the development and neighborhood based ratherthan community based7.Depends on the need8.Parks, community centres, walking trails, libraries. Part or all of the CAC should be directedto amenities near the development paying to benefit these homeowners.9.Amenities have included some funding from developers for park infrastructure, pools,community centres, arenas and other facilities. The people who should most determinewhat amenities are needed are those in the communities that are receiving growth.Developers in those neighbourhoods should also be consulted, as they will have a goodunderstanding about the buyers who are moving to them. In addition, we would want toensure that the neighbourhoods that are receiving the most development have the bestaccess to these facilities.
Maple Ridge needs to ensure that its rate is competitive with other markets. Some of thefigures being proposed are higher than Coquitlam's proposal -a market where house pricesare much higher than Maple Ridge.10.Trails
5b)Can you propose an alternative rate or rates for Council to consider?
#Response1.The rates I have proposed are fair and won't unduly burden new home owners.2.$3,5003.No
Question 6 Do you have any comments or suggestions related to the proposed
OCP Bylaw amendment?
#Response1.No2.No3.No.4.ensure flat rate format5.It seems from sections 6 and 7 that Maple Ridge is contemplating CAC and density bonusing
7
programs. We have been discussing CACs, but there has been little discussion regarding adensity bonusing beyond the Albion area.
Question 7 Do you have any suggestions or additional comments on the proposed
city-wide CAC Program you would like to provide?
#Response1.I would just like to caution Council not to continually erode home affordability through CAC's,bylaw changes or code changes.2.they CAC's should only be directed to community area that is collecting the fees,not moved toother areas, or other interests of the day.3.No4.City council should be mindful of actual land and housing values in Maple Ridge. They aremuch lower than Coquitlam or Port Coquitlam and cannot support overly high CACs.Developers are usually willing to contribute to community amenities. Certainty in the cost ofthe CAC is important to factor into their financial analysis. Ultimately, it is the land ownerselling to the developer and the end buyer who pay for CACs as the cost is past along -allresidents, voters and taxpayers in Maple Ridge.5.UDI would be pleased to continue working with Maple Ridge on this program.
CAC Residents Questionnaire Responses
Question 1)Do you live in Maple Ridge?
Response Chart Percentage Count
Yes 100.0%5
No 0.0%0
Total Responses 5
Question 2)Do you support the concept of a community amenity contribution
program where developers contribute a financial contribution or build an amenity
to help off-set the impacts of increased density in an area?
Response Chart Percentage Count
Yes 80.0%4
No 20.0%1
Total Responses 5
#Response1.This move adds to the cost of real estate at the end of the day. It's a tax on developers thatthey will recover in higher prices. The homeowner will pay in inflated prices. It's the market.2.I think this is the fairest way to ensure amenities keep up with demand. Developers arebenefiting so should the impacted neighbourhoods.3.Lots are smaller and smaller with the dwellings filling the whole lot. Thus creating hugepressure for more parks and other infrastructure the become a cost to the whole city
Question 3)How should the development industry contribute to providing
additional community amenities as part of the development approval process?
(Please select all that apply)
Response Chart Percentage Count
a. Financial contribution into a Reserve Fund for
future projects
60.0%3
b. Construction of a particular community amenity
i) anywhere in the City
20.0%1
c. Construction of a particular amenity ii) within the
neighbourhood where the development is occuring
60.0%3
d. A combination of the above (Please explain)0.0%0
e. Neither (Please explain)20.0%1
f. Other (Please explain)20.0%1
Total Responses 5
Question 3 d)A combination of the above (Please explain) )
#ResponseNo responses provided.
Question 3 e)Neither (Please explain) )
#Response1.Government takes enough already. Manage what you have.
Question 3 f)Other (Please explain))
#Response1.Combination of A and C, but expand the construction of amenities to include adjacentneighbourhoods which will be impacted by development.
Question 4)Community amenity contributions are a tool for BC municipalities to
use to help fund additional amenities (eg. community centres, parks, public art)
through the development approval process. The funds collected must be put
toward amenities that are identified in an associated Reserve Fund bylaw. Please
indicate what you think the top three city-wide and neighbourhood amenities
should be for the City’s Community Amenity Contribution Program:
Response Chart Percentage Count
Community centres 60.0%3
Sports facilities/play fields 80.0%4
Public art 0.0%0
Affordable/Special Needs Housing 20.0%1
Cultural facilities 40.0%2
Other 20.0%1
Total Responses 5
Question 4 (Other )
#Response1.Road improvements. It's a cow trail in Maple Ridge. Drive around and see.
Question 4 Neighbourhood Amenities (top three)
Response Chart Percentage Count
Trails and bike paths 20.0%1
Local parks and playgrounds 80.0%4
Cultural facilities 20.0%1
Dog parks 20.0%1
Community hall 60.0%3
Other 20.0%1
Total Responses 5
Neighbourhood Amenities (Other)
#Response1.Road improvements.
Question 5)Official Community Plan Amending Bylaw No. 7188-2015 outlines the
proposed changes to the City’s policy framework for community amenity
contributions. Do you have any comments or suggestions related to the proposed
bylaw amendment?
#Response1.Don't do it. You're adding a tax to home buyers who will pay with higher prices.2.This is long overdue. Thank you.3.$2,100 per lot or townhome
Question 6)Are there any other comments or suggestions you have for Council
on the proposed city-wide CAC Program?
#Response1.As a general point, I think Developers should pay MUCH higher fees for the privilege ofdeveloping their profits in our community. As tax payers existing citizens are being short-changed by City Hall as we are funding development from which we derive no benefit.Developers should pay a sufficiently high fee generally, and if they don't like it, then stopdeveloping-simple.2.I'm not a developer but work in the industry. It's tough enough risking lending, markets andcosts without adding to the burden this way. You're closing the door to more investment inMaple Ridge,closing the door to more developers.3.Keep the fee reasonable to not to deter development Spend the money in the area in whichthe fee was collected
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-117-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
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:
Site plan from York Home Design, dated December 2013, need to be updated to new servicing requirements as in
a 7.5m wide lane
Storm Water Management plan/conceptual servicing plan, Civic Consultants received November 26, 2015
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 7, 2016
and Members of Council FILE NO: 2013-117-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7055-2014
12182 228 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12182 228 Street from
RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District), to permit a future
subdivision of approximately 3 single family lots. Council granted first reading to Zone Amending
Bylaw No.7055-2014 on February 11, 2014. This application is in compliance with the Official
Community Plan.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7055-2014 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a temporary Statutory Right of Way on the proposed center lot, to provide
temporary access to the rear lane, until such time as alternative access is provided via a
lane system;
ii) Registration of a Restrictive Covenant for Stormwater Management;
iii) Removal of existing building;
iv) Dedication of the 7.5m wide lane, to be projected on the Subdivision plan as per
Subdivision and Servicing Amending Bylaw # 7093-2014.
v) Registration of a ‘No Build’ Restrictive Covenant on the remnant land east of the lane;
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Gary Tiwana
Owner: Paramjit Joshi
Legal Description: Lot 1, Except Firstly the North 75 feet and Secondly Part subdivided by Plan
44214, Section 20, Township 12, New Westminster District Plan 4836
OCP:
Existing: Single-Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) and
RM-1 (Townhouse Residential)
Designation: Single Family Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.138 ha (0.34 acres)
Access: 228 Street
Servicing: Urban Standard
Companion Applications: 2013-117-SD and 2013-117-DP
2) Project Description:
The subject property is situated in a block bound by 122 Avenue to the north, Greenwell Street to the
east, Purdey Avenue to the south, and 228 Street to the west (see Appendix A and B). The subject
property fronts 228 Street, and is located in the Town Centre Area Plan. A single family home is
currently located on the property. No watercourses or steep slopes exist on the subject property.
The applicant is proposing to develop 3 single family lots with detached homes, consisting of a
basement and 2 storeys. Detached garages are projected in the rear yards, with rear lane access.
Also included in the project is a portion of remnant land that will be consolidated for future
subdivision with the adjacent property to the east.
- 3 -
It is anticipated that through redevelopment of other properties within this block, the rear lane will be
extended and accessed via Greenwell Street. 228 Street is designated as a collector road intended
to accommodate both a high volume of vehicle traffic and on-street parking. Providing a rear lane
will eliminate driveway letdowns, maximizing the available on-street parking for new developments
on 228 Street.
3) Planning Analysis:
i) Official Community Plan:
The subject site is located within the North View Precinct of the Town Centre Area Plan and is
currently designated Single-Family Residential, which allows for intensive single family and duplex
development as a transition from higher densities in the downtown area to existing larger lot single
family residential areas outside of the Town Centre Area. The North View Precinct of the Town Centre
encompasses a range of land uses. The highest residential densities, such as high-rise apartments,
are permitted adjacent to the civic core and transition down to lower single family residential
densities closer to the area plan boundaries. The Town Centre Area Plan states the following in the
Single-Family Residential designation:
The Single-Family Residential designation in the Town Centre provides options for increasing
density and choice of housing form, while retaining the single family character in these
established neighbourhood blocks.
Policy 3-17 To enable some densification in areas designated for Single-Family Residential,
Maple Ridge will consider:
a. A Detached Garden Suite, subject to consistency with the Maple Ridge
Detached Garden Suites policy;
b. A Secondary Suite within a principle single-family use dwelling, subject to
consistency with the existing Maple Ridge Secondary Suite Bylaws.
c. Lot size of 213m2 to 370m2 is permitted, where vehicle access is from a
rear lane only.
d. Minimum lot size of 371m2 is permitted, where driveway access is located
from the rear lane or the street.
e. Duplex development will be permitted on a corner lot or a lot with lane
access to concealed parking. The minimum lot size for duplex
development is 557m2 and the character of the development should be
similar to a single-family development in its size, scale, and massing.
Policy 5-9 Maple Ridge will encourage the retention of laneways and the creation of new
laneways should be considered, where appropriate and feasible.
The proposed single detached form with vehicle access from the lane is consistent with the Town
Centre Area Plan policies.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property located at 12182 228 Street from
RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit future
subdivision into approximately three single family lots and a lane. (see Appendix C) The proposed
lots are approximately 327 m2 in area and 9.2 metres in width. The minimum area requirement for
R-3 (Special Amenity Residential District) is 213 m2.
- 4 -
iii) Off-Street Parking And Loading Bylaw:
Schedule A of the Off-Street Parking and Loading Bylaw states that for a building with One Family
Residential, and Two Family Residential uses, a number of 2.0 parking spaces on the property is
required. The proposed plan shows double garages on each lot.
iv) Development Permits:
Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is
required to ensure the current proposal provides emphasis on high standards in aesthetics and
quality of the built environment. Compliance with the key guidelines will be the subject of a future
report to Council for application 2013-117-DP. The proposed form and character of the buildings
consist of detached 2 storey residences with a basement.
v) Parkland Requirements:
As there are fewer than three additional lots proposed to be created, the developer will not be
required to comply with the park dedication requirements of Section 510 of the Local Government
Act prior to subdivision approval.
4) Interdepartmental Implications:
i) Engineering Department:
The Subdivision and Servicing Amending Bylaw No. 7093-2014 requires a right-of-way width of 7.5 m
for a lane but the subdivision plan originally submitted by the applicant proposes a 6m wide lane for
access to the garages (See Appendix D). It is noted that the property can accommodate a 7.5m wide
lane. The Engineering Department therefore does not support a variance to reduce the lane
width. The applicant is advised on the new standard and needs to submit a new plan for subdivision.
Consistent with the Town Centre Area Plan and the intended functionality of a collector road, the
Engineering Department supports the lane access requirement for newly created lots less than
370m2 in area. At this time, a statutory right-of-way will be required over one of the proposed lots
until such time that lane access can be connected through to Greenwell Street, or the lane is
extended and a new temporary access is provided on an adjacent property.
A Stormwater Management Plan has been prepared by Civic Consultants in Abbotsford, received
November 26, 2015. It is part of a conceptual servicing design and therefore reviewed by our
Engineering Department.
ii) Fire Department:
A Statutory Right of Way is required on the proposed center lot of the subject subdivision, to provide
temporary access to the rear lane way. Use of the center lot will facilitate a natural hammerhead
turn around which is preferred for heavy truck traffic (i.e. emergency response vehicles). Temporary
access on the center lot is to be constructed to similar standard as the regular municipal lanes. A
sign stating ‘Fire Lane – No Parking’ is required to be posted on the lane.
- 5 -
CONCLUSION:
The proposed application is to permit future subdivision into three (3) single family lots in the North
View Precinct of the Town Centre Area Plan. As this proposal is in compliance with the OCP, it is
recommended that second reading be given to Zone Amending Bylaw No.7055-2014, and that
application 2013-117-RZ be forwarded to Public Hearing.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C - Zone Amending Bylaw No. 7055-2014
Appendix D – Subdivision Plan
Appendix E – Building Elevations
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 22, 2014 2013-117-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLA N NIN G DE PARTM EN T
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12121
12169
12201
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2289822921229082293422935122 AVE.GREENWELL ST.EAGLE AVE.
STOREY AVE.228 ST.228 ST.122 AVE.P 11845402
N 50' 5
BCS 569
P 82923
339
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Rem. 1
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A
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*PP090
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P 42872
117 118
71
Subject Property
228 St´
Scale: 1:1,500
12182-228 ST
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 17, 2013 2013-117-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT
12139
12141
12203
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36
Rem 2
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P 82923
9
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10
District of Maple Ridge´
Scale: 1:1,000
12182-228 St
SKRWRJUDSK\LPDJH
CITY OF MAPLE RIDGE
BYLAW NO. 7055-2014
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. 7055-2014."
2. That parcel or tract of land and premises known and described as:
Lot 1 Except: Firstly: The North 75 Feet and Secondly: Part Subdivided by Plan
44214; Section 20 Township 12 New Westminster District Plan 4836
and outlined in heavy black line on Map No. 1607 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity 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 11th day of February, 2014.
READ a second time the 8th day of March, 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
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122 AVE.GREENWELL ST.122 AVE.
331
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N 50' 5
BCS 569
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EP 42655
228 ST.GREENWELL ST.´
SCALE 1:1,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
7055-20141607
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-137-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the 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:
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 7, 2016
and Members of Council FILE NO: 2011-137-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7169-2015
12257 227 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12257 227 Street, from
RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District), to permit a future
subdivision of approximately 3 lots. Council granted first reading to Zone Amending Bylaw No. 7169-
2015 on October 13, 2015. This application is in compliance with the Official Community Plan.
Pursuant to Council Resolution, this application is exempt from the Community Amenity Charge due
to its location in the Town Centre.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7169-2015 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Road dedication on 227 Street as required;
ii) Registration of a Restrictive Covenant for Stormwater Management;
iii) Removal of existing buildings; and
iv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Vijay Mehta
Owner: Vijay Mehta
Legal Description: Lot 224, Section 20, Township 12, NWD Plan 42134
- 2 -
OCP:
Existing: Single-Family Residential
Proposed: Single-Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Dwelling
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
South: Use: Single Family Dwelling
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
East: Use: Single Family Dwelling
Zone: RS-1 (One Family Urban Residential)
Designation: Ground-Oriented Multi-Family
West: Use: Single Family Dwelling
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
Existing Use of Property: Single Family Dwelling
Proposed Use of Property: Single Family Dwelling
Site Area: 947 m² (10,193 ft²)
Access: 122 Avenue and 227 Street
Servicing requirement: Full Urban Servicing
Companion Applications: 2011-137-SD/DP/VP
2) Project Description:
The subject property is within the Town Centre area, is relatively flat, and is bounded by single family
residential properties to the north, west, east and south (see Appendices A and B).
3) Planning Analysis:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) (see Appendix C), to permit future
subdivision into three single family lots (see Appendix D). A new lane will be dedicated to access the
lots from the rear.
i) Official Community Plan:
The subject property is designated as Single Family Residential in the North View Precinct of the
Town Centre Area Plan, which provides options for increasing density and choice of housing form,
while retaining the single family character in these established neighbourhood blocks. The R-3
(Special Amenity Residential District) zone is compatible with the Zoning Matrix for the Single Family
Residential designation within the Town Centre Area Plan in the Official Community Plan (OCP).
- 3 -
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) to permit future subdivision into 3 single
family lots. The minimum lot width and length for the R-3 (Special Amenity Resdiential District) zone
is 7.9 metres (25.9 ft.) and 27 metres (88.6 ft.), respectively, for a lot accessed via a rear lane. The
proposed lots satisfy these requirements, as well as the minimum lot area of 213 m² (2,293 ft²).
iii) Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350-1990 requires two off-street parking spaces per
dwelling unit, which are provided through detached double-car garages for lots 1 and 2, and a
detached single-car garage and concrete parking pad for lot 3.
iv) Proposed Variances:
A Development Variance Permit will be required to vary the Subdivision and Development Servicing
Bylaw No. 4800-1993, to reduce the road allowances along 227 Street, 122 Avenue, and the
proposed lane. Additional variances will be required to the Zoning Bylaw No. 3510-1985 to reduce
the minimum visual clearance at intersections from 7.5 metres (24.6 ft.) to 6 metres (19.7 ft.) and
the minimum distance for a driveway from an intersection from 7.5 metres (24.6 ft.) to 6 metres
(19.7 ft.). The requested variances will be the subject of a future report to Council.
v) Development Permits:
The subject property is located in the Town Centre Area Plan, which states that small lot Single-
Family development in the Town Centre is subject to the Intensive Residential Development Permit
Area Guidelines of the OCP. Pursuant to Section 8.8 of the OCP, an Intensive Residential
Development Permit application is required to ensure the current proposal provides emphasis on
high standards in aesthetics and quality of the built environment, while protecting important
qualities of the natural environment. The form and character of the single family homes will be the
subject of a future report to Council.
vi) Development Information Meeting:
A Development Information Meeting was not required as there are fewer than 25 lots being created
and an OCP amendment is not required.
vii) Parkland Requirement:
As there are not more than two additional lots proposed to be created, the developer is not required
to comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
- 4 -
4) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the proposed development and has determined that all
required services exist; therefore, a Rezoning Servicing Agreement is not required. Aside from the
road dedication required along 227 Street, all servicing upgrades will be provided at the Subdivision
stage, through a Subdivision Servicing Agreement.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7169-2015, and that
application 2011-137-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7169-2015
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Sep 16, 20152011-137-RZ BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 St´
Scale: 1:2,000
12257-227 St2011 Image
Legend
Canal Edge
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
River Centreline
Canal
Marsh
River
Major Rivers & Lakes
DATE: Sep 16, 2015
2011-137-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 StCity of Maple Ridge´
Scale: 1:2,000
12257-227 St
2011 Image
Legend
Canal Edge
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
River Centreline
Canal
Marsh
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7169-2015
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. 7169-2015."
2. That parcel or tract of land and premises known and described as:
Lot 224 Section 20 Township 12 New Westminster District Plan 42134
and outlined in heavy black line on Map No. 1644 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity 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 13th day of October, 2015.
READ a second time the 8th day of March, 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
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RW 41758
EP 44389
HINCH CRES.
123 AVE.
122 AVE.227 ST.122 AVE.FLETCHER ST.´
SCALE 1:1,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
7169-20151644
37.1FG 37.036.56FG 36.5636.56FG 36.5736.58FG 36.5836.70FG 36.8536.80FG 36.8536.50FG 36.5536.44FG 36.5736.52FG 36.5836.90FG 36.9037.41FG 37.4136.85FG 37.336.95FG 36.9536.55FG 36.5837.11FG 37.116.0027.06122nd Avenue6.0030.078.508.508.89LOT 38.508.508.89PROPOSED PLROPERTY LINESIDE YARDSET BACKSIDE YARDSET BACKSIDE YARDSET BACKSIDE YARDSET BACKFRONT YARDSET BACKTO FOUNDATIONTO FNDSIDE YARDSET BACK6m FROM INTERSECTION2818 sq. ft.216.80 sq. m.2748.58 sq. ft.255.44 sq. m.LOT 22748.58 sq. ft.255.44 sq. m.LOT 1TO ROOFTO FOUNDATIONTO FACE OF POSTPATHBETWEEN STRUCTURESTO FND30.06PATHTO FNDTO FACE OF POSTTO FACE OF POSTLINE OF ALLOWABLEEAVE ENCROACHMENTLINE OF ALLOWABLEEAVE ENCROACHMENTINTO REAR YARDBETWEEN STRUCTURESBUILDING DEPTHLINE OF ALLOWABLEEAVE ENCROACHMENTINTO SIDE YARDLINE OF ALLOWABLEEAVE ENCROACHMENTINTO FRONT YARDSIDE YARDSET BACKSIDE YARDSET BACKSIDE YARDSET BACKSIDE YARDSET BACKBUILDING WIDTHSIDE YARDSET BACKTO FNDFRONT YARDSET BACKFRONT YARDSET BACKTO FOUNDATIONTO FOUNDATIONTO FACE OF POSTBETWEEN STRUCTURESBUILDING WIDTHBUILDING WIDTHBUILDING DEPTHBUILDING DEPTHBUILDING DEPTHBUILDING DEPTHTO FND30.06LINE OF ALLOWABLEEAVE ENCROACHMENTINTO SIDE YARD127th StreetLANEProposed Lot 1:R-3 MINIMUM BUILDING ENVELOPE 5X0R-3 MINIMUM LOT AREA 213 SQ.MACTUAL LOT AREA: 255.44 SQ.MMAXIMUM FLOOR AREA: .7 = 178.81 SQ.M 1924.67 SQ. FT.ACTUAL FLOOR AREA: 172.86 SQ.M 1860.7 SQ FT.Proposed Lot 2:R-3 MINIMUM BUILDING ENVELOPE 5X0R-3 MINIMUM LOT AREA 213 SQ.MACTUAL LOT AREA: 255.44 SQ.MMAXIMUM FLOOR AREA: .7 = 178.81 SQ.M 1924.67 SQ. FT.ACTUAL FLOOR AREA: 172.86 SQ.M 1860.7 SQ FT.Proposed Lot 3:R-3 MINIMUM BUILDING ENVELOPE 5X0R-3 MINIMUM LOT AREA 213 SQ.MACTUAL LOT AREA: 261.8 SQ.MMAXIMUM FLOOR AREA: .7 = 183.26 SQ.M 1972.59 SQ. FT.ACTUAL FLOOR AREA: 170.79 SQ.M 1838.34 SQ FT.TO FNDTO FNDTO FNDTO FNDTO ROOFTO FNDTO ROOFTO FNDDRAWING NUMBER:SCALE:DATE:DRAWN BY:DRAWING TITLE:CLIENT:ISSUED / REVISEDNO.DATEThe contractor shall check and verify alldimensions and data noted on site andis responsible for reporting any discrepanciesto Owner prior to commencement ofwork. All drawings are the property ofDesigner and shall not be reproducedwithout written consent of the Designer.Drawings shall not be scaled.ISSUED FOR DP1FEB 8, 2016VPROPOSEDCNMAPLE RIDGE, BCA 1 OF 10Feb, 20161:100SITE PLANSITE PLANSCALE: 1:100AVERAGE GRADE CALCULATION
MAX BUILDING HT. 48.01mPROPOSED BASEMENT FLOORELEVATION 36.95mAVERAGE GRADE 37.01mPROPOSED UPPER LVL FLOORELEVATION 42.68mUNDERSIDE OF CEILINGELEVATION 45.14mRIDGEELEVATION 47.89mPROPOSED MAIN LVL FLOORELEVATION 39.66mFG 37.41FG 36.95MAX BUILDING HT. 48.01mPROPOSED BASEMENT FLOORELEVATION 36.95mAVERAGE GRADE 37.01mPROPOSED UPPER LVL FLOORELEVATION 42.68mUNDERSIDE OF CEILINGELEVATION 45.17mRIDGEELEVATION 47.89mPROPOSED MAIN LVL FLOORELEVATION 39.66mFG 37.41FG 36.58MAX BUILDING HT. 48.01mPROPOSED BASEMENT FLOORELEVATION 36.95mAVERAGE GRADE 37.01mPROPOSED UPPER LVL FLOORELEVATION 42.68mUNDERSIDE OF CEILINGELEVATION 45.17mRIDGEELEVATION 47.89mPROPOSED MAIN LVL FLOORELEVATION 39.66mFG 36.58FG 37.11MAX BUILDING HT. 48.01mPROPOSED BASEMENT FLOORELEVATION 36.95mAVERAGE GRADE 37.01mPROPOSED UPPER LVL FLOORELEVATION 42.68mUNDERSIDE OF CEILINGELEVATION 45.17mRIDGEELEVATION 47.89mPROPOSED MAIN LVL FLOORELEVATION 39.66mFG 37.41FG 37.11DRAWING NUMBER:SCALE:DATE:DRAWN BY:DRAWING TITLE:CLIENT:ISSUED / REVISEDNO.DATEThe contractor shall check and verify alldimensions and data noted on site andis responsible for reporting any discrepanciesto Owner prior to commencement ofwork. All drawings are the property ofDesigner and shall not be reproducedwithout written consent of the Designer.Drawings shall not be scaled.ISSUED FOR DP1FEB 8, 2016PROPOSEDCNMAPLE RIDGE, BCA 7 OF 10Feb, 20161:50ELEVATIONSELEVATIONSSCALE: 1:50
DRAWING NUMBER:SCALE:DATE:DRAWN BY:DRAWING TITLE:CLIENT:ISSUED / REVISEDNO.DATEThe contractor shall check and verify alldimensions and data noted on site andis responsible for reporting any discrepanciesto Owner prior to commencement ofwork. All drawings are the property ofDesigner and shall not be reproducedwithout written consent of the Designer.Drawings shall not be scaled.ISSUED FOR DP1FEB 8, 2016PROPOSEDCNMAPLE RIDGE, BCA 8 OF 10Feb, 20161:50GARAGEGARAGESCALE: 1:50
37.1FG 37.036.56FG 36.56
36.56FG 36.57
36.58FG 36.58
36.70FG 36.85
36.80FG 36.85
36.50FG 36.55
36.44FG 36.57
36.52FG 36.58
36.90FG 36.90
37.41FG 37.41
36.85FG 37.3
36.95FG 36.95
36.55FG 36.58
37.11FG 37.11PATHLANE SidewalkConcrete CurbConcrete CurbLetdownPATHPATHPATHSHEET TITLEDATEREVISIONSDRAWN R.D.CHECKED R.D.SCALE: 1/8" = 1'0"February 17, 2015SHEET NUMBERPROJECTPROPOSED 3 LOT SUBDIVISION12257 227TH STREETMAPLE RIDGE, BCLANDSCAPE PLAN& STREET TREE PLANL-11-Dec. 21/15 Added parking stall- lot 3Rev. #2 - Feb. 15/162-Feb. 15/16 City comments/ site plan changes6M FROM INTERSECTIONTree #150cm Cherry(remove)Tree #235cm Fir(retain & monitor)Tree #340cm Fir(retain & monitor)Tree #430cm Cedar(retain & monitor)Tree #525cm Cedar(retain & monitor)OFF-SITETREESEXISTING TREETO BE REMOVED(also refer to treeassessment letter)EXISTING OFF-SITE TREESTO BE RETAINEDPROVIDE TREEPROTECTION FENCINGDURING CONSTRUCTIONSEE DETAIL THIS SHEETLANDSCAPE ARCHITECTURE GRAPHIC DESIGN DIGITAL ILLUSTRATIONRORY DAFOEBCSLA CSLALandscape Architect11278 Eltham StreetMaple RidgeBritish ColumbiaCanadaV2X 1P3 rorydafoe@shaw.caOffice & Mobile: (604) 460 0606RORY DAFOEBCSLA CSLALandscape ArchitectLandscape ArchitectLANDSCAPE ARCHITECT:NOTES:THE SOLE TERMS OF THE LANDSCAPEARCHITECTS SCOPE OF WORK ANDPROFESSIONAL RESPONSIBILITIES ARE DEFINEDON THE LANDSCAPE SCHEDULES SUBMITTEDFOR THIS PROJECT.ALL DESIGNS & DRAWINGS (PAPER & DIGITAL COPIES)ARE COPYRIGHT & REMAIN THE PROPERTY OF RORYDAFOE LANDSCAPE ARCHITECT ANDARE NOT TO BE REPRODUCED, REVISED OR COPIEDWITHOUT PRIOR CONSENT.LANDSCAPE PLANS FORM AN INTEGRAL PART OFTHE DEVELOPMENT AND BUILDING PERMITS ANDMUST BE ADHERED TO FOR RELEASE OF THELANDSCAPING LETTER OF CREDIT.RORY DAFOE LANDSCAPE ARCHITECT ASSUMES NORESPONSIBILITY WHATSOEVER FOR ACCURACY OF BASEINFORMATION SUPPLIED BY OTHERS. BASE INFORMATIONSUPPLIED BY RUSBOURNE DESIGN.PLANT LIST SYMBOLQUANTITYBOTANICAL NAMECOMMON NAMESIZESPACING6Cercidiphyllumjaponica Katsura Tree6cm cal., min. 2.0m standard, B&B3Picea omorikaSerbian Sprucemin. 2.0m ht, B&BSHRUBS11Azalea 'Hino White'Hino White Azalea#2 Cont.18Leucothoe fontanesiana 'Rainbow'Rainbow Leucothoe#2 Cont.30Prunus l. 'Otto Luyken'Otto Luyken Laurel#2 Cont.17Thuja occidentalis 'Smaragd'Smaragd Cedar1.2m ht. 0.75m O.C.GROUNDCOVERS AND PERENNIALS53Erica carnea 'Springwood White'Springwood White Heather#1 Cont.0.60m O.C.22Helictotrichion sempervirens Blue Oat Grass#1 Cont.0.60m O.C.23Hemerocallis 'Stella D'Oro'Stella D'Oro Daylily#1 Cont.0.60m O.C.NOTES:ALL WORK & MATERIALS TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE STANDARD ANDIN ACCORDANCE WITH THE CITY OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED.IN THE EVENT OF A DISCREPANCY BETWEEN THE B.C. LANDSCAPE STANDRD AND CITY OF MAPLE RIDGE STANDARDS,CITY OF MAPLE STANDARDS SHALL TAKE PRECEDENCE.PROVIDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GROWING MEDIUM PRIOR TO STARTING WORK.GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING TO BCNTA STANDARD FOR 'LEVEL 2 SOILS'.PROVIDE TOPSOIL DEPTHS AS FOLLOWS:TREES-Min. 2' IN ALL DIRECTIONS FROM ROOT BALLS. Min. 1 m3 PER TREE.SEE MAPLE RIDGE STREET TREE PLANTING DETAIL FOR BOULEVARD STREET TREE INSTALLATION.SHRUB & GROUNDCOVER BEDS:18" DEPTH CONTINUOUS.LAWN AREAS-Min. 4" DEPTH CONTINUOUS.PROVIDE 5CM DEPTH(2") COMPOSTED BARK MULCH IN ALL PLANTING BEDS.ONE YEAR PLANT WARRANTY SITE REVIEW WILL BE CONDUCTEDALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST.MINIMUM STREET TREE PLANTING CLEARANCESOFF-SITE STREET TREE NOTES-Final locations, species and installation of Street Trees to be to the satisfaction of theCity of Maple Ridge.Contact the Landscape Planning Technician at 604-467-7499 for a reviewof staked street tree locations prior to planting.Refer to street tree planting detail on this sheet.25mm DEPTH COMPOSTED HEMLOCK / FIR BARK MULCHIN TREE SAUCER KEEP MULCH OFF TRUNK.ALL BOULEVARDS TO BESODDED OVER MIN. 100mmDEPTH APPROVEDGROWING MEDIUM TYPE '2-L'WOOD PRIVACY FENCE4"X4" DECORATIVE WOODPOST CAP1"X6" T&G FENCE BOARDSW/ V- JOINTS2"X4" BOTTOM RAIL4"X4" POSTS AT MAX.8'0" ON CENTREFINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADECONCRETE FOOTING, min.24" deep& 12" dia.5'-0" max.All other wood members to be CedarNOTES:2"X4" TOP RAIL2"X4" MID RAIL1"X1" NAILER STRIP HORIZ.& VERT., BOTH SIDES+/- 1.5"8'-0" max.Posts & perimeter frame to be pressuretreated fir/hemlock.2"X6" KICK RAIL2"X4" MID RAILnot to scale+/-6"Fence to be constructed with spiralgalv'd. nails. and/ or treated screws.All other hardware to be galvanized.Provide 2 coats of stain. Color as selectedby Developer.2.4m1.8m1.8m2.1m2.1m9.9m7.5m STREET TREE CORNER OFFSET7.5m STREET TREE CORNER OFFSETdeckabovedeckabovedeckabovegaragegaragegaragewoodgatewoodgate5' HIGH WOOD FENCESee detail this sheetEXISTING CEDAR HEDGEON ADJACENT PROPERTY(shown approximate)GRAVEL MULCHOVER LANDSCAPEFILTER FABRICGRAVEL MULCHOVER LANDSCAPEFILTER FABRICsodded boulevardsodded boulevardsodded boulevardsodsod5' HIGH WOOD FENCESee detail this sheet5' HIGH WOOD FENCESee detail this sheetsodsodTREE PROTECTION FENCINGSee detail this sheetLOT 3LOT 2LOT 1sodsodsodsodsodded boulevardPROPOSED STREETTREESSee detail this sheetPROPOSED STREET TREESSee detail this sheet
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-003-CU
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 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:
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 7, 2016
and Members of Council FILE NO: 2014-003-CU
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Official Community Plan Amending Bylaw No. 7064-2014
19975, 19989, 19997 Dunn Avenue
EXECUTIVE SUMMARY:
An application has been received for a Temporary Use Permit to temporarily allow vehicle inventory
storage on the three subject properties, zoned RS-3 (One Family Rural Residential). The subject
properties are located at 19975, 19989, and 19997 Dunn Avenue (see Appendices A and B).
Council granted first reading to Official Community Plan Amending Bylaw No. 7064-2014 and
considered the early consultation requirements for the Official Community Plan (OCP) amendment on
March 25, 2014.
A text amendment to Appendix D - Temporary Use Permits of the OCP is proposed to allow a
Temporary Use Permit on the subject properties (see Appendix C). It is recommended that
application 2014-003-CU be granted second reading and be forwarded to Public Hearing.
RECOMMENDATIONS:
1) That, in accordance with Section 477 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. 7064-2014 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. 7064-2014, as amended in the March 7,
2016 staff report, 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. 7064-2014 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7064-2014 be given second
reading and be forwarded to Public Hearing;
5) That the following terms and conditions be met prior to final reading:
i) Amendment to Official Community Plan Appendix D – Temporary Use Permits to add the
subject properties to the list of Temporary Use Permit locations;
ii) Provision of a landscape security for fencing and perimeter hedge planting; and
iii) Issuance of a Highway Use Permit to restore the existing boulevard and provision of a
security as outlined in the permit.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Maple Ridge Chrysler Dodge Jeep
Owner: BC Transit
Legal Descriptions: Lot 15 Except: Firstly; the West Half Secondly; Parcel 11 (Bylaw
Plan LMP34902) Thirdly Part in Plan BCP29640 District Lot
222 Group 1 New Westminster District Plan 11194
West Half Lot 15 Except First: Parcel 7 (Bylaw Plan LMP34902)
Secondly; Part in Plan BCP29640 District Lot 222 Group 1 New
Westminster District Plan 11194
Lot 16 Except Firstly: Parcel 8 (Bylaw Plan LMP34902)
Secondly: Part in Plan BCP29640 District Lot 222 Group 1 New
Westminster District Plan 11194
OCP: Existing: Institutional
Proposed: Temporary Industrial Use Permit
Zoning: Existing: RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Highway Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
South: Use: Off-Street Parking (Park and Ride)
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional
East: Use: Vacant
Zone: RS-3 (On Family Rural Residential)
Designation: Institutional
West: Use: Vacant
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Outdoor Vehicle Storage
Proposed Use of Property: Outdoor Vehicle Storage
Site Area: 0.74 ha (1.8 acres)
Access: Dunn Avenue
Servicing requirement: Urban Standard
Previous Applications: 2013-005-RZ
2) Project Description:
The applicant proposes to amend Appendix D - Temporary Industrial Use of the OCP to allow a
Temporary Use Permit on the three subject properties. The subject properties are currently being
used for outdoor storage of vehicle inventory for the adjacent Maple Ridge Chrysler Dodge Jeep car
dealership (see Appendix D), and this OCP amendment will bring the properties into compliance. The
long-term use of the subject properties is expected to be an expansion of the West Coast Express
Park-and-Ride facility on the south side of Dunn Avenue, once capacity of the existing parking lot is
reached, potentially in the next five to ten years.
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The subject properties are located in west Maple Ridge and are currently designated Institutional.
An OCP amendment is required to add the subject properties into Appendix D – Temporary Use
Permits of the OCP. Appendix D of the OCP states the following:
1. Lands in the District may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
security bond. A permit may be issued for a period of up to three years, and may be renewed
only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local
Government Act.
The subject properties are currently owned by BC Transit and are anticipated to be used for an
expanded West Coast Express Park and Ride facility in the future; therefore, a Temporary Use Permit
as outlined in points 1 and 2 above is more appropriate than a rezoning application.
Furthermore, as outlined in points 2 and 3 above, the Temporary Use Permit may have conditions
and guidelines for the use to occur, as well as removal and restoration requirements once the permit
terminates. These conditions and guidelines are similar to rezoning conditions such as engineering
servicing improvements, landscaping, and fencing.
It is important to note that the Temporary Use Permits are now valid for a period of up to three years,
and may be renewed and extended only once. The main difference between rezoning and temporary
use permits is the duration of time that the use is permitted on the property.
ii) Zoning Bylaw:
The subject properties are zoned RS-3 (One Family Rural Residential) and this zoning will remain in
place over the duration of the Temporary Use Permit.
iii) Development Information Meeting:
A Development Information Meeting was held at Meadow Garden Golf Club on February 10, 2016.
There were no attendees at the meeting, and no concerns were raised with the applicant.
4) Traffic Impact:
As the subject properties are located within 800 metres of the Lougheed Highway, a referral has
been sent to the Ministry of Transportation and Infrastructure. At this time, the Ministry has
reviewed the proposal and has no concerns.
- 4 -
5) Interdepartmental Implications:
The Temporary Use Permit has been reviewed by the Engineering, Fire, and Licenses, Permits and
Bylaws Departments. The Engineering Department requires that the boulevard be reinstated and
remain free of vehicles. The Fire Department requires that the lot surfacing can support the weight
of a fire truck, and that a minimum six metre (20 ft) manoeuvring aisle is maintained to provide
emergency vehicle access.
6) School District No. 42 Comments:
Pursuant to Section 476 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 January 26, 2016.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to amend Appendix D - Temporary
Use Permits of the OCP is proposed to allow a Temporary Use Permit on the subject properties, 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:
This Temporary Use Permit application is to bring the existing vehicle storage use into compliance.
The subject properties are currently owned by BC Transit and are anticipated to be used for an
expanded West Coast Express Park-and-Ride facility in the future; therefore, a Temporary Use Permit
is more appropriate than a rezoning application. It is recommended that second reading be given to
OCP Amending Bylaw No. 7064-2014, and that application 2014-003-CU be forwarded to Public
Hearing.
“Original signed by Amelia Bowden” “Original signed by David Pollock” for
______________________________________ _________________________________________
Prepared by: Amelia Bowden Approved by: Frank Quinn, MBA, P.Eng
Planning Technician GM: Public Works & Development Services
“Original signed by Christine Carter” “Original signed by E.C. Swabey”
__________________________________________ _________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP Concurrence: E.C. Swabey
Director of Planning Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7064-2014
Appendix D – Site Plan
Appendix E – Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 13, 2014 FILE: 2014-003-CU BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
19975/89/97 DUNN AVENUE
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 13, 2014 FILE: 2014-003-CU BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
19975/89/97 DUNN AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7064-2014
A Bylaw to amend Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, in open meeting assembled,
ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No.7064-2014."
2. Appendix D. Temporary Use Permits, Section TEMPORARY USE PERMIT AREA is amended by
the addition of the following:
“TEMPORARY INDUSTRIAL USE PERMIT AREA LOCATION No. 4”
Purpose:
To permit outdoor storage of vehicles.
Location:
Those parcels or tracts of land and premises shown on Temporary Industrial Use Permit Area
Location No. 4 map, and known and described as:
Lot 15 Except: Firstly; the West Half Secondly; Parcel 11 (Bylaw Plan LMP34902)
Thirdly Part in Plan BCP29640 District Lot 222 Group 1 New Westminster District
Plan 11194
West Half Lot 15 Except First: Parcel 7 (Bylaw Plan LMP34902) Secondly; Part in
Plan BCP29640 District Lot 222 Group 1 New Westminster District Plan 11194
Lot 16 Except Firstly: Parcel 8 (Bylaw Plan LMP34902) Secondly: Part in Plan
BCP29640 District Lot 222 Group 1 New Westminster District Plan 11194”
are hereby designated to permit a temporary industrial use for outdoor storage of
vehicles, for a three-year period, effective upon adoption of this bylaw.
3. Appendix D. Temporary Use Permits, Section TEMPORARY USE PERMIT AREA is amended by
the addition of the attached Temporary Industrial Use Permit Area Location No. 4 map in
sequential numeric order after Temporary Industrial Use Permit Area Location No. 3.
4. Maple Ridge Official Community Plan Bylaw No. 6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 25th day of March, 2014.
READ A SECOND TIME the 8th day of March, 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
DATE: Feb 19, 2015 BY: DT 2008611830 200972003511919
11911 WEST ST.
1177020070119502001911979 WEST ST.
11810200702001011870 200782008519989(COMMUTER RAIL STN.)
11850
11890
11900 200832008211901
199751999711790
11940MAPLE MEADOWS WAY200 ST.WEST ST.MAPLE MEADOWS WAYWEST ST.MAPLE LANE
DUNN AVE.
LMP 43275
Rem
Rem. Pcl. 'ONE'
Rem 10
2
2
2
LMP 38773
P 11194
LMP 2183P 68232
1
LMP 38773
LMP 37906
1
1
PARK
8
Rem E 1/2
P 67774
10
1
2
2
BCP 3423A
of 15 of 15
LMP 31913
Rem 18
P 80527
P 73373
LOT A
W 1/2 Rem 16
3
LMP 3877311
9
P 83667
LMP 47486P 78861P 7890522
LOT B
LOT 1
Rem 17
P 11194
3
1
1
A
BCP 6872
3
´
Scale: 1:2,000
TEMPORARY INDUSTRIAL USE PERMIT AREALocation No. 4
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-350-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the 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 dated Feb 2, 2016 by Valley Geotechnical Engineering Services Ltd.
5.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 14, 2016
and Members of Council FILE NO: 2015-350-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7227-2016 and
Second Reading
Zone Amending Bylaw No. 7197-2015
24341 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24341 112 Avenue, from
RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential),
to permit a future subdivision of approximately 9 lots. The applicant intends to choose the Density
Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is
specific to the Albion Area, enabling single-family lot sizes of 371 m². The required amenity fee of
$3,100.00 for each lot less than 557 m² will be collected by the Approving Officer at the subdivision
approval stage.
The proposed RS-1b (One Family Urban (Medium Density) Residential) zoning complies with the
policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to
adjust the area designated Urban Residential at the rear of proposed Lots 6 through 9, around the
detention pond to amend the Conservation boundary.
Pursuant with Council direction, information regarding Community Amenity Contributions is included
in this report, and an additional recommendation has been provided for Council’s consideration.
Council granted first reading to Zone Amending Bylaw No. 7197-2015 on January 12, 2016.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-
going consultation has been provided by way of posting Official Community Plan Amending Bylaw
No. 7227-2016 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. 7227-2016 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. 7227-2016 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7227-2016 be given first and second
readings and be forwarded to Public Hearing;
- 2 -
5) That Zone Amending Bylaw No. 7197-2015, as amended in the report dated March 14, 2016,
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 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Schedule “C”
iii) Park dedication and removal of all debris and garbage from park land;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v) Registration of a Restrictive Covenant for Stormwater Management;
vi) Removal of existing buildings;
vii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
viii) That a voluntary Community Amenity Contribution be provided in keeping with the direction
given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Cipe Homes Inc.
Owners: D. & S. Munich
Legal Description: Lot 2, Section 15, Township 12, New Westminster District Plan
77744
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with
density bonus to R-1 (Residential District) zoning requirements
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential, with
density bonus to R-1 (Residential District) zoning requirements
Designation: Low/Medium Density Residential
- 3 -
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential and Conservation
East: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation: Low/Medium Density Residential and Conservation
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low/Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.43 ha (1 acre)
Access: 243B Street and Lane
Servicing requirement: Urban Standard
2) Project Description:
The subject property is located within the Albion Area Plan and is approximately 0.43 ha (1 acre) in
size. The subject property is bounded by 112 Avenue to the south, 243B Street to the west, and
single family residential lots to the north and east (see Appendices A and B).
The applicant has requested to rezone the development site from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in
accordance with the Community Amenity Program.
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will
permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of approximately 9 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $27,900.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision. As per Council
direction, this application will also be subject to the City-wide Community Amenity Contribution
Program that is currently under review.
- 4 -
3) Planning Analysis:
i) Official Community Plan:
An OCP amendment is required to re-designate the rear of Lots 6 through 9 from Low/Medium
Density Residential to Conservation for the dedicated park land (see Appendix C). The application is
in compliance with the proposed OCP Amending Bylaw No. 6995–2013, that establishes the
Community Amenity Program, and in compliance with the proposed Zone Amending Bylaw No.
6996–2013, that permits a Density Bonus option in the Residential Low-Medium Density
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an OCP, Council must consider whether consultation is required with
specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. Boards of Education, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard, it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed OCP amendments on the City’s website, together
with an invitation to the public to comment.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a Density Bonus (see
Appendix D), to permit future subdivision into approximately 9 single family lots (see Appendix E).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above. As per
Council direction, this application will also be subject to the City-wide Community Amenity
Contribution Program that is currently under review. The map attached to Zone Amending Bylaw No.
7197-2015 has been amended to reflect the park dedication, which does not get rezoned.
iii) Proposed Variances:
A Development Variance Permit application has been received to reduce the minimum setback from
an interior side lot line from 1.2m to 0.61m to the garage, and to 0.46m for the garage roof
projection for proposed Lots 4 through 9 (see Appendix F).
The requested variances to reduce the minimum setback from an interior side lot line will be the
subject of a future council report.
- 5 -
iv) Off-Street Parking and Loading Bylaw:
The builder will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw.
v) Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development.
vi) Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
vii) Development information meeting:
A Development Information Meeting was not required as there are less than 25 lots being proposed
and there is not an OCP amendment other than for the adjustment of the Conservation boundary.
viii) 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 510 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.
4) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading.
ii) Fire Department:
The Fire Department has no concerns with the proposed rezoning and has specified certain
requirements for the proposed interior side lot line setback variances, which will be discussed in a
future council report.
5) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on February 5, 2015 and their response was as follows:
“The proposed amendment to the Official Community Plan would affect the student population
for the catchment areas currently served by Blue Mountain Elementary and Garibaldi
Secondary School.
- 6 -
Blue Mountain Elementary has an operating capacity of 275 students. For the 2015-16
school year the student enrolment at Blue Mountain is 216 students (78.53% utilization)
including 67 students from out of catchment.
Garibaldi Secondary has an operating capacity of 1050 students. For the 2015-16 school
year the student enrolment at Garibaldi Secondary is 688 students (65.49% utilization)
including 348 out of catchment students.”
6) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to add Conservation land to the rear
of Lots 6 though 9, 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. 7227-2016,
that second reading be given to Zone Amending Bylaw No. 7197-2015, and that application 2015-
350-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”__________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”______________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”_____________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7227-2016
Appendix D – Zone Amending Bylaw No. 7197-2015
Appendix E – Subdivision Plan
Appendix F – Proposed Variances
DATE: Nov 19, 2015
2015-350-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24341 112 Ave
2011 Image
Legend
Stream
Ditch Centreline
Indefinite Creek
River
Major Rivers & Lakes
DATE: Nov 19, 2015
2015-350-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24341 112 Ave
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7227-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend 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. 7227-2016
2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby
amended for that parcel or tract of land and premises known and described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 77744
and outlined in heavy black line on Map No. 921, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by re-designating from “Low Medium Density
Residential” to “Conservation.”
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 77744
and outlined in heavy black line on Map No. 922, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 5th day of April, 2016.
READ a second time the 5th day of April, 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
24348243552435824359243632437411289
11297
24403244082440524410244142441324445244532445824442244662425011268
11273
242952430924341243722438511305
243952440224406244152444211258 243262434624365243732437511299
243642440424407244102442124439244412425511274
11251
11261
11256
11266 2432511263 243502435411295
244012442724426244292444911265 11252
2429611250
11260
24351
2
4
3
5
3
243412440724430244502446211219
11267
11276 2431724349112642435824361 11269
11285 2440324402244192443724457244652446311262
24263242812429124301243312436011235
11265
11275
11315
24411244132441424422244432444611257 2433611235 2436211225
24405244062440924412244092441124415244162442324438243 ST.243A ST.243B ST.243B ST.112 AVE.244 ST.244 ST.113 AVE.
112 AVE.243 ST.112B AVE.112B AVE.
112A AVE.
113 AVE.112 AVE.4 EPP 54924EPP 5492428
41
EPP 54924
38
EPP 3127731
2
EPP 31277
29
24
73
P 61001
P 22387
81EPP 441817475
3
P 50696
Rem 18
8
6
31
16 17
30 29
EP 30021
2
EPP 3127725
EPP 31277
15
51
50
79
P 23217
EP 15693
35
14
19
43
40
P 77744
22
A
3
EPP 27594
7
30
33
18
23
80
76
EPP 44181
69
3
9
7
13
33
42
20
39
1
24
32
19
54
21
71
EPP 44181
B
78
60
P 43601
P 68166
2
A
34
P 77744
1
25
4
PARKEPP 3127737 53
47
14
63
82
61
P 809
5 10
36
2
EPP 54924
18
EPP 54924
5
9
10
26
12
49EPP 37274
16
13
66 68
Rem 11
1
1
11
12
EPP 54924
15
26
6
EPP 31277
17
11
28
22
62
67
45
32 27
21 23
8
27
20
EPP 37274
48
52 64
72
65
P 23217
Rem A
77
70
C
EPP 27594
EPP 44335
EP 77745
EPP 44335EPP 42088EPP 54925EPP 42088
EPP 48794
RW 61287EPP 44335
EPP 31383EPP 54927EPP 44335EPP 31383EPP 54925
BCP 49216EPP 54925EPP 54925EPP 54925EPP 31383
EPP 54926EPP 31383EPP 44335
RW 66747
112 AVE.
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Low/Medium Density Residential
Conservation
7227-2016921
24348243552435824359243632437411289
11297
24403244082440524410244142441324445244532445824442244662425011268
11273
242952430924341243722438511305
243952440224406244152444211258 243262434624365243732437511299
243642440424407244102442124439244412425511274
11251
11261
11256
11266 2432511263 243502435411295
244012442724426244292444911265 11252
2429611250
11260
24351
2
4
3
5
3
243412440724430244502446211219
11267
11276 2431724349112642435824361 11269
11285 2440324402244192443724457244652446311262
24263242812429124301243312436011235
11265
11275
11315
24411244132441424422244432444611257 2433611235 2436211225
24405244062440924412244092441124415244162442324438243 ST.243A ST.243B ST.243B ST.112 AVE.244 ST.244 ST.113 AVE.
112 AVE.243 ST.112B AVE.112B AVE.
112A AVE.
113 AVE.112 AVE.4 EPP 54924EPP 5492428
41
EPP 54924
38
EPP 3127731
2
EPP 31277
29
24
73
P 61001
P 22387
81EPP 441817475
3
P 50696
Rem 18
8
6
31
16 17
30 29
EP 30021
2
EPP 3127725
EPP 31277
15
51
50
79
P 23217
EP 15693
35
14
19
43
40
P 77744
22
A
3
EPP 27594
7
30
33
18
23
80
76
EPP 44181
69
3
9
7
13
33
42
20
39
1
24
32
19
54
21
71
EPP 44181
B
78
60
P 43601
P 68166
2
A
34
P 77744
1
25
4
PARKEPP 3127737 53
47
14
63
82
61
P 809
5 10
36
2
EPP 54924
18
EPP 54924
5
9
10
26
12
49EPP 37274
16
13
66 68
Rem 11
1
1
11
12
EPP 54924
15
26
6
EPP 31277
17
11
28
22
62
67
45
32 27
21 23
8
27
20
EPP 37274
48
52 64
72
65
P 23217
Rem A
77
70
C
EPP 27594
EPP 44335
EP 77745
EPP 44335EPP 42088EPP 54925EPP 42088
EPP 48794
RW 61287EPP 44335
EPP 31383EPP 54927EPP 44335EPP 31383EPP 54925
BCP 49216EPP 54925EPP 54925EPP 54925EPP 31383
EPP 54926EPP 31383EPP 44335
RW 66747
112 AVE.
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To add to Conservation on Schedule C
7227-2016922
CITY OF MAPLE RIDGE
BYLAW NO. 7197-2015
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. 7197-2015."
2. That parcel or tract of land and premises known and described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 77744
and outlined in heavy black line on Map No. 1654 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of January, 2016.
READ a second time the 5th day of April, 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
24348243552435824359243632437411289
11297
24403244082440524410244142441324445244532445824442244662425011268
11273
242952430924341243722438511305
243952440224406244152444211258 243262434624365243732437511299
243642440424407244102442124439244412425511274
11251
11261
11256
11266 2432511263 243502435411295
244012442724426244292444911265 11252
2429611250
11260
24351
2
4
3
5
3
243412440724430244502446211219
11267
11276 2431724349112642435824361 11269
11285 2440324402244192443724457244652446311262
24263242812429124301243312436011235
11265
11275
11315
24411244132441424422244432444611257 2433611235 2436211225
24405244062440924412244092441124415244162442324438243 ST.243A ST.243B ST.243B ST.112 AVE.244 ST.244 ST.113 AVE.
112 AVE.243 ST.112B AVE.112B AVE.
112A AVE.
113 AVE.112 AVE.4 EPP 54924EPP 5492428
41
EPP 54924
38
EPP 3127731
2
EPP 31277
29
24
73
P 61001
P 22387
81EPP 441817475
3
P 50696
Rem 18
8
6
31
16 17
30 29
EP 30021
2
EPP 3127725
EPP 31277
15
51
50
79
P 23217
EP 15693
35
14
19
43
40
P 77744
22
A
3
EPP 27594
7
30
33
18
23
80
76
EPP 44181
69
3
9
7
13
33
42
20
39
1
24
32
19
54
21
71
EPP 44181
B
78
60
P 43601
P 68166
2
A
34
P 77744
1
25
4
PARKEPP 3127737 53
47
14
63
82
61
P 809
5 10
36
2
EPP 54924
18
EPP 54924
5
9
10
26
12
49EPP 37274
16
13
66 68
Rem 11
1
1
11
12
EPP 54924
15
26
6
EPP 31277
17
11
28
22
62
67
45
32 27
21 23
8
27
20
EPP 37274
48
52 64
72
65
P 23217
Rem A
77
70
C
EPP 27594
EPP 44335
EP 77745
EPP 44335EPP 42088EPP 54925EPP 42088
EPP 48794
RW 61287EPP 44335
EPP 31383EPP 54927EPP 44335EPP 31383EPP 54925
BCP 49216EPP 54925EPP 54925EPP 54925EPP 31383
EPP 54926EPP 31383EPP 44335
RW 66747
112 AVE.
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7197-20151654
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-085-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:
ALC approval letter for trail in ALR
Environmental Assessment by AquaTerra, May 2015
Tree Assessment Report – MJ Mills 16/7/2013
Geotechnical Report – GeoPacific 17/5/2013
Wildfire Hazard Assessment – BA Blackwell April 13/15
6.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 14, 2016
and Members of Council FILE NO: 2013-085-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7028-2013
Second Reading
Zone Amending Bylaw No. 7029-2013
23154 136 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 23154 136 Avenue
(Appendices A and B) from RS-3 (One Family Rural Residential) to R-2 (Urban Residential District) to
permit a subdivision of approximately 27 lots. The minimum lot size for the current RS-3 zone is 0.8
hectares and the minimum lot size for the proposed R-2 zone is 315m².
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing on the site has established the extent of the
developable areas. An OCP amendment is required to revise the Eco-Clusters and Conservation land
use boundaries to fit the site conditions, and to revise the location of the multi-purpose trail.
Council granted First Reading to Zone Amending Bylaw No. 7029-2013 and considered the early
consultation requirements for the OCP amendment on October 22, 2013.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7028-2013 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM). 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. 7028-2013 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. 7028-2013 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7028-2013 be given First and Second
Readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7029-2013 be amended as identified in the staff report dated
March 14, 2016, be given Second Reading, and be forwarded to Public Hearing; and,
- 2 -
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) Park dedication as required, including removal of all debris and garbage from park land;
iv) Registration of a Statutory Right-of-Way plan on 23083 132 Avenue and 23121 132
Avenue for the multi-purpose trail connection to 132 Avenue;
v) Construction of the multi-purpose trails;
vi) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development;
vii) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site;
viii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
ix) That 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: Daniel A Robinson
Wesley P Robinson
Lori J Robinson
Susanne M Robinson
Legal Description: Lot 2, Section 29, Township 12, NWD Plan LMP9042
OCP:
Existing: Eco-Clusters, Conservation
Proposed: Eco-Clusters, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-2 (Urban Residential District)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Eco-Clusters, Conservation
South: Use: Agricultural, South Alouette River Campus
Zone: RS-3 (One Family Rural Residential), P-1 (Park and School)
Designation: Agricultural, Conservation
East: Use: Single Family Residential
Zone RS-3 (One Family Rural Residential)
Designation: Eco-Clusters, Conservation, Open Space
West: Use: Single Family Residential, Park
Zone: R-1 (Residential District), R-3 (Special Amenity Residential
District), RS-3 (One Family Rural Residential)
Designation: Eco-Clusters, Conservation
Existing Use of Property: Single Family Residential, Agricultural (Christmas trees)
Proposed Use of Property: Single Family Residential, Park
Site Area: 3.51 hectares (8.66 acres)
Access: Current access from 132 Avenue
Proposed access from Nelson Peak Drive and 134 Loop
Servicing: Urban Standard
Companion Applications: 2013-085-SD, 2013-085-DP, 2015-122-DP
2) Project Description:
The subject property located at 23154 136 Avenue is 3.51 hectares (8.66 acres) in area. Although
there is a panhandle from 136 Avenue, the property is currently accessed by a driveway through the
property to the south (23083 132 Avenue). To the west (23050 136 Avenue) is an active rezoning
and subdivision application (2014-104-RZ) which is adjacent to the Hampstead development by
Portrait Homes. Access for both of these applications will require roads extended east from 230A
Street on the Hampstead development (Appendix C).
Currently, a single family residence, swimming pool, basketball court and garage are located in the
southeast portion of the property. The western portion of the site includes a small forested area and
manicured lawns. Much of the rest of the site is occupied with a Christmas tree farm as part of
Alouette Tree Farm Ltd. Watercourses are located on the eastern and southern edges of the
property, including a pond near the southwest corner. The property generally slopes down from the
northeast to the southwest.
The applicant is proposing to rezone a portion of the property from RS-3 (One Family Rural
Residential) to R-2 (Urban Residential District) to permit a subdivision of approximately 27 lots. In
the first phase of the development the existing house will remain on Lot 27 but is intended to be
further subdivided into 5 lots when the house is removed. The remainder of the property will be
dedicated as Park for protection of the watercourses, riparian habitat and environmentally sensitive
areas.
- 4 -
A multi-purpose/horse trail will continue across this property as an extension of the trail constructed
across the new developments to the west (Nelson Peak, Hampstead, and the adjacent property).
The trail will head north up through the panhandle to the south shoulder of 136 Street. The trail will
also head south through an ALR property (23083 132 Avenue) and through the School District’s
Alouette River Campus (23121 132 Avenue) to connect with the existing trail on 132 Avenue,
forming a north-south trail connection between 132 Avenue and 136 Avenue. The Agricultural Land
Commission provided approval to allow the trail to be located within a right-of-way along the eastern
edge of the ALR property. When the trail connection to 136 Avenue is completed, the temporary trail
on 23050 136 Avenue, to the immediate west of the subject property, will be removed.
Running concurrently with is application are applications for: a Subdivision (2013-085-SD); a
Watercourse Protection Development Permit (2013-085-DP); a Wildfire Protection Development
Permit (2015-122-DP); and a Variance Permit. Prior to approval of the subdivision of this property, a
Local Area Servicing (LAS) Bylaw will be prepared for Council approval to ensure the future
maintenance of the Parkette area within the 134 Loop road right-of-way and the park frontages. This
bylaw will be similar to approved LAS Bylaws for Hampstead, Nelson Peak and Formosa Plateau,
which are in close proximity to this development.
3) Planning Analysis:
i) Official Community Plan:
The property is located in the Silver Valley Area of the OCP, south of the Blaney Hamlet, north
of the ALR boundary, and to the east of the Eco-Clusters developments of Hampstead and
Nelson Peak. Although the proposed development is consistent with the Section 5.4 Eco-
Clusters policies, it will require an amendment to the Silver Valley Area Plan to amend the
boundaries between Eco-Clusters and Conservation and to amend the location of the multi-
purpose/horse trail (Appendix D). An additional 0.4 hectares of land will be added to
Conservation.
Section 5.4 Eco-Clusters
Eco-Clusters are defined in the Silver Valley Area Plan as “a group of housing units,
condensed within clearly defined limits, surrounded by open space and linked to other parts
of the Silver Valley community by a single local road” and includes the following principles:
Condensing housing clusters within clearly defined limits;
Considering a variety of lot sizes and housing types within the overall site density;
Proposing minimal site re-grading;
Incorporating parkettes, which serve as green frontage for most units;
Maximizing retention of existing vegetation;
Limiting development to areas where existing grades are less than 20%;
Natural open spaces are connected and continuous, creating wildlife corridors;
Protecting environmentally sensitive areas through public ownership;
Retaining and enhancing unique natural features, such as rocky knolls;
Providing a variety of trails that ensure linkages and connections to surrounding
amenities.
- 5 -
Policy 5.3.4 Neighbourhoods
d) Individual Eco-clusters may function as a neighbourhood although two or
more Eco-clusters may also relate as a neighbourhood unit.
e) Location, size and form of Neighbourhoods should be determined by
environmental constraints.
i) In the west sector, Neighbourhoods are located around the Blaney
Hamlet to minimize impacts on environmentally sensitive areas,
regrading of steep slopes, and infringement of existing uphill acreages.
This development will form a cohesive neighbourhood unit with the adjacent Hampstead
development and the adjacent application (2014-104-RZ) at 23050 136 Avenue.
Policy 5.4.6 Densities
c) An Eco-Cluster includes varying levels of density, ranging from 5 to 15
units per hectare, in the form of single and/or multi-family units,
dependent on proximity to a Hamlet centre, slope constraints, view
impacts, and existing development.
A total of 31 single family lots is proposed for this development which is a density of 8.9
units per hectare.
Roads within this Eco-Clusters development are designated as Rural Local Roads in the
Silver Valley Area Plan. They are adapted to the site topography, are relatively narrow, have a
sidewalk on one side and drainage swales where possible.
A large parkette is located within the 134 Loop Road that provides vegetated green space at
the front of the lots and bio-swales as part of the stormwater management plan. All of the
proposed lots in the subdivision will front and back onto green space.
A multi-purpose trail, as described in Section 2) above will be constructed to provide east-
west and north south access across the site. In addition, an off-site a trail connection to 132
Avenue will be provided through the ALR land and School District property to the south.
ii) Zoning Bylaw:
This application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to R-2 (Urban Residential District) (Appendix D) to permit a subdivision of
approximately 27 lots. Zoning Bylaw No. 7029-2013 map has been amended since First
Reading to adjust the zoning boundary to reflect the extent of the developable area of the
site, and to be consistent with the proposed OCP boundary and the subdivision plan.
The applicant is proposing a two phase subdivision with 27 lots in the first phase (Appendix
F). The property owner wishes to continue to live in the existing house so it will remain on Lot
27. Approval of a Variance Permit will be required to allow the existing garage to encroach
into the exterior side setback on the north property line. This will be the subject of a future
report to Council. A restrictive covenant will be registered on Lot 27 at the subdivision stage
for the future subdivision of the lot.
The second phase of the subdivision would require the existing buildings be removed to allow
a subsequent subdivision of 5 lots. This subdivision will require road dedication for the
- 6 -
remaining portion of 134 Loop and completion of the Parkette. Park dedication of a small
area at the south edge of the Lot 27 will be required.
The minimum lot size for the current RS-3 zone is 0.8 ha and the minimum lot size for the
proposed R-2 (Urban Residential District) zone is 315m². The proposed subdivision plan is
consistent with the requirements of the R-2 zone.
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 and on one side of
the street.
iv) Proposed Variances:
Approval of a Development Variance Permit is required for this project and involves the
following relaxations. The requested variances will be the subject of a future Council report.
1. Maple Ridge Zoning Bylaw No. 3510-1985: to reduce the minimum exterior side
setback for the existing garage that will remain on Lot 27 in the first phase (Appendix
G).
2. Subdivision and Development Servicing Bylaw No. 7093-2014: to reduce the road
right-of-way width from 13.0m to 12.0m of the Silver Valley Local 1 road standard.
The proposed road design is consistent with the roads in the adjacent Eco-Cluster
developments to the west.
v) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas on the subject property. Application 2013-085-DP has
been received and will be the subject of a future report to the Director of Planning.
Pursuant to Section 8.12 of the OCP, a Wildfire Protection 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 Area map.
Application 2015-122-DP has been received and will be the subject of a future report to
Council.
vi) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on November
27, 2014. Approximately 20 people attended the meeting. A summary of the main
comments and discussions with the attendees was provided by the applicant and includes
the following main points:
1. Some residents expressed concerns related to drainage issues in the area;
2. Some residents are concerned about the impact of this development on lands to
the east and downstream;
3. The lack of trail connections; and
4. The lack of schools in the area.
- 7 -
The following responses were provided by the applicant in regard to the issues raised by the
public:
The locations of the streams on the site are identified in the City’s watercourse
mapping and were substantiated in the Environmental Impact Assessment Report
prepared by Aqua Terra Consultants.
The stream along the east property line is now a small ditch. It will be rebuilt,
expanded and developed. The 15 metre setback will be enhanced and planted
with riparian trees and shrubs as outlined in the Environmental Assessment
Report.
The applicant stated that the new stream will be designed to handle all the
drainage and will be a major improvement on the present ditch.
o The stormwater management for this site will incorporate the Metro Vancouver
and Department of Fisheries guidelines, and includes 100 year detention
facilities and roadside bio-swales to introduce drainage run-off from the roads
into the ground.
o Each lot will have an infiltration system and all impermeable surface run-off will
infiltrate into the soil prior to discharging to Cattell Brook.
o Because of the Eco-Cluster design, approximately 70% of the site will be made
up of permeable surfaces.
The applicant stated there will be little or no impact from this site on the lands to
the east and the downstream ALR lands.
The School District has given permission for a multi-purpose trail to be constructed
along their western and southern property lines, connecting to 132 Avenue. The
owner of 23803 132 Avenue, a family member of the owner of this site, has given
permission for the trail to be constructed along their eastern property line to
provide the connection between this site and the school property. (Note: The ALC
has recently approved the provision of a right-of-way for the trail on the ALR land.)
o The trail will exit northwards to 136 Avenue through the panhandle. Adjacent
residents were concerned with public access at the rear of their gardens and
some hazard trees. Hazard trees will be removed as a condition of subdivision
approval and fencing will be installed.
o This will provide an alternate safer route for horses and pedestrians to travel
north-south between 132 Avenue and 136 Avenue.
o As part of the development, the applicant will construct a sanitary sewer to the
School District property. It will be deep enough to allow extension to 232 Street
to serve lands there for future development.
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 510 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.
- 8 -
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:
viii) That a voluntary citywide Community Amenity Contribution (CAC) be provided in
keeping with the direction given by Council with regard to amenities.
4) Environmental Implications:
The existing watercourse flows originating from upstream eastern and western tributaries of Cattell
Brook are predominately conveyed through a 300mm culvert bisecting the site over a length of
approximately 200m. The enhancement and replanting works proposed on the site will remove the
culvert and re-establish flows around the site in a new sinuous channel constructed along the
eastern boundary. The channel will have sufficient capacity to convey peak flows southward and will
include instream complexing including large woody debris and riffle pool construction to facilitate
fish access. Christmas trees and invasive species within the riparian area will be removed followed
by replanting. Two culverts to the south which currently provide driveway access will be removed and
replaced by Coho spawning gravel. Wildlife movement will be encouraged with the protection of the
cluster of trees along the western site boundary and with the dedicated park areas between units.
Bioswales wll assist in maintaining water quality, reducing peak run-off events and contributing water
to the newly constructed channel in a controlled manner.
5) Agricultural Impact:
The land to be dedicated as Park at the south end of the property will provide a buffer of between 40
and 55 metres between the single family residential lots and the ALR boundary at the southern edge
of the property. Replanting and enhancement works required for the Watercourse Protection
Development Permit include additional trees, shrubs and other vegetation suitable for riparian areas,
wildfire protection and agricultural buffering to be planted in this area.
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering department provided the following comments related to rezoning (off-site)
servicing requirements for this application:
1. 134 Loop and 135 Avenue need to be extended east from 230A Street to the edge of
the development. The application is dependent on the adjacent property to the west
(23050 136 Avenue) developing first or having rights-of-ways placed on the property for
municipal road access, municipal services and utilities, and third party utilities.
2. Sanitary sewer and water mains need to be extended east from 230A Street to the
property line.
- 9 -
3. A report is required by a qualified professional outlining the fire flow requirements and
demands that could be placed on the Municipal water system and to determine if any
upgrades will be required by the proposed development.
4. The consulting engineer needs to confirm that the temporary sanitary pump station that
the proposed subdivision will drain to has adequate capacity for the development. The
pump station will remain in place until further properties to the west develop and a
gravity sanitary main is tied into 136 Avenue at Foreman Drive.
ii) Parks & Leisure Services Department:
The Park Planning and Development Section identified the need for a north-south equestrian
trail connection between 132 Avenue and the Silver Valley Area trail network. This
connection will provide an alternate, safer route for horses and pedestrians to travel north
from 132 Avenue without going on 232 Street.
iii) Fire Department:
The Fire Department reviewed the proposed development and provided the following
comments:
1. Due to the narrow Silver Valley road widths and to facilitate emergency vehicle access,
permanent No Parking signage is to be installed on the parkette and park road
frontages. Signage is to be placed a maximum of 20m apart and be in place prior to
occupancy of any homes.
2. In consideration of adding more subdivided parcels into the Silver Valley area as a
whole; major transportation access routes leading to this area should be evaluated to
ensure existing road ways are adequate to handle emergency vehicle ingress along
with simultaneous resident traffic egress in the event of an emergency.
3. The preferred location of fire hydrants is on corner lots and at the entrance of the
subdivision.
7) School District No. 42 Comments:
Pursuant to Section 476 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 December 18, 2013. Their response was initially received on January 28, 2014, and revised on
March 3, 2016, as follows:
The proposed amendment to the Official Community Plan would affect the
projected student population for the catchment area currently served by
Yennadon Elementary and Garibaldi Secondary.
Yennadon Elementary has an operating capacity of 545 students. For the
2015-16 school year the student enrolment at Yennadon is 574 students
(105.32% utilization) including 114 students from out of catchment Although
Yennadon Elementary is fully utilized, two other elementary schools located in
the Central Maple Ridge area can accommodate the student population from
the area contemplated in the OCP amendment – Harry Hooge Elementary and
Alouette Elementary. In the future students from the area may have to be
bussed to schools outside of the Board established walk limits (for grades K-3
the current walk limit is 4km and for grades 4-12 the current walk limit is
4.8km.
- 10 -
Garibaldi Secondary has an operating capacity of 1,050 students. For the
2015-16 school year the student enrolment at Garibaldi Secondary School is
625 students (65.49% utilization) including 348 students from out of
catchment.
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 in Section 477 of
the Local Government Act. The amendment required for this application, to revise the Eco-
Clusters and Conservation land use boundaries to fit the site conditions, and to revise the
location of the multi-purpose trail, 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. 7028-2013,
that Second Reading be given to Zone Amending Bylaw No. 7029-2013, and that application 2013-
085-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 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 – Context Map with road connections
Appendix D – OCP Amending Bylaw No. 7028-2013
Appendix E – Zone Amending Bylaw No. 7029-2013
Appendix F – Proposed Subdivision Plan
Appendix G – Existing House survey plan
Appendix H – Road Width Variance
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 17, 2013 2013-085-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN AN C E D EPA RTM ENT2296013
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Subject Property
´
Scale: 1:3,000
23154-136 Ave
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 2, 2016
FILE: 2013-085-RZ
BY: PC
PLANNING DEPARTMENT´
Scale: 1:2,500
23154 136 AVENUE
(2015 AERIAL IMAGERY)
Metro Vancouver
CITY OF MAPLE RIDGE
BYLAW NO. 7028-2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "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. 7028-2013.
2. Figures 2 and 3A are hereby amended for those parcels or tracts of land and
premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan LMP9042
and outlined in heavy black line on Map No. 865, a copy of which is attached hereto and
forms part of this Bylaw, are hereby redesignated as shown.
3. Figure 4 is hereby amended for those parcels or tracts of land and premises known
and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan LMP9042
and shown in heavy black line on Map No. 920, a copy of which is attached hereto and
forms part of this Bylaw, as added or removed from Conservation and Horse Trail.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 5th day of April, 2016.
READ A SECOND TIME the 5th day of April, 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
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232 ST.MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Designate as shown below on Figures 2 & 3A of theSilver Valley Area Plan
7028-2013865
1:3,000
Urban AreaBoundary
Urban Area Boundary
Eco Cluster Conservation
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232 ST.MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Figure 4 of the Silver Valley Area Plan as shown
7028-2013920
1:3,000
Urban AreaBoundary
Urban Area Boundary
Add to Conservation Remove from Conservation
Add Trail Remove Trail
CITY OF MAPLE RIDGE
BYLAW NO. 7029-2013
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. 7029-2013."
2. That parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan LMP9042
and outlined in heavy black line on Map No. 1597 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 22nd day of October, 2013.
READ a second time the 5th day of April, 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
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232 ST.MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-2 (Urban Residential District)
7029-20131597
1:3,000
Urban AreaBoundary
Urban Area Boundary