HomeMy WebLinkAbout2017-03-21 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
March 21, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
7:00 P.M. DATE: March 21, 2017
1a) 2016-175-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7305-2016
LEGAL: Lot 23, Section 28, Township 12, New Westminster District,
Plan 48925
LOCATION: 23711 132 Avenue
PURPOSE: Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land
Use Plan, and Figure 3C - River Hamlet, are hereby amended as
shown on Map No.937
FROM: Conservation
TO: Low Density Urban
AND: Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 –
Trails/Open Space is hereby amended as shown on Map No. 938 to
remove from conservation.
1b) 2016-175--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7258-2016
LEGAL: Lot 23, Section 28, Township 12, New Westminster District,
Plan 48925
LOCATION: 23711 132 Avenue
FROM: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To Rezone to RS-1b, as above. The current application is to permit
future subdivision into three single family residential lots, and one
remainder lot.
2) 2016-034-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7247-2016
LEGAL: Lot “B”, District Lot 245, Group 1, New Westminster District,
Plan 74894
LOCATION: 12358 216 Street
FROM: RS-1 (One Family urban Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To Rezone to RS-1b, as above. The current application is to permit a
future subdivision of approximately two lots.
3) 2015-345--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7205-2016
LEGAL: Lot 32, Section 20, Township 12, New Westminster District,
Plan 24720
LOCATION: 12106 230 Street
FROM: RS-1 (One Family Urban Residential) & RS-3 (One Family Rural
Residential)
TO: R-1 (Residential District)
PURPOSE: To Rezone to R-1, as above. The current application is to permit a
future subdivision of approximately 2 lots.
4) 2016-009--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7220-2016
LEGAL: Parcel “2”, (J43410E) of Parcel “A” (Explanatory Plan 1734) of the
South East Quarter, Section 21, Township 12, Except Firstly: Parcel
“One” (Explanatory Plan 17000); Secondly: Part Subdivided by Plan
LMP36965; New Westminster District
LOCATION: 23729 Dewdney Trunk Road
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To Rezone to RM-1, as above. The current application is to permit the
future construction of a 41 unit multi-family development.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, March 21, 2017 to
consider the following bylaws:
1a) 2016-175-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7305-2016
LEGAL: Lot 23, Section 28, Township 12, New Westminster District,
Plan 48925
LOCATION: 23711 132 Avenue
PURPOSE: Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land
Use Plan, and Figure 3C - River Hamlet, are hereby amended as
shown on Map No.937
FROM: Conservation
TO: Low Density Urban
AND: Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 –
Trails/Open Space is hereby amended as shown on Map No. 938 to
remove from conservation.
Map 937 Map 938
1b) 2016-175--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7258-2016
LEGAL: Lot 23, Section 28, Township 12, New Westminster District,
Plan 48925
LOCATION: 23711 132 Avenue
FROM: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To Rezone to RS-1b, as above. The current application is to permit
future subdivision into three single family residential lots, and one
remainder lot.
2) 2016-034-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7247-2016
LEGAL: Lot “B”, District Lot 245, Group 1, New Westminster District,
Plan 74894
LOCATION: 12358 216 Street
FROM: RS-1 (One Family urban Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To Rezone to RS-1b, as above. The current application is to permit a
future subdivision of approximately two lots.
3) 2015-345--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7205-2016
LEGAL: Lot 32, Section 20, Township 12, New Westminster District,
Plan 24720
LOCATION: 12106 230 Street
FROM: RS-1 (One Family Urban Residential) & RS-3 (One Family Rural
Residential)
TO: R-1 (Residential District)
PURPOSE: To Rezone to R-1, as above. The current application is to permit a
future subdivision of approximately 2 lots.
4) 2016-009--RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7220-2016
LEGAL: Parcel “2”, (J43410E) of Parcel “A” (Explanatory Plan 1734) of the
South East Quarter, Section 21, Township 12, Except Firstly: Parcel
“One” (Explanatory Plan 17000); Secondly: Part Subdivided by Plan
LMP36965; New Westminster District
LOCATION: 23729 Dewdney Trunk Road
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To Rezone to RM-1, as above. The current application is to permit the
future construction of a 41 unit multi-family development.
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 Planning Department Counter of City Hall, between 8:00 a.m.
and 4:00 p.m. from March 10, 2017 to March 21, 2017, Saturdays, Sundays and Statutory Holidays
excepted. To view staff reports for Item Numbers 1, 3 and 4 go to Council Meeting dated February
28, 2017, and for Item Number 2, go to Council Meeting dated February 14, 2017, on the City
website at www.mapleridge.ca/AgendaCenter.
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., March 21,
2017. 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 10th day of March, 2017.
Laurie Darcus, MMC
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-175-RZ
File Manager: Adam Rieu
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:
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 20, 2017
and Members of Council FILE NO: 2016-175-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7305-2016; and
Second Reading
Zone Amending Bylaw No. 7258-2016
23711 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the southern portion of the subject property, located at
23711 132 Avenue, from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into three single family residential lots, and one remainder lot. A separate application, 2016-176-
RZ, has been received to rezone the northern remainder portion of the subject property, from RS-3
(One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RM-1 (Townhouse
Residential), and will be the subject of a separate report to Council. The applicant is pursuing
separate rezoning applications in anticipation that the single family development will proceed faster
than the multi-family development. Ground-truthing on site has established the developable areas,
and as a result, an Official Community Plan (OCP) amendment is required to revise the Conservation
boundaries.
Council granted first reading to Zone Amending Bylaw No. 7258-2016 and considered the early
consultation requirements for the OCP amendment on July 26, 2016. Pursuant with Council
resolution, the application is subject to the Community Amenity Contribution Program.
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. 7305-2016 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. 7305-2016 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. 7305-2016 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7305-2016 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7258-2016 be given second reading, and be forwarded to Public
Hearing;
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6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3C - River Hamlet, and Figure 4 - Trails and
Conservation areas;
iii) Park dedication as required, including construction of a pedestrian trail 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; and
v) 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: Brookside Properties Ltd.
Legal Description: Lot 23 Section 28 Township 12 New Westminster District Plan
48925
OCP:
Existing: Medium/High Density Residential; Conservation; Low Density
Urban
Proposed: Low Density Urban and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: CD-1-93 (Amenity Residential District)
Designation: Medium/High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Urban Residential)
Designation: Conservation, Low Density Urban, Medium/High Density
Residential, Open Space
East: Use: Park
Zone: P-1 (Park and School)
Designation: Neighbourhood Park, Conservation, Medium/High Density
Residential
- 3 -
West: Use: Single Family Residential, Multi Family Residential, Park
Zone: RS-1 (One Family Urban Residential), RM-1 (Townhouse
Residential)
Designation: Low Density Urban, Conservation, Medium/High Density
Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Multi Family Residential
Site Area: 0.85 ha (2.09 acres)
Access: 132 Avenue
Servicing requirement: Urban Standard
2) Project Description:
The subject property is located at 23711 132 Avenue (see Appendices A and B). The applicant is
proposing three single family residential lots on the southern portion of the subject property, south of
Maple Ridge Park Creek. Two of the lots will front 132 Avenue, and a third lot, the existing home, is
proposed as a panhandle lot. Council Policy 6.02 indicates that panhandle lots are permitted
“where there is no other subdivision possibility in an established area, and where there is no
possibility of a road being created to eliminate any need of a panhandle subdivision, and when the
lot being created will not affect the established amenity of the area by blocking views from adjoining
parcels.” In this instance, it is not possible for a road to be developed to access the existing house,
nor will any views be blocked from adjoining parcels. All three lots will have access from 132
Avenue, with the existing house utilizing a panhandle driveway located between the two new lots
fronting 132 Avenue (see Appendix E). The area surrounding Maple Ridge Park Creek will be
dedicated to the City as Park, and will include a pedestrian trail on the north side of the creek that
will connect to an existing trail in the adjacent Cedar Park.
The same applicant is proposing a sixteen unit townhouse development through a separate
application, 2016-176-RZ, on the northern half of the subject property, north of Maple Ridge Park
Creek (see Appendix F). Application 2016-176-RZ will be accessed from 133 Avenue, which is a
separate access from the subject application. There is no access proposed between the townhouse
site to the north and the single family lots to the south. The applicant is pursuing separate rezoning
applications in anticipation that the single family development will proceed faster than the multi-
family application.
3) Planning Analysis:
i) Official Community Plan:
The land use designations for the subject property are outlined in the Silver Valley Area Plan. The
southern portion of the site is designated Low Density Urban, which supports densities ranging from
8 to 18 units per hectare. The applicant is proposing the RS-1b (One Family Urban (Medium Density)
Residential) zone, which is consistent with the Low Density Urban land use designation. The balance
of the site is designated Conservation and Medium/High Density Residential. The applicant is
proposing a sixteen unit townhouse development on the northern Medium/High Density Residential
designated portion of the property, under a separate application, 2016-176-RZ. An amendment to
the OCP is required for the Conservation boundary around Maple Ridge Park Creek (see Appendix C).
Design features of the Silver Valley Area Plan include concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
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overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is, therefore, located in an area that is generally associated with
lower density residential development, as reflected by its current designation.
ii) Zoning Bylaw:
The current application proposes to rezone the southern portion of the subject property, from RS-3
(One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family
Urban (Medium Density) Residential) (see Appendix D), to permit subdivision into three single family
residential lots, and one remainder lot (see Appendix E). The minimum lot size for the current RS-3
(One Family Rural Residential) zone is 2.0 ha (5 acres) and RS-2 (One Family Suburban Residential)
zone is 0.40 ha (1 acre), and the minimum lot size for the proposed RS-1b (One Family Urban
(Medium Density) Residential) zone is 557 m² (5,996 ft²). The proposed RS-1b (One Family Urban
(Medium Density) Residential) zoning is in compliance with the policies of the Silver Valley Area Plan
of the OCP. Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
A second application, 2016-176-RZ, on the northern portion of the subject property, proposes to
rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RM-
1 (Townhouse Residential) to permit the development of sixteen townhouse units. Application 2016-
176-RZ will be the subject of a separate and future report to Council.
iii) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under the file reference 2016-035-DP for all development and subdivision activity identified in
wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and
property in designated areas that could be at risk for wildland fire; and where this risk may be
reasonably abated through implementation of appropriate precautionary measures. The subject
property is located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the
OCP. More information is provided within section 5) Interdepartmental Implications.
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iv) Advisory Design Panel:
A Form and Character Development Permit is not required for a single family development; therefore,
this application does not need to be reviewed by the Advisory Design Panel. A multi-family
Development Permit will accompany file 2016-176-RZ for the townhouse component to the north.
v) 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) Environmental Implications:
Maple Ridge Park Creek bisects the property, and is the feature that separates the southern
application, proposing three single family residential lots, and the northern application, proposing a
sixteen unit multi-family townhouse development (see Appendix F). The property drains west and
southwest, with a 13 percent grade. Maple Ridge Park Creek is approximately 3.5 m wide within the
property boundaries and will require a 15 m setback from the top of bank. The property is vegetated
with a mix of native species, and has ornamental shrubs near the existing home; as well, some
invasive species were identified on the subject property. Tree retention opportunities exist in both
Conservation and developable areas, with a significant stand of trees located in the southwest
corner of the property. Large boulders and rocky outcrops were identified throughout the entire
property; however, they were more prominent on the northern portion of the site. A large rocky
outcrop was identified along the northeast property boundary, which will be retained as part of the
northern development application, 2016-176-RZ.
5) Interdepartmental Implications:
Engineering Department:
A rezoning servicing agreement is required for the proposed pedestrian trail. All other deficient
services will be provided through a Subdivision Servicing Agreement at the time of subdivision.
Parks & Leisure Services Department:
A pedestrian trail will be provided on the north side of Maple Ridge Park Creek. This trail will connect
to an existing trail located within the adjacent City owned Cedar Park, located directly east of the
subject property. The applicant will be responsible for the costs associated with the pedestrian trail.
Fire Department:
The subject property is located within the Wildfire Development Permit area; therefore, the applicant
has provided a Wildfire Hazard Mitigation Report prepared by Diamond Head Consulting Ltd. This
report also includes the adjacent northern application, located at the same address, 23711 132
Avenue, under rezoning application 2016-176-RZ. The report concludes that mitigation measures
would be achieved through setbacks and fuel treatments along forested boundaries, appropriate
landscaping, and fire resistant building materials.
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 adjust the Conservation area
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boundary, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
CONCLUSION:
The proposed RS-1b (One Family Urban (Medium Density) Residential) zone complies with the Low
Density Urban designation within the Silver Valley Area Plan; however, an OCP amendment is
required to revise the Conservation boundaries. A second application, 2016-176-RZ, on the
northern portion of the subject property, proposes to rezone to RM-1 (Townhouse Residential) to
permit the development of sixteen townhouse units. Application 2016-176-RZ will be the subject of
a future report to Council.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7305-2016,
that second reading be given to Zone Amending Bylaw No. 7258-2016, and that application 2016-
175-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 – OCP Amending Bylaw No. 7305-2016
Appendix D – Zone Amending Bylaw No. 7258-2016
Appendix E – Subdivision Plan
Appendix F – Topographic Survey
DATE: Jul 19, 2016
2016-175-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23711 132 AvenueLegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
5=
5=
DATE: Jul 20, 2016
2016-175-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23711 132 AVENUE
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7305-2016
A Bylaw to amend 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. 7305-2016."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure
3C - River Hamlet are hereby amended for the parcel or tract of land and premises known
and described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 937, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 938, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the 28th day of February, 2017.
READ a second time the 28th day of February, 2017.
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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EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795E PP 1 24 84 BCP 29630EPP 32492E P P 124 82EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure 3CConservation
Low Density Urban
7305-2016937
Urban Area Boundary
Urban Area Boundary
237A ST.LA R C H A V E .133 AVE.236 ST.BRY
ANT DRI
VE132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
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13336
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23745
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13295
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2
3
5
8
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13275
13314
2380323646236591332023691
2 3 7 3 7
2362913332 13321
235932371213276 2379223747
13292
13318
23796236832365523743
13230
238102381523808236272366313313
2380623589237022372813277 23677237352380923613
13215
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13257
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13250
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236752371613245
2378813238
13331
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13295
238332359713312
13317
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13325
13316133092367323668 13310
13306
23742PARK
4
19
4
30
SL2
18
7
5
15
27
11
16
9
10
24
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25
8
9
1
14
29
3
22
15
21
47
2
46
9
3
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PARK4
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10
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PARK
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7
28
417
4
7
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18
30
17
14
16
3
15
17
17
SL4
2
3
311413
SL9
10 4
18
2
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16
32
28
17
17
Rem 1
12
3
PARK
Rem 21
2
2
16
SL6
18
27
8
6
4
265
SL8
8
PARK
5
21
10
5 19
26
1
1
2 6
33
9
20
13
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28
SL1
Rem 1
5
1920
48
A
23
1
23
29 45
22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
SL3
1
7 6
6
22
19 16
25
EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795E PP 1 24 84 BCP 29630EPP 32492E P P 124 82EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. 7305-2016938
Urban Area Boundary
Urban Area Boundary
Purpose: To Amend Silver Valley Area Plan Figure 4 - Trails/Open Space as shown
To Remove from Conservation
CITY OF MAPLE RIDGE
BYLAW NO. 7258-2016
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. 7258-2016."
2. That parcel or tract of land and premises known and described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 1682 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 26th day of July, 2016.
READ a second time the 28th day of February, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
237A ST.L A R C H A V E .133 AVE.236 ST.BRYANT DRIVE132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
13289 2366113265
13336
2361313315 133282363713305
13260
23745
23755238112382323658
2361623835
13295
13320
2
3
5
8
523799133221322023640236052366923741
13275
13314
2380323646236591332023691
2 3 7 3 7
2362913332 13321
235932371213276 2379223747
13292
13318
23796236832365523743
13230
238102381523808236272366313313
23806235
8
9237022372813277 23677237352380923613
13215
13227 23662237112381513260
1332613325
2367223723238032383013160
2 3 7 4 2
13251 238152366713283 23645238072365123653237952380513165
13257
13319
238212368523787237912373813225
13250
238362379313335
23697 2372023818237291328223679 133301331823687
2374813322 1332613235
236752371613245
2378813238
13331
13205 13210 237961321523733 13268 2 3827
13295
238332359713312
13317
2 3 7 3 8
13325
13316133092367323668 13310
13306
23742PARK
4
19
4
30
SL2
18
7
5
15
27
11
16
9
10
24
2
25
8
9
1
14
29
3
22
15
21
47
2
46
9
3
12
15
23
PARK4
24
10
SL5
PARK
2
11
SL7
27
1 1
7
7
28
417
4
7
SL12
18
30
17
14
16
3
15
17
17
SL4
2
3
311413
SL9
10 4
18
2
SL14
16
32
28
17
17
Rem 1
12
3
PARK
Rem 21
2
2
16
SL6
18
27
8
6
4
265
SL8
8
PARK
5
21
10
5 19
26
1
1
2 6
33
9
20
13
SL16
28
SL1
Rem 1
5
1920
48
A
23
1
23
29 45
22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
SL3
1
7 6
6
22
19 16
25
EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795EPP 1 24 84 BCP 29630EPP 32492E P P 124 8 2EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)RS-3 (One Family Rural Residential)RS-1b (One Family Urban (Medium Density) Residential)
7258-20161682
Urban Area Boundary
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-034-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:
Arborist Report by Arbortech consulting
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 6, 2017
and Members of Council FILE NO: 2016-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second reading
Zone Amending Bylaw No. 7247-2016
12358 216 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12358 216 Street from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential), to
permit a future subdivision of approximately two lots. Council granted first reading to Zone
Amending Bylaw No. 7247-2016 on May 24, 2016. The minimum lot size for the current RS-1 (One
Family Urban Residential) zone is 668m2, and the minimum lot size for the proposed RS-1b (One
Family Urban (Medium Density) Residential) zone is 557m2.
This application is in compliance with the OCP.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7247-2016 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 Restrictive Covenant for Stormwater Management;
ii) Removal of existing building;
iii) 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(ies). 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: Gurlal Rakhra
Legal Description: Lot “B” District Lot 245 Group 1 New Westminster District Plan74894
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Site Area: 0.113 ha (0.28 acres)
Access: 216 Street
Servicing requirement: Urban Standard
2) Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit future
development into two Single Family residential lots, not less than 557m2. Access for each lot is
proposed to be from 216 Street. There is a residential building on the subject property, which will
require removal as a condition of rezoning.
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the Urban Area Boundary and is currently designated Urban
Residential, subject to the Major Corridor infill policies of the OCP. These policies require that
development be compatible with the surrounding neighbourhood, with particular attention given to
site design setbacks and lot configuration with the existing pattern of development in the area. The
proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in conformance with
the Urban Residential designation and infill policies. No OCP amendment will be required for the
proposed development.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property, located at 12358 216 Street, from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
permit future subdivision into two lots. The minimum lot size for the current RS-1 (One Family Urban
Residential) zone is 668 m2, and the minimum lot size for the proposed RS-1b (One Family Urban
(Medium Density) Residential) zone is 557 m2.
Proposed lot 2 does not meet the minimum lot width requirement of 15 metres for the RS-1b (One
Family Urban (Medium Density) Residential) zone. Therefore, a Development Variance Permit
application to relax the lot width of approximately 0.75 metre will be required. The variance will be
subject of a future Council report.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project (2016-034-VP) and
involves the following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, Schedule “D”, Minimum Lot Area and
Dimensions; to reduce the minimum lot width from 15.0m to 14.16m.
The requested variances will be the subject of a future Council report.
4) Environmental Implications:
The Arborist Report prepared by Arbortech Consulting identifies one tree on site for retention (#979
located in the southern yard, near the proposed property line between lot 1 and 2), and protection of
4 off site trees in the neighbouring eastern and southern property boundary. Tree protection barriers
will be a requirement for this site, as outlined in the report. The requirement for replacement trees
on site will be a minimum of two trees, not including street trees as identied through the Subdivision
Servicing Agreement. Demolishing or clearing of the property cannot happen until the Tree Permit is
issued, and Tree Protection Barrier fencing is in place.
- 4 -
CONCLUSION:
As this application is in compliance with the Official Community Plan, it is recommended that second
reading be given to Zone Amending Bylaw No. 7247-2016, and that application 2016-034-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. 7247-2016
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 18, 2016FILE: 2016-034-RZ BY: PC
PLANNING DEPARTMENTEVANS ST.216 ST.123 AVE.
124 AVE.
MANOR AVE.
12429
2166612414
216342169412395
216652 1 6 2 4 21641215502162121653216832155512357
2158112282
12311 2165512297 2166421686216672156221551 2
1
6
8
1215692156321636 216822169212314 2165612342
216462165921645216322169412337 21644215792163721654217042170512292 21684216522167312343
12434
1239021552 216632168112424
21675216742154312351 216542157021635215762159812380
2169512371
2154121685217032168721662215642155912365
2167621693216912169721571216162164012368
216 STSUBJECT PROPERTY
´
Scale: 1:1,500
12358 216 STREET
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 18, 2016
FILE: 2016-034-RZ
BY: PC
PLANNING DEPARTMENTEVANS ST.16 ST.123 AVE.
124 AVE.
MANOR AVE.
12429
2166612414
216342169412395
2166521 62421641
215502162121653216832155512357
2158112282
12311 2165512297 2166421686215622155121681215692156321636216822169212314 2165612342
216462165921645216322169412337 216442157921637216542170412292 2168422167312343
12434
1239021552 216632168112424
21675216742154312351 216542157021635215762159812380
169512371
215412168521703216872215642155912365
2167621693216912169721571216162164012368
216 STSUBJECT PROPERTY
´
Scale: 1:1,500
12358 216 STREET
Aerial Imagery from the Spring of 2011
CITY OF MAPLE RIDGE
BYLAW NO. 7247-2016
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. 7247-2016."
2. That parcel or tract of land and premises known and described as:
Lot B District Lot 245 Group 1 New Westminster District Plan 74894
and outlined in heavy black line on Map No. 1675 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 24th day of May, 2016.
READ a second time the 14th day of February, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
EVANS ST.216 ST.123 AVE.
124 AVE.
RIDGEWAY CRES.
MANOR AVE.
1242912449
12272 2166612414
12351 21634216942159812357
12395 21724216652 1 6 2 4
21555216412162121549216532157121683217032172712282 217122155221655216642153712371
216862170221667 217172172821740215692
1
6
8
12153721636 216922168212314
12365
215432165612342 21672215362164021646216592171821570217042156421645216322169421718216922157012337
215602155021644215762157921637216542170421705215811229212297 21684215622172221533216522167312343
21661
12390
12434
21528216632168112424
12311 21675216742169221654216822172221530216352172512380
21717215452169521550217142171512443
216852170421703215442170521551216872166221540215412152521559216762169321537216912169721616215632164012368
215
129
150
157
A
2
2
245
40 Rem 178182
1
132
188
136
7
41
200
Rem
214
5
156
216
194
3
2
3
Rem.
21
4 130
Rem
36
128
143
44 8
11
181
1546
187 185
Rem
12
127
Rem 3
153
37
2
151
3
Rem
133
219
2
F
149
47
9
16 1
213 146
183 205
Rem
6
152
43
149
144
42
B
147
3
145
196
7
12
13
1
137
1
8
G Rem 180Rem 17 Rem 176244
35
134
156 A
218
186
220
Rem 134
3 Rem C1
5
217
195 Rem E 72' of 25 6
152
33
B
B
46
39
131
150 151
E
121
45
C
148
155
135
20
1
148A
"ONE"
204
218 Rem 1797
2
P 14796
P 15642
P 33150P 43499P 44738
P 17043
P 33004
P 33418
RP15478
EPP 35205P 58500P 8586P 10924P 62640
P 31001P 20197
P 21390
P 43499P48464
P 15642
P40867
P 26796
P 33150
P 33004 P 42917P 21390LMP 52071
P32671 P 42917P 14796P 74894P 72950 P 17760EPP 29998P 18099P 14494
P 43499 LMP 34059
P 33418
BCP 6488
P 60756P 18125
P 17899
P 13700 P 38078P 72245
P17760
P 46774
P 43499P 19818
P19818
LMP 19931
EP 60757LMP 30127RW 70161LMP18351
LMP 31576LMP 16440 LMP 18022LMP 16459LMP 19224
LMP 46218
LMP 16156
LMP 30657EPP 29085
EPP 29999
LMP 32554
EPP 29085
LMP 18319
EPP 27854LMP 18021
´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7247-20161675
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-345-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:
Tree Assessment Report by Koome Urban Forestry
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 20, 2017
and Members of Council FILE NO: 2015-345-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7205-2016
12106 230 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12106 230 Street, from
RS-1 (One Family Urban Residential) and RS-3 (One Family Rural Residential) to R-1 (Residential
District), to permit a future subdivision of approximately 2 lots. Council granted first reading to Zone
Amending Bylaw No.7205-2016 on February 9, 2016.
This application is in compliance with the Official Community Plan (OCP). Pursuant to Council
resolution, this application is exempt from the Community Amenity Contribution Program, because it
is proposing one additional lot.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7205-2016 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 Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on 230 Street, as required;
iii) Registration of a Restrictive Covenant for Stormwater Management; 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: Fred Worthy
Legal Description: Lot 32, Section 20, Township 12, New Westminster District Plan 24720
- 2 -
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential), RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential), and RS-3 (One Family
Rural Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Site Area: 0.12 ha. (0.30 acres)
Access: 230 Street
Servicing requirement: Urban Standard
2) Project Description:
The current application proposes to rezone the subject property, located at 12106 Street, from RS-1
(One Family Urban Residential) and RS-3 (One Family Rural Residential) to R-1 (Residential District)
to permit future subdivision into two lots. The proposed lot size of 538m2 – 695m2 will ensure
compatibility with existing lots in the surrounding neighbourhood. The existing residence will remain
on the northern portion of the property, with the new lot proposed on the southern portion. Access
for the new lot is proposed to be off of 230 Street.
3) Planning Analysis:
i) Official Community Plan:
The OCP designates the subject property as Urban Residential, and development of the property is
subject to the Major Corridor infill policies of the OCP. These policies require that development be
compatible with the surrounding neighbourhood, with particular attention given to site design
setbacks and lot configuration with the existing pattern of development in the area. The proposed
rezoning to R-1 (Residential District) is in conformance with the Urban Residential designation and
infill policies. No OCP amendment will be required to allow the proposed R-1 (Residential District)
zoning.
- 3 -
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) and RS-3 (One Family Rural Residential), to R-1 (Residential District) to permit future
subdivision into two lots. The minimum lot size for the proposed R-1 (Residential District) zone is
371m2 (3993 ft2). The proposed lots will be larger than required, at 695 m2 (7480 ft2) and 538 m2
(5790 ft2). No variations from the requirements of the proposed zone are anticipated at this point in
time of the process.
4) Environmental Implications:
The Arborist Report prepared by Koome Urban Forestry, dated April 29, 2016, identifies a number of
trees for removal and a number for retention. The City required two modifications to the
recommendations in the report. A Tree Permit application is required, and the permit can be issued
after subdivision approval. There will be no requirement for replacement trees on site due to the
number of trees being retained. Street trees will be included in the Engineering Servicing Agreement.
CONCLUSION:
The proposed rezoning to R-1 (Residential District) is in conformance with the Urban Residential
designation and infill policies of the OCP. It is recommended that second reading be given to Zone
Amending Bylaw No. 7205-2016, and that application 2015-345-RZ be forwarded to Public Hearing.
“Original signed by Chuck Goddard” for
_______________________________________________
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. 7205-2016
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 16, 20152015-345-RZ BY: JV
PLANNING DEPARTMENT
121A
CHERRYWOOD DRIVEE A G L E A V E .GEE ST.230 ST.230 ST.AVE.
G R O V EAPPLE
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SUBJECT PROPERTY
´
Scale: 1:1,500
12106 230 Street2011 Image
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 16, 2015
2015-345-RZ
BY: JV
PLANNING DEPARTMENT
121A
CHERRYWOOD DRIVEEAGLE A
V
E
.GEE ST.230 ST.230 ST.AVE.
GROVEAPPLE
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SUBJECT PROPERTY
´
Scale: 1:1,500
12106 230 Street
2011 Image
Aerial Imagery from the Spring of 2011
CITY OF MAPLE RIDGE
BYLAW NO. 7205-2016
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. 7205-2016."
2. That parcel or tract of land and premises known and described as:
Lot 32 Section 20 Township 12 New Westminster District Plan 24720
and outlined in heavy black line on Map No. 1656 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 9th day of February, 2016.
READ a second time the 28th day of February, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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´SCALE 1:1,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
1656RS-1 (One Family Urban Residential) RS-3 (One Family Rural Residential) R-1 (Residential District)
7205-2016
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-009-RZ
File Manager: Diane Hall
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Traffic Study
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: February 20, 2017
and Members of Council FILE NO: 2016-009-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7220-2016
23729 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the 1.0 ha (10,000 m2, 2.5 acre) subject property
located at 23729 Dewdney Trunk Road from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential), for future construction of a 41 unit multi-family development. Council
granted first reading to Zone Amending Bylaw No. 7220-2016 on March 8, 2016. The minimum lot
size for the current RS-3 zone is 8000m2 if served by community water. The proposed RM-1 Zone
has a minimum parcel size of 557m2.
This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7220-2016 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 Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on Dewdney Trunk Road and for the proposed lane as required;
iii) Registration of a Restrictive Covenant for the Geotechnical Report;
iv) Registration of a Restrictive Covenant for protecting the Visitor Parking;
v) Registration of a Restrictive Covenant for Stormwater Management;
vi) If the Director of Waste Management from the Ministry of Environment determines that a
site investigation is required based on the submitted Site Profile, a rezoning, development,
or development variance permit cannot be approved until a release is obtained for the
subject property;
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(ies). 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: Focus Architecture Inc.
Owner: Chang Long Jay and Mee Yuen Jay
Legal Description: Parcel “2” (J43410E) of Parcel “A” (Explanatory Plan 1734) of
the South East Quarter Section 21 Township 12 Except Firstly:
Parcel “One” (Explanatory Plan 17000); Secondly: Part
Subdivided by Plan LMP36965; New Westminster District
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential),
CD-1-93 (Amenity Residential District)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
West: Use: Single Family Residential, Multi-Family Residential
Zone: R-3 (Special Amenity Residential District), RM-1 (Townhouse
Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 1.0 ha (2.5 acres)
Access: 237 Street
Servicing requirement: Urban Standard
2) Project Description:
The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) to
RM-1 (Townhouse Residential) to permit 41 townhouse units, with access from 237th Street. All of
the units are proposed to have double car garages and three bedrooms. The proposed unit size
ranges from 126 m2 to 139 m2 (1,355 ft2 – 1,492 ft2). Rezoning requirements include dedication at
the north property line to create a lane (120A Lane) that will eventually connect from 237th (west
edge) to 238 Street (east edge). The completion of this access route will occur incrementally with
successive applications for redevelopment of the remaining lots on this portion of Dewdney Trunk
Road.
- 3 -
3) Planning Analysis:
Official Community Plan:
The subject property is located within the Urban Area Boundary and is designated Urban Residential
in the OCP. The subject property fronts Dewdney Trunk Road, which is identified as a Major Corridor
in Figure 4, Appendix E of the OCP. There are a range of development options that comply with
Major Corridor Residential Infill policies subject to neighbourhood compatibility and context. Major
Corridor residential infill options are described in Policy 3-20, as follows:
Major Corridor Residential Infill developments must be designed to be compatible with the
surrounding neighbourhood and will be evaluated against the following criteria:
a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes,
townhouses, apartments, and small lot intensive residential developments subject
to Policy 3-21;
b) a maximum height of two and one-half storeys with an emphasis on ground
oriented units for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
d) adherence to Development Permit Guidelines for multi-family and intensive
residential developments as outlined in Chapter 8 of the Official Community Plan.
Compatibility criteria for residential infill are further detailed in Policy 3-21 which states:
All Neighbourhood and Major Corridor Residential infill developments will respect and reinforce
the physical patterns and characteristics of established neighbourhoods, with particular attention
to:
a) the ability of the existing infrastructure to support the new development;
b) the compatibility of the site design, setbacks, and lot configuration with the
existing pattern of development in the area;
c) the compatibility between building massing and the type of dwelling units in the
proposed development and the surrounding residential properties;…
The proposed RM-1 (Townhouse Residential) zone is in compliance with the Urban Residential land
use designation. Neighbourhood compatibility considerations include similar height and massing to
existing single family homes. Construction of 120A Lane along the north property line will ensure an
additional setback distance between then existing single family homes and the new proposed
townhouses.
Zoning Bylaw:
The current application proposes to rezone the subject property, located at 23729 Dewdney Trunk
Road, from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit
approximately 41 townhouse units. The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 8,000 m2, and the minimum lot size for the proposed RM-1 (Townhouse
Residential) zone is 557 m2. This application includes requests for variances, which are discussed
in greater detail later in this report.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
- 4 -
Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw specifies that the RM-1 Zone provide 2.0 parking stalls per
dwelling unit, with an additional 0.2 stalls per unit for visitor parking. As this development proposes
41 dwelling units, the total number of required parking units is 82 regular stalls and 9 visitor stalls
for a total requirement of 91 stalls.
There are 82 stalls proposed that will be enclosed in the double garage proposed for each unit. An
additional 30 tandem stalls on unit aprons are proposed for units with sufficient driveway length to
accommodate them. There are 12 visitor stalls proposed that are distributed throughout the site.
These additional stalls amount to a total number of 124 stalls to be provided, whereas 91 stalls are
required..
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
1. Exterior Side Yard Setback: The required setback is 7.5 metres, and the proposed
setback is 6.0 metres.
2. Interior Side Yard Setback. The required setbacks to the lane are 6.0 metres. The
structural supports for decking are setback 4.48 metres from this property line.
3. Rear Yard Setback. The required rear yard setbacks are 7.5 metres. The structural
supports for decking are 6.35 from the rear property line.
4. Siting. Required: A continuous 90 degree horizontal arc unencumbered by
buildings on the same lot of a radius not less than 15 metres from the centre of all
required windows in a living room. The site plan proposes a radius of 12 meters for
this purpose.
These requested variances to the RM-1 Zone will be the subject of a future Council report. In
addition to the above, the Engineering Department notes that under certain circumstances, the
Subdivision and Development Servicing Bylaw requirement for underground Hydro and telephone
wires may be varied. If eligible for this exemption, the applicant would be required to provide funds
in order that in the future these services could be provided underground.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development
and the landscape plans at a meeting held on October 11, 2016. Following a presentation of
the project plans by the project team, the Advisory Design Panel made the following resolution:
That the application be supported and the following concerns be addressed as the develops and be
submitted to Planning staff for follow-up:
1. Consider carrying forward the frontage finishes on rear of buildings for further architectural
variation.
Frontage finishes were carried forward on the area of the building for further architectural
variation. These changes are reflected in revised elevation drawings and will be detailed in the
Development Permit report.
- 5 -
2. Consider the south façade to be more pedestrian oriented and interactive. Possibly achieved by
trellis, landscape and or building elevation treatments.
Larger windows and trellises will be provided on the Dewdney Trunk Road frontage.
3. Consider further emphasis on the pedestrian entryways off of Dewdney Trunk Road.
Trellises were also added at pedestrian entries off Dewdney Trunk Road.
4. Consider wrapping the Tudor finishes around the sides of the units.
This feature was included in the original plan.
5. Consider additional traffic calming with different hard surface finishes accented throughout
development.
This change will be reflected in the landscape drawings.
6. Consider internal pathway connections along rear of buildings five, six, seven and eight.
This change would impact the provision of private backyards, which the applicant considers a
greater priority for resident enjoyment. In addition, the applicant states this change would affect
the required provision of usable open space specified for each dwelling unit.
7. Provide further landscape enhancements at corner of 237th Street and Dewdney Trunk and at
entryway adjacent to open space play area.
The applicant has agreed to make these changes.
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a future
development permit report to Council.
Development Information Meeting:
A Development Information Meeting was held at Hammond Hall on September 20, 2016. A total of
17 people attended the meeting. A summary of the main comments and discussions with the
attendees was provided by the applicant. The main concern noted was parking in the area and the
impacts that additional residences (and vehicles) would bring to the neighbourhood. The applicant
has responded by providing more off street parking than required with 30 apron stalls and 3 extra
visitor stalls.
4) Environmental Implications:
The application was referred to the Environmental Section of the Planning Department. No concerns
were noted. The Arborist’s report noted that all of the existing trees would need to be removed. The
required process would be a tree cutting permit and provisions for replacement trees on the site.
5) Traffic Impact:
A traffic impact assessment has been submitted in support of this proposal. No significant impacts
were noted.
6) Interdepartmental Implications:
Engineering Department:
The Engineering Department confirms that the site may be served by the existing sewer. Required
upgrades will include 237th Street to a collector standard. Dedication will be required along
Dewdney Trunk Road and for the lane at the north property line.
- 6 -
License, Permits and Bylaws Department:
Building Department comments will be provided for the Development Permit, and will be before
Council as part of this development process.
Fire Department:
Fire Department comments include:
the need for a Construction Fire Safety Plan;
submission of architectural plans for pre-incident planning;
specifications for emergency access;
private fire hydrant requirements for this strata development; and
security measures for existing structures prior to demolition
6) Citizen/Customer Implications:
Opportunities for public comment have been provided at the Development Information Meeting. An
additional opportunity will be provided at the required Public Hearing for this application.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7220-2016, and that
application 2016-009-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”______________________
Prepared by: Diana Hall
Planner 2
“Original signed by Chuck Goddard” ____for_____
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by 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. 7220-2016
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Jan 22, 2016
FILE: 2016-009-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
23729 DEWDNEY TRUNK ROADLegend
Stream
Ditch Centreline
Indefinite Creek
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 22, 2016
FILE: 2016-009-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
23729 DEWDNEY TRUNK ROAD
Aerial Imagery from the Spring of 2011
CITY OF MAPLE RIDGE
BYLAW NO. 7220-2016
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. 7220-2016."
2. That parcel or tract of land and premises known and described as:
Parcel “2” of Parcel “A” (Explanatory Plan 1734) of the South East Quarter
Section 21 Township 12 EXCEPT: FIRSTLY: Parcel “One” (Explanatory Plan 17000);
SECONDLY: Part subdivided by Plan LMP 36965; New Westminster District
and outlined in heavy black line on Map No. 1662 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of March, 2016.
READ a second time the 28th day of February, 2017.
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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LMP 2529614
11
9
3
4 5
P 72572
P 72572
16
13
23
LMP 30403
LMP 30403
P 7653614
15
B
24
4
9
46
BCP 9713
P 20770A of 7
14
of
22 18
8
6
1
Rem Pcl. 2 of Pcl. A
15
P 7257226
9
25
1
10
25
7 LMP 304035
4
BCP 6847
80.7'
15
12
16
2
P 72572P 7257216
20
30 27
15
16
P 85134P 85134
Rem 115903
23
9
11
3
19
2
3
9 PARK
2
8
15
17 2
3
LMP 39851P 581215
19
17
14
21
17
8
12
4
P 8513417
6
20
26
1
2
4
4
SL6
8
5 6
Rem
1617 19 21
2
7
5
7
PcL 110 LMP 3040311
18
EP
P 7653616
13
47 CPSL5
Rem 3
11
Pcl.
W
E
3
13
LMP 39851
EP 1734
29
6
17
22
8 LMP 39851P 8513424
13
BCP 21769
22
2
BCS 3574
18
LMP 3166
LMP 30404BCP 49651BCP 49654
RW 72574LMP 4233 LMP 30401EP 76537BCP 17477LMP 9545LMP 25297LMP 9545
RW 72574LMP 39850
LMP 3164 BCP 49651LMP 4613
RW 28408
RP 86679BCP 9714LMP 9545
LMP 25297BCP 19100
RP 8312
LMP 6385
LMP 3333
LMP 8074 RW 72573LMP 9546
BCP 21770
EP 76228LMP 30401
LMP 787 BCP 21771RP 57263
BCP 19841
LMP 27920
B.C. TELEPHONE CO.
LMP 16374 RW 72573
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7220-20161662
Urban Area Boundary
Urban Area Boundary