HomeMy WebLinkAbout2017-07-18 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
July 18, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2016-219-RZ
12258 228 Street
Lot 4, Section 20, Township 12, New Westminster District, Plan 13667
Maple Ridge Zone Amending Bylaw No. 7261-2016
To rezone from RS-1 (One Family Urban Residential) to R-3
(Special Amenity Residential District). The current application is for a future 3 lot
subdivision.
2) 2016-223-RZ
20434 Chigwell Street
Lot “A”, District Lot 279, Group 1, New Westminster District, Plan 114
Maple Ridge Zone Amending Bylaw No. 7273-2016
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The
current application is for a future 2 lot subdivision.
PUBLIC HEARING AGENDA
July 18, 2017
7:00 p.m.
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You
will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
Public Hearing Meeting Agenda
July 18, 2017 Council Chamber
Page 2 of 3
3) 2016-240-RZ
22638 119 Avenue and 22633 Selkirk Avenue
Lots 2 and 4, both of District Lot 401, Group 1, New Westminster District,
Plan EPP65496
Maple Ridge Official Community Plan Amending Bylaw No. 7342-2017
To amend Schedule “B” of the Official Community Plan from Medium and High-Rise
Apartment to Town Centre Commercial
Maple Ridge Zone Amending Bylaw No. 7262-2016
To rezone from RS-1 (One Family Urban Residential) to C-3 (Town Centre Commercial).
The current application is to permit the future construction of three mixed use
commercial residential six storey buildings.
4) 2014-106-RZ
23882 Dewdney Trunk Road
Lot A Except: Part Subdivided by Plan LMP1144, Section 16, Township 12, New
Westminster District, Plan LMP806
Maple Ridge Zone Amending Bylaw No. 7125-2014
To rezone from RS-1b (One Family Urban [Medium Density] Residential) to R-2 (Urban
Residential District). The current application is to permit a future subdivision of
approximately 11 lots.
5) 2016-352-RZ
23004 Dewdney Trunk Road
Parcel A (Reference Plan 7941) Lot 1 Except: Part Dedicated Road Plan NWP87590;
Section 17, Township 12, New Westminster District, Plan 3179
Maple Ridge Official Community Plan Amending Bylaw No. 7288-2016
To amend Schedule “B” of the Official Community Plan from Urban Residential to
Commercial.
Maple Ridge Zone Amending Bylaw No. 7289-2016
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community Commercial). The
current application is to permit a future medical clinic and pharmacy with two rental units
above.
Public Hearing Meeting Agenda
July 18, 2017 Council Chamber
Page 3 of 3
6) 2016-448-CP
Area 1: 256 Street Lands
Area 2: Lougheed Lands
Maple Ridge Official Community Plan Amending Bylaw No. 7299-2016
(Area 1: 256th Street Lands)
Area 1: 256th Street Lands, generally described as a portion of the properties located at
13655 256th Street, 25100 Alouette Road, and 13055 251A Street; the entirety of
13301 251A Street, the city right-of-way north of 130th Avenue bounded by 249th and
256th Street; and the properties to the east of 256th Street, north of 128th Avenue and
west of 264th Street.
The Bylaw proposes to re-designate the properties identified as Area 1: 256th Street
Lands from Suburban Residential, Rural Resource, and Institutional to Conservation,
Industrial, Park, Estate Suburban Residential, Suburban Residential, Industrial Reserve
and Rural Resource.
The Bylaw introduces a new Industrial Reserve land use designation for the Official
Community Plan (OCP). Through the amending Bylaw, the Industrial Reserve designation
identifies certain lands for a long-range employment future. It includes policies and
conditions that must be fulfilled before industrial development would be permitted on
these lands. The Bylaw also establishes requirements that must be satisfied at the time
of future industrial redevelopment. Please see the Commercial & Industrial Strategy
webpage on the City website for more information: www.mapleridge.ca/1711
Maple Ridge Official Community Plan Amending Bylaw No. 7335-2017
(Area 2: Lougheed Lands)
Area 2: Lougheed Lands, generally described as the properties along Lougheed Highway
on either side of the Kwantlen First Nation IR #5. The western portion of the Lougheed
Lands includes those properties in the area bounded by the Fraser River to the south,
240th Street to the west, the southern border of the Albion Growth Area (equivalent to
100th Avenue) to the north, and the Kwantlen First Nation IR #5 to the east. The eastern
portion of the Lougheed Lands includes the portion of those properties identified as
25655 and 25549 Lougheed Highway north of Lougheed Highway.
The Bylaw proposes to re-designate the properties identified as Area 2: Lougheed Lands
from Suburban Residential to Industrial (Business Park category), Commercial and Rural
Residential.
The Bylaw expands the Albion Industrial Area to include the Lougheed Lands, generally
located east of 240th Street along the Lougheed corridor, for an Industrial (Business Park
category) future. In addition, four parcels located near 240th Street and the Lougheed
Highway are proposed to be re-designated to Commercial to support the expansion of the
existing Albion Historic Commercial node. The Bylaw also identifies that certain
residential properties along River Road, south of the Lougheed Highway, are to be re-
designated to Rural Residential. Please see the Commercial & Industrial Strategy
webpage on the City website for more information: www.mapleridge.ca/1711
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 pm., Tuesday, July 18, 2017 to
consider the following bylaws:
1)2016-219-RZ
12258 228 Street
Lot 4, Section 20, Township 12, New Westminster District, Plan 13667
Maple Ridge Zone Amending Bylaw No. 7261-2016
To rezone from RS-1 (One Family Urban Residential) to R-3
(Special Amenity Residential District). The current application is for a future 3 lot
subdivision.
2) 2016-223-RZ
20434 Chigwell Street
Lot “A”, District Lot 279, Group 1, New Westminster District, Plan 114
Maple Ridge Zone Amending Bylaw No. 7273-2016
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The
current application is for a future 2 lot subdivision.
3) 2016-240-RZ
22638 119 Avenue and 22633 Selkirk Avenue
Lots 2 and 4, both of District Lot 401, Group 1, New Westminster District,
Plan EPP65496
Maple Ridge Official Community Plan Amending Bylaw No. 7342-2017
To amend Schedule “B” of the Official Community Plan from Medium and High-Rise
Apartment to Town Centre Commercial, as shown outlined in heavy black line on map
below.
Maple Ridge Zone Amending Bylaw No. 7262-2016
To rezone from RS-1 (One Family Urban Residential) to C-3 (Town Centre Commercial), as
shown outlined in heavy black line on map below. The current application is to permit the
future construction of three mixed use commercial residential six storey buildings.
4) 2014-106-RZ
23882 Dewdney Trunk Road
Lot A Except: Part Subdivided by Plan LMP1144, Section 16, Township 12, New
Westminster District, Plan LMP806
Maple Ridge Zone Amending Bylaw No. 7125-2014
To rezone from RS-1b (One Family Urban [Medium Density] Residential) to R-2 (Urban
Residential District). The current application is to permit a future subdivision of
approximately 11 lots.
5) 2016-352-RZ
23004 Dewdney Trunk Road
Parcel A (Reference Plan 7941) Lot 1 Except: Part Dedicated Road Plan NWP87590;
Section 17, Township 12, New Westminster District, Plan 3179
Maple Ridge Official Community Plan Amending Bylaw No. 7288-2016
To amend Schedule “B” of the Official Community Plan from Urban Residential to
Commercial, as shown outlined in heavy black line on map below.
Maple Ridge Zone Amending Bylaw No. 7289-2016
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community Commercial), as
shown outlined in heavy black line on map below. The current application is to permit a
future medical clinic and pharmacy with two rental units above.
6) 2016-448-CP
Area 1: 256 Street Lands
Area 2: Lougheed Lands
Maple Ridge Official Community Plan Amending Bylaw No. 7299-2016
(Area 1: 256th Street Lands)
Area 1: 256th Street Lands, generally described as a portion of the properties located at
13655 256th Street, 25100 Alouette Road, and 13055 251A Street; the entirety of
13301 251A Street, the city right-of-way north of 130th Avenue bounded by 249th and
256th Street; and the properties to the east of 256th Street, north of 128th Avenue and
west of 264th Street, as identified on the map below.
The Bylaw proposes to re-designate the properties identified as Area 1: 256th Street
Lands from Suburban Residential, Rural Resource, and Institutional to
Conservation , Industrial , Park ,
Estate Suburban Residential , Suburban Residential , Industrial Reserve
and Rural Resource
The Bylaw introduces a new Industrial Reserve land use designation for the Official
Community Plan (OCP). Through the amending Bylaw, the Industrial Reserve designation
identifies certain lands for a long-range employment future. It includes policies and
conditions that must be fulfilled before industrial development would be permitted on
these lands. The Bylaw also establishes requirements that must be satisfied at the time
of future industrial redevelopment. Please see the Commercial & Industrial Strategy
webpage on the City website for more information: www.mapleridge.ca/1711
Maple Ridge Official Community Plan Amending Bylaw No. 7335-2017
(Area 2: Lougheed Lands)
Area 2: Lougheed Lands, generally described as the properties along Lougheed Highway
on either side of the Kwantlen First Nation IR #5 as identified on the map below. The
western portion of the Lougheed Lands includes those properties in the area bounded by
the Fraser River to the south, 240th Street to the west, the southern border of the Albion
Growth Area (equivalent to 100th Avenue) to the north, and the Kwantlen First Nation IR
#5 to the east. The eastern portion of the Lougheed Lands includes the portion of those
properties identified as 25655 and 25549 Lougheed Highway north of Lougheed
Highway.
The Bylaw proposes to re-designate the properties identified as Area 2: Lougheed Lands
from Suburban Residential to Industrial (Business Park category) ,
Commercial and Rural Residential .
The Bylaw expands the Albion Industrial Area to include the Lougheed Lands, generally
located east of 240th Street along the Lougheed corridor, for an Industrial (Business Park
category) future. In addition, four parcels located near 240th Street and the Lougheed
Highway are proposed to be re-designated to Commercial to support the expansion of the
existing Albion Historic Commercial node. The Bylaw also identifies that certain
residential properties along River Road, south of the Lougheed Highway, are to be re-
designated to Rural Residential. Please see the Commercial & Industrial Strategy
webpage on the City website for more information: www.mapleridge.ca/1711
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 am
and 4:00 pm from July 7, 2017 to July 18, 2017, weekends and Statutory Holidays excepted. The
Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
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 pm, July 18, 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 7th day of July, 2017.
Laurie Darcus, MMC Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-219-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 Evaluation Report
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 13, 2017
and Members of Council FILE NO: 2016-219-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7261-2016
12258 228 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12258 228 Street from
RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District), to permit a future
subdivision of approximately 3 residential lots, with access off a rear lane.
This application is in compliance with the OCP.
Pursuant to Council policy, this application is exempt from the Community Amenity Contribution due
to its location in the Town Centre.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7261-2016 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) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Legal Description: Lot 4, Section 20, Township 12, New Westminster District Plan 13667
OCP:
Existing: SF (Single-Family Residential)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-3 (Special Amenity Residential District)
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
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)
Designation: Single Family Residential
Existing Use of Property: Residential
Access: proposed lane in the back, accessing 122 Ave
Servicing: Urban Standard
Companion Applications: Intensive Residential DP and Subdivision
2) Project Description:
The applicant proposes to rezone from RS-1 (One Family Urban Residential) to R-3 (Special Amenity
Residential District). The subject property is 1400m2 (0.34 acres) in size, is generally flat, and is
bound by single family residential properties within the Town Centre Area (see Appendix A). Access is
proposed to be from a lane, connecting to the lane on the adjacent property to the south, accessing
122 Ave. The application is proposing to create 3 single family residential lots and a 7.5m wide lane,
plus -as a result of the lane alignment- a remnant land area hooked to lot 3, which will eventually be
absorbed through future subdivision with lands on Greenwell Street. A “No Build’ restrictive covenant
will be placed on this land area.
3) Planning Analysis:
i. Official Community Plan:
The development site is located within the Town Centre Area Plan and is currently designated Single
Family Residential. The Single Family Residential land use designation is intended for a single family
detached housing form. Policy 3-17 provides options for increasing density while retaining the single
family character in established neighbourhoods, and specifically states that a “lot size of 213 m2 to
370 m2 is permitted, where vehicle access is from a rear lane only”. The proposed R-3 zoning for the
development is in compliance with the Town Centre Area policies.
ii. Zoning Bylaw:
The current application proposes to rezone the property located at 12258 228 Street from RS-1
(One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit future
development into 3 single family residential lots, a lane, and a remnant lot. The minimum lot size for
the proposed R-3 zone is 213m2, where the proposed lots will be oversized at 305.5m2 No
variations from the requirements of the proposed zone are anticipated at this time.
iii. 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, while protecting important qualities of the natural environment.
- 3 -
iv. Advisory Design Panel:
Since the application is proposing for three Single Family lots, the Advisory Design Panel (ADP) did
not need to review the form and character of the proposed development and the landscaping plans,
v. Development Information Meeting:
A Development Information Meeting was not required, since the application is proposing less than 5
dwelling units.
vi. Parkland Requirement:
As there are two additional residential 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.
CONCLUSION:
As the application is in compliance with the OCP, it is recommended that second reading be given to
Zone Amending Bylaw No. 7261-2016, and that application 2016-219-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 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. 7261-2016
Appendix E – Site Plan
DATE: Jun 17, 2016
2016-219-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
12258 228 StreetLegend
Stream
Indefinite Creek
Major Rivers & Lakes
DATE: Jun 17, 2016
2016-219-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
12258 228 Street
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7261-2016
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. 7261-2016."
2. That parcel or tract of land and premises known and described as:
Lot 4 Section 20 Township 12 New Westminster District Plan 13667
and outlined in heavy black line on Map No. 1684 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 26th day of July, 2016.
READ a second time the 13th day of June, 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
228 ST.123 AVE.FULTON ST.GREENWELL ST.ROGERS AVE.
123 AVE.
122 AVE.
STOREY AVE.
122 AVE.228 ST.12354
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Rem. N
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114 P 41717P 14396
P 51413
P 45792
P 41773
P 40082
P 43105
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PARK
BCS 569
P 45078
P 57241P 42872
P 13667
P 58171
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P 42772P 21837P 41773 P 41773
P 44396P 21837P 44873
P 41774P 25555P 14396P 62578
P 81396P 71970
P 82923
P 57607P 28579P 44214BCP 23946
BCP 21032
RP 16335
P 13667P 44292
P 41774P 25555PARK P 26692P 41774P 4836
RW 45948P 81349RW 46762
EP 42655
EP 42655
EP 42655
EP 42655
EP 42655
RW 46971
EPP 51714
FLETCHER ST.228 ST.´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
7261-20161684
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-223-RZ
File Manager: Diane Hall
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 27, 2017
and Members of Council FILE NO: 2016-223-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7273-2016
20434 Chigwell Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 20434 Chigwell Street
from RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit a future subdivision
of 2 lots. Council granted first reading to Zone Amending Bylaw No.7273-2016 on September 6,
2016. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 681 m2.
The land use designation of the subject property has been revised with the adoption of the
Hammond Area Plan. The land use designation is Single-Family & Compact Residential, which aligns
with a number of single family zones, including the proposed R-1 (Residential District). This
application is therefore in compliance with the Official Community Plan.
The current use of the property is non-conforming with respect to its current RS-1 Zoning, as there
are 2 existing houses on the property. The owner intends to retain both residential structures.
Municipal records indicate that in 1991 the applicant applied for and received approval from
Inspection Services to place and to use the second structure to accommodate a relative. The
structure was inspected before and after it was moved. The applicant received a variance to retain
the structure as an overheight detached accessory structure.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7273-2016, as amended, be given second reading, and be
forwarded to Public Hearing; and
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Restrictive Covenant for the floodplain report, which addresses the
suitability of the subject property for the proposed development;
ii) Demonstration of B.C Building Code and Fire Safety compliance of existing structures, or
demolition;
iii) Demolition or relocation of encroaching structures.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Bert G Pogany
Legal Description: D.L.: 279, Plan: NWP114
OCP:
Existing: SFCR (Single-Family & Compact Residential)
Proposed SFCR (Single-Family & Compact Residential)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Single-Family & Compact Residential
South: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Single-Family & Compact Residential
East: Use: Sawmill
Zone: M-2 General Industrial
Designation: Industrial
West: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Single-Family & Compact Residential
Existing Use of Property: Urban Residential
Proposed Use of Property: Urban Residential
Site Area: 0.133 HA. (14, 316 square feet)
Access: Chigwell Street
Servicing requirement: Urban Standard
2) Background:
The subject property is within the Hammond Area Plan, in a precinct identified as Lower
Hammond. The historic subdivision plan of this area shows that this parcel was once two properties
that were later consolidated into one. To its east, the property is adjacent to the Hammond Mill. A
tall cedar hedge buffers between residential and the industrial uses. This portion of Hammond is
within the floodplain of the Fraser River. As a result, flood construction levels for human habitation
would apply to any new construction for habitation.
The unique aspects of this application relate to its development history. In 1991, the applicant and
current owner relocated an existing structure on the site for use as a residence for his mother. A
principle dwelling was already in existence at that time. Inspection Services for building, plumbing,
gas, and electrical permits were applied for and received. A Board of Variance application waived
the requirement to connect this building to the principle dwelling, resulting in an overheight
accessory structure that was understood to also be used for residential purposes.
- 3 -
These structures were approved under the BC Building Code at the time, and conformed to
municipal requirements (with a variance). For this reason, the Building Standards of 1991 will be
used to determine code compliance.
The site survey provided with this application indicates encroachments across the property line.
These include a retaining wall at the front of the property and two accessory buildings that encroach
into the unconstructed lane at the rear of the property.
3) Project Description:
The proposal is to rezone and subdivide the subject property in the Lower Hammond Area. The
existing dwellings on site are proposed to be retained, with one on each of the proposed lots. The
original proposal to rezone the property to RS-1b has since been revised. Since first reading was
granted, it has become clear that the Hammond Area Plan would support rezoning the property to R-
1 (Residential District), which has a smaller minimum parcel size of 371 square metres. Although no
change to the land use or lot yield will occur with this application, this proposed change in zone will
allow for future development potential. Under R-1 zoning and demolition of the existing structure,
the larger of the 2 proposed lots could be further subdivided at a later date. This change in the
proposed zone is reflected in the amended bylaw as attached to this report.
Since first reading was granted, municipal records have been received demonstrating compliance
with municipal requirements at the time of the placement of the second dwelling on the property. In
addition, outstanding permits noted in the first reading report have since been resolved by the
applicant.
4) Planning Analysis:
i) Official Community Plan:
The subject property was given first reading to rezone to RS-1b in compliance with the Urban
Residential land use designation that existed prior to the adoption of the Hammond Area Plan. The
adoption of the Hammond Area Plan changed the land use designation of the subject property to
Single-Family & Compact Residential. The intent of this designation change was to foster
development that achieved multiple objectives of respecting neighbourhood character, allowed
incremental increases in residential density and provided more diversity in housing types to meet
individual needs, such as aging in place.
This amended designation provided additional development options, including rezoning to the R-1
(Residential District) Zone. It is due to this amended land use designation that the proposed zone
has been amended from RS-1b to R-1. Based on these considerations, this proposal is in
compliance with the Official Community Plan.
ii) Zoning Bylaw:
The minimum lot size for the current RS-1 zone is 681 m2. As noted earlier in this report, the
adoption of the Hammond Area Plan allows the R-1 Zone to be used for this application. This change
is reflected in the amended bylaw, attached as Appendix C
- 4 -
iii) Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires off street parking spaces per dwelling unit for one
family residential uses. This requirement can readily be accommodated on-site. A secondary suite
in permitted in the proposed R-1 Zone, and requires that an additional parking space be provided.
This consideration could become pertinent as a redevelopment option on the subject property, once
rezoned and subdivided, when the existing structures are at the end of their useful life.
iv) Proposed Variances:
The survey plan provided by the applicant demonstrates compliance with siting requirements in the
R-1 (Residential District) Zone. However, the Engineering Department notes current servicing
requirements that could be waived with a Development Variance Permit. An application for this
purpose has been received for this project and involves the following relaxations to the Maple Ridge
Subdivision and Development Servicing Bylaw No. 4800-1993:
Vary the requirement for concrete curb and gutter, street trees and boulevard
treatment in order for existing hedging to remain.
Vary the diameter of water service pipe from 38 mm to 20 m.
Waive the requirement to underground BC Hydro and Telus infrastructure.
The requested variances will be the subject of a future Council report.
5) Environmental Implications:
The subject property is within floodplain, which generally would trigger the requirement for a Natural
Features Development Permit. As this is already a developed site that historically had been 2
separate lots that were later consolidated, there is little benefit to be realized by making this
requirement a condition of final approval. For the future, any new construction that would occur with
the redevelopment of these properties would be subject to these requirements.
However, Council has the option to direct that a Natural Features Development application be
obtained prior to final approval of this application.
Interdepartmental Implications:
Engineering Department:
The Engineering Department notes that there will be required works at the subdivision stage
including a separate sanitary connection, a street light, and road widening in front of the proposed
new lot. Other requirements have been noted earlier in this report that could be waived with a
Development Variance Permit.
License, Permits and Bylaws Department:
The applicant has been working with the Building Department towards redress of outstanding
permits. This work has now been completed. Further works may be required as inspection services
are provided on the second dwelling to identify required upgrades, if any.
- 5 -
i) Fire Department:
The Fire Department will review and assess the structures prior to final reading.
6) Citizen/Customer Implications:
This application is in compliance with the Hammond Area Plan, and will not involve an apparent land
use change in the short term, as both residential structures will be retained with this two lot
subdivision. Opportunities for public input will occur with the Public Hearing and with the notification
process required for the Development Variance Permit.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7273-2016, and that
application 2016-223-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“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. 7273-2016
Appendix D – Subdivision Plan prepared by surveyor
DATE: Jun 17, 2016
2016-223-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTYCHAR
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Scale: 1:2,500
20434 Chigwell StLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Jun 17, 2016
2016-223-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTYCHAR
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Scale: 1:2,500
20434 Chigwell St
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7273-2016
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. 7273-2016."
2. That parcel or tract of land and premises known and described as:
Lot “A” District Lot 279 Group 1 New Westminster District Plan 114
and outlined in heavy black line on Map No. 1691 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 6th day of September, 2016.
READ a second time the 27th day of June, 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 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7273-20161691
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-240-RZ
File Manager: Wendy Cooper
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 - Building dept.
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:
Housing Agreement with Section 219 Covenant
Sales & Purchase Agreement
219 Covenant forms part of Sales & Purchase Agreement
Statutory Right of Way Agreement
Request for Proposals
Response to RFP
Traffic Report
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 13, 2017
and Members of Council FILE NO: 2016-240-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7342-2017 and
Second Reading
Zone Amending Bylaw No. 7262-2016
First and Second Reading
22638 - 119 Avenue and 22633 Selkirk Avenue Housing Agreement Bylaw No.
7346-2017
EXECUTIVE SUMMARY:
An application was received to rezone the four subject properties located at 22638 – 119th Avenue
and 22633 Selkirk Avenue from RS-1 (One Family Urban Residential) to C-3 (Town Centre
Commercial), to permit the future construction of three mixed use commercial residential six storey
buildings consisting of approximately 2,677 sq. m (28,700 ft2) of ground floor commercial and 138
residential units with a minimum of 21 rental residential units; 10% of the residential units shall be
adaptive dwelling units secured through a Housing Agreement. This application received first
reading of Bylaw No. 7262-2016 on July 25, 2016. The proposed development will have a public art
component; public space; daycare facility and market and non-market residential rental units.
This application is one element in a larger four phased development arranged in four (4) separate
buildings. Council granted first reading to Zone Amending Bylaw No. 7262-2016 to rezone the
properties that constitute phases and considered the early consultation requirements for the Official
Community Plan (OCP) amendment on July 26, 2016.
Official Community Plan Amending Bylaw No.7342-2017 (Appendix "C") provides for OCP text
amendments and designation boundary changes.
During the time frame between Zoning Amending Bylaw No. 7262-2049 receiving First Reading the
proponent has, as a condition of the Purchase and Sales Agreement (PSA) (Appendix "K"),
consolidated the subject properties and re-subdivided into 4 lots (Appendix "G"). Lots 2 and 4 are
the properties that are subject to this rezoning. Therefore, an amendment to the First Reading Bylaw
is required to reflect the new legal descriptions. The location and area of land being rezoned is not
changing from the first reading of Bylaw No. 7212-2016.
Rental and Adaptive Housing units are being proposed and secured in accordance with Section 483
of the Local Government Act and secured through 22638–119th Avenue and 22633 Selkirk Avenue
Housing Agreement Bylaw No. 7346-2017 (Appendix "E"). The units being provided by the applicant
for rental in Phase One consist of 4 market rate units and one affordable non-market rate fully
accessible unit as described in the BC Building Code. Phase Four consists of 7 affordable non-
market rental units. Of these 7 units, 1 unit will be fully accessible as described in the BC Building
Code. In addition, ten percent of the residential buildings that are built on the subject properties will
be built in accordance with the SaferHome standard for Multi-Storey Residential Towers (as
published by the Saferhome Standards Society).
- 2 -
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. 7342-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That it be confirmed that Official Community Plan Amending Bylaw No. 7342-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
3) That Official Community Plan Amending Bylaw No. 7342-2017 be given first and second
readings and be forwarded to Public Hearing;
4) That Bylaw No. 7262-2016, cited as the “Maple Ridge Zone Amending Bylaw No. 7262-2016” be
amended by removing and replacing the legal descirptions of all properties in section 2 to reflect
their post-consolidation legal descriptions as follows:
Lot 2 District Lot 401 Group 1 New Westminster District Plan EPP65496
Lot 4 District Lot 401 Group 1 New Westminster District Plan EPP65496;
5) That Bylaw No. 7262-2016, cited as the “Maple Ridge Zone Amending Bylaw No. 7261-2016” be
amended by removing and replacing Map “A” in section 3 to reflect the post-consolidated legal
plan EPP65496.
6) That Zone Amending Bylaw No. 7262-2016 be given first and second reading and be forwarded
to Public Hearing;
7) That 22638 – 119th Avenue and 22633 Selkirk Avenue Housing Agreement Bylaw No. 7346-
2017 be given first and second readings.
8) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map;
iv) Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
v) Registration of a Restrictive Covenant which addresses storm/rain water management;
vi) Road dedication and truncation as required;
vii) Registration a Restrictive Covenant for Public Art;
viii) Registration of a Statutory Right-of-Way plan and agreement for public access and
emergency access;
- 3 -
ix) Registration of a Reciprocal Cross Access Easement Agreement for vehicles and
pedestrians;
x) Registration of a Reciprocal Parking Easement Agreement as maybe necessary;
xi) Registration of a Restrictive Covenant for protecting the Visitor Parking;
xii) Registration of a Covenant tying each required parking stall to a specific unit which
prohibits a future Strata Corporation from reducing the number of parking stalls allocated
to each unit and that each tandem parking stall is tied to one unit;
xiii) Registration of a Restrictive Covenant that the owner developer or Strata Corporation must
provide in the budget the cost to maintain the Statutory Right of Way Area for public access
and emergency access;
xiv) 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 properties;
xv) 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;
xvi) A Traffic Impact Assessment prepared at the sole cost of the proponent to the satisfaction
of the City. The findings in the assessment may require the proponent to upgrade
infrastructure at their sole cost; and
xvii) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that a minimum of 7 dwelling units will
be restricted to rental units for consisting of market and non market housing; a minimum of
ten percent of the dwelling units will be designed and build to comply with SaferHome
Standards, and in accordance with Section 3.8.5 Adaptive Dwelling Units of the British
Columbia Building Code as amended; one unit must be fully accessible per the BC Building
Code; and the rental units will be in perpetuity.
- 4 -
DISCUSSION:
1) Background Context:
Applicant: Falcon Village Joint Venture
Owner: City of Maple Ridge
Legal Description: Lots 2 and 4 District Lot 401 Group 1 New Westminster District Plan
EPP65496
OCP:
Existing: Medium and High-Rise Apartment
Proposed: Town Centre Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-3 (Town Centre Commercial)
Surrounding Uses:
North: Use: One and Two Family Residential
Zone: RS-1 (One Family Residential), RM-1 (Townhouse Residential)
Designation: Medium and High-Rise Residential
South: Use: Commercial, Off-Street Parking
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Vacant, under application 2016-115-DP
Zone C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Mixed-Use Residential and Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Mixed Use Multi-Family and Commercial
Site Area: 0.8 Ha (2 acres)
Access: 227th Street
Servicing: Urban or Rural Standard Urban Standard
Companion Applications: Development Permit No. 2016-240-DP
and 2016-240-VP
2) Background:
On December 15, 2010, the City of Maple Ridge acquired 14 properties located between 226th and
227th Streets to the east and west and 119th Avenue and Selkirk Avenue to the north and south,
comprising of 1.23 ha. (3.04 acres). The Town Centre Plan designates the nine (9) properties zoned
RS-1 as Medium and High-Rise Apartment and the five (5) properties zoned C-3 as Town Centre
Commercial.
- 5 -
To the west of the subject properties along 226th Street there are two existing buildings zoned C-3
(Town Centre Commercial). These two buildings were developed earlier by Falcon Homes. These
buildings consist of commercial on the ground floor with four storeys of residential above. The land
use of the properties that are subject to this application will be a continuation of this existing
development.
The City issued a Request for Proposal (RFP) in October 2014 for the potential sale and development
of the subject properties. The RFP required a conceptual design for the project with the following
Development Concept principles and guidelines for a mix used commercial and residential
development to be included in the response to the proposal. Falcon Homes is the successful
proponents and has fullfilled those requirements that are detailed below:
Enhancement of the Civic Core as the "heart" of the Town Centre with increased
residential density coupled with open space for public gatherings and cultural
activities;
Creation of a pedestrian –orientated, ‘corridor’ between Haney Place and Valleyfair
Malls featuring boutique-style commercial, professional and retail shopping options
and opportunities;
Provisions of climate appropriate landscaping and green features and maintenance of
street interconnectivity;
The reference of traditional architectural styles and capitalization of important view
corridors;
Demonstration that LEEDTM standard (or equivalent) mixed-use developments can be
successfully and profitably executed in the Maple Ridge Town Centre; and
Consideration of the inclusion of a mix of affordable rental and/or special needs
housing options.
In April of 2015, Council directed staff to proceed with discussions with the Falcon Homes. On July
20, 2015, Council approved the Business Terms and Conditions that staff had negotiated with
Falcon Homes. On August 31, 2015, City Council approved the Purchase and Sale Agreement and in
accordance with Section 91 and 94 of the Community Charter Act which requires Public Notification
when a Local Government intends to dispose of land. Therefore, notice was placed in the Maple
Ridge News on September 4 and 9, 2015, to fulfill the Community Charter Act requirement for
notification. At the Council meeting of September 14, 2015 Council directed staff to complete the
Purchase and Sale Agreement for the subject properties with Falcon Homes. The Purchase and Sale
Agreement includes amenities that will be required at specific stages in the development of the
project.
Council on February 14, 2017 authorized the issuance of Development Permit 2016-115-DP to
permit the construction of a six storey mixed-use building with ground floor commercial with 44
residential units referred to as Phase One which was already zoned C-3 (Town Centre Commercial).
Council also authorized the issuance Development Variance Permit 2016-115-DVP on February 14,
2017 to the vary specific elements of the C-3 zone for the 3 northern properties which form part of
the group of 5 properties that are already zoned C-3 (Town Centre Commercial) Phase One
(Appendix "H").
The City has issued a License To Occupy to Falcon Homes for Phase One pending the completion of
the Sales and Purchase Agreement for the 14 properties.
- 6 -
The City has closed the lane and consolidated the lane with the 14 properties and then subdivided
this consolidated plan to create 4 new lots. Lots 2 and 4 are the properties that are subject to this
rezoning application (Appendix "F").
3) Project Description:
The subject properties under application are part of a four phased development project which
includes a total of five mixed-use buildings varying in height from five to six storeys, with a total
residential yield of 215 units and approximately 4,693 m2 (50,512 ft2) of commercial floor space.
The phase one building is currently under construction and the land is zoned C-3 (Town Centre
Commercial) the land for phased two and four are zoned RS-1 (One Family Urban Residential) which
does not allow apartment or commercial as permitted uses; therefore the proponent has applied to
rezone them to C-3 (Town Centre Commercial) which permits both of those uses. The chart below
details the rezoning proposal that is subject of this application.
Summary of Development Phase Two and Four
Phase Phase Two Phase Four
Amenity Spaces
and Public Art as
part of rezoning
Yes
Yes
Child Care Centre
(Phase Four)
No
Phase Four -The proponent will construct a daycare
space within one of the commercial retail units of at
least 1,615 sq. ft. of indoor space (not including
bathrooms and hallways) and 996 sq. ft. of exclusive
use of outdoor space for use as a 25 –child daycare.
This has been secured with a Restrictive Covenant as a
condition of the Sale of the property to proponent.
Rental Housing/
Affordable and
Market
Yes Yes
Total number and
type of Affordable
and Market
Housing
Phase Two - 4 Rental Units broken
down as follows:
3- one bedroom units,
rented at market rate, and
1-three bedroom unit,
rented at affordable non-
market rate, and fully
accessible as described in
the BC Building Code.
*In the Housing Agreement for the
non-market units, rent will be set
at a maximum of 30% of average
household incomes ( as published
by BC Housing or Stats Canada)
* Secured via a Restrictive
Covenant that was part of Sale of
the property by the City.
Phase Four – 7 affordable non-market units broken as
follow:
3 – two bedroom units, rented at affordable
non-market rate, and
4 – one bedroom units, rented at affordable
non – market rate, with 2 of theses being fully
accessible as described in the BC Building
Code.
*In the Housing Agreement for the non-market units,
rent will be set at a maximum of 30% of average
household incomes ( as published by BC Housing or
Stats Canada)
*Secured via a Restrictive Covenant that was part of
Sale of the property by the City (Appendix "M").
Residential Units 59 Units 79 Units
Commercial Units
with total
combined floor
area
13 CRU (14,518 sq.ft.) 13 CRU (18,496 sq.ft.)
Height of
Buildings
6 storeys above ground and 2
storeys of parking below ground.
5 storeys above ground and 2 storeys of parking below
ground.
- 7 -
Phase three is also zoned C-3 (Town Centre Commercial) and requires a Town Centre Development
Permit, Civic Core Precinct, that has not been applied for at this point.
The form and character of the development will continue the building material form massing; style
and colour scheme from the existing buildings on 226 Street, with some variation in material and
colour to maintain visual interest.
The comprehensive development plan includes an underground parkade spanning the balance of
the city block that will serve all future buildings. Two ramps to the underground parking structure will
be accessed from the internal lane, similar to the existing design for buildings located on 226 Street.
Building and parkade construction will occur in four phases, beginning in the north-east corner and
ending with the buildings along Selkirk Avenue. Appendix "G" illustrates the sequencing of each
phase.
Both the Town Centre Area Plan guiding principles and design guidelines speak to new
developments that create a pedestrian-friendly design and enhanced public spaces that ensure an
attractive, distinctive and vibrant centre. The developer has incorporated a central public plaza
integrated with some surface parking within the centre of the block (Phase two and four) that
provides landscaped green spaces, public art, seating areas, water features and routes for non-
motorized transportation (emergency vehicles access is permitted - Appendix “L”). Additionally, the
pedestrian realm also extends around the perimeter of the site along 119 and Selkirk Avenues, and
227 Street. Canopies and arcades will provide weather protection, and new pedestrian amenities
including bike lock-ups, benches, street lighting and landscaping will be installed.
4) Planning Analysis:
i) Official Community Plan:
The overall development site is located in the Civic Core Precinct of the Town Centre Area Plan; and
is designated Town Centre Commercial and Medium and High-Rise Residential. The properties
subject to this rezoning application are currently designated Medium and High-Rise Residential.
The Town Centre Area Plan explains that the Medium and High-Rise Residential land use designation
is intended for an apartment form that is a minimum of six storeys with residential parking provided
underground. Ground level units are encouraged to have private exterior entrances in addition to
entrances via the internal hallway.
The Medium and High-Rise Residential land use designation aligns with the RM-3 (High Density
Apartment) and RM-6 (High Density Apartment Residential) zones, which are multi-family zones. The
applicant’s proposal to include ground floor commercial is not permitted in either the RM-3 (High
Density Apartment) or RM-6 (High Density Residential) zones. The applicant is seeking an OCP
amendment from Medium and High-Rise Residential to Town Centre Commercial to enable the use
of the C-3 (Town Centre Commercial) zone. The C-3 (Town Centre Commercial) zone allows both
residential and commercial uses.
There are eight sustainability guiding principles listed in the Town Centre Area Plan. The re-
development of the subject properties in conjunction with land to the east endeavours to realize
each of these principles, which are:
Each neighbourhood is complete
Options to use of cars exist
Work in harmony with natural systems
- 8 -
Buildings and Infrastructure are greener and smarter
Housing serves many needs
Jobs are close to home
The centre is attractive, distinctive and vibrant
Everyone has a voice.
The location of the development site in close proximity to the transit exchange and the proposed mix
of uses make transportation alternatives viable. Additionally, the applicant’s proposal to provide
residential units on the housing continuum and to use LEED certified building standards are also
aligned with area plan goals. The following Town Centre Area Plan policies guide development of the
subject properties:
Policy 3-1 states that "an increase in residential and commercial density is encouraged in the Town
Centre, particularly within the Central Business District (see Figure 2 for boundaries of CBD). Land
use should include a mix of housing types catering to various demographics, including affordable
and special needs housing, within walking distance to a broad mixture of uses, including shops,
services, cultural facilities, and recreation."
Policy 3-14 states "creating public outdoor meeting spaces will be encouraged in appropriate
locations within the Central Business District and may take the form of urban squares, plazas,
courtyards, or passageways between buildings. These areas will be landscaped with trees and plants
that will attract birds and insects and also provide seating areas for people to rest, reflect, or meet
and visit with others. Incorporating public art into these spaces will be encouraged."
Policy 3-16 states that the "principles of CPTED (Crime Prevention through Environmental Design)
should be applied, particularly to the internal spaces and finishing of all parking garage structures."
OCP Amendment Justification:
The change in land use from Medium and High-Rise Residential to Town Centre Commercial allows
for a mixed-use development with a broad range of uses. The Town Centre Commercial land use
designation is a predominant designation in the Civic Core Precinct, whereas the Medium and High-
Rise Residential is limited to 13 properties, nine of which are proposed to be amended through this
rezoning application. Lands to the east, west, and south of the subject properties are currently
designated Town Centre Commercial and will have a complementary interface with the subject
development. Lands on the north side of 119 Avenue are designated Medium and High-Rise
Residential; however, as both land uses are similar in height and use, the OCP amendment is not
anticipated to be a significant departure from the current land use. The OCP amendment is
anticipated to create a more integrated and connected retail district that creates a continuation of
shops and services between the existing Haney Place and Valley Fair malls.
3.2 Affordable, Rental and Special Needs Housing
The Official Community Plan Chapter 3, Neighborhoods and Housing identify several issues one of
these issues is housing affordability. Housing affordability is of particular concern for both
homeowners and renters living in the community with almost one-quarter of homeowners considered
to be in Core Housing Need. Core Need is a term used by senior government to determine eligibility
for social housing subsidies. A household is considered to be in core need when appropriate
housing costs more than 30% of its gross income in shelter costs (either rent or mortgage
payments). Housing affordability is also an issue for renters, where 34% are spending in excess of
30% of their gross income on housing. The percentage of residents spending greater than 30% of
- 9 -
gross income on housing is an issue of concern because it’s an indicator that these residents have
less disposable income available for other basic needs, such as food, transportation, clothing,
recreation and leisure. In Canada, housing is considered affordable if shelter costs account for less
than 30 per cent of before-tax household income as defined by the Canada Mortgage and Housing
Corporation (CMHC). However, the City of Maple Ridge Housing Action Plan further defines
affordable housing as follows: Affordable housing is housing that is adequate in standard and does
not cost so much that individuals and families have trouble paying for other necessities such as
food, health, and transportation on an ongoing basis.
In order to address housing affordability, rental and special needs housing the OCP encourages
these provision through the policies detailed below.
Policy 3-30 “Maple Ridge will consider density bonus as a means of encouraging the
provision of affordable, rental and special needs housing, and amenities.”
Policy 3-31 “Maple Ridge supports the provisions of rental accommodation and encourages
the construction of rental units that vary in size and number of bedrooms. Maple Ridge may
also limit the demolition or strata conversion of existing rental units, unless District-wide
vacancy rates are within a healthy range as defined by the Canada Mortgage and Housing
Corporation.”
Policy 3-32 “Maple Ridge supports the provisions of affordable, rental and special needs
housing throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.”
Policy 3-33 “Maple Ridge will encourage housing that incorporates “age-in-place” concepts
and seniors housing designed to accommodate special needs.”
Maple Ridge Housing Action Plan
Maple Ridge’s vision and commitment towards housing is encompassed in this statement
contained in the Maple Ridge Housing Action Plan (MRHAP):
"Access to safe, affordable, and appropriate housing that meets the diverse and changing
needs of the community is a priority.”
The proponent has supported these policies with the provision of rental housing market and non-
market secured through 22638 – 119th Avenue and 22633 Selkirk Avenue Housing Agreement.
(Appendix “E”)
ii) Zoning Bylaw:
The subject property is proposed to be rezoned to C-3 (Town Centre Commercial). Except for the
variances being sought, a preliminary review of the proposed buildings and associated parking
indicates that the proposal complies with applicable provisions of the Zoning Bylaw and parking
regulations. A concurrent development permit application proposes to vary the provisions of the
Zoning Bylaw as follows:
• Section 703 (7) (b) is proposed to be varied from a minimum above the third storey of a
building, the distance from side lot lines shall be not less than 4.5 m to zero. This will
create the appearance of a uniform building design for the entire city block.
- 10 -
• Section 703 (7) (a) is proposed to be varied from where the building is used for apartment
use above the second storey, the distance from the front and rear lot lines above the
second storey shall be not less than 7.5m to 0.5 m. The proposed variance will create a
strong building orientation to the street and reduce the tier distance between floors.
• Tandem parking configuration for level 2 parkade.
In addition, to the proposed variances to the Zoning Bylaw a variance to the Off Street Parking and
Loading Bylaw is proposed as follows:
Section 4.1 (iv) is proposed to be varied by permitting C-3 (Town Centre Commercial) zone
may have obstructed access where the primary parking space is a carport or garage and the
obstruction is an intervening parking stall.
iii) Off-Street Parking and Loading Bylaw:
The applicant has provided two levels of underground parking that will be accessible from the Phase
one underground parking structure. 34 commercial parking spaces are provided at grade, with the
balance of parking spaces provided on two levels of underground parking. The subject application
qualifies for the reduced parking standards of the Central Business District some limited street
parking will also be available on the streets surrounding the sire. The parking ratios are as follows:
Residential:
1 bedroom unit = 1.0 space per unit
2 bedroom unit = 1.0 space per unit plus 0.1 per additional bedroom
3 bedroom unit = 1.0 space per unit plus 0.2 per additional bedroom
Plus 0.1 visitor parking spaces per unit due to on-street parking availability
Commercial:
Small retail less than 300m2 = 1 space per 100m2
Based on the above ratios, Phase 2 requires 70 residential parking spaces plus 3 visitor parking
spaces and Phase 4 requires 84 and 4, respectively. Additionally, Phase 2 requires 12 commercial
parking spaces and Phase 4 requires 16. The developer has allocated a surplus of residential and
commercial parking based on the anticipated demands. It is noted that the residential parking
spaces on the lower parkade are in a tandem configuration that will require a restrictive covenant to
ensure that the parking space for both spaces in the 57 tandem configured spaces are allocated to
the same residential unit. The applicant has provided the following vehicle and bike parking spaces:
Phase 2:
• 162 residential spaces (which includes the 33 tandem parking stalls)
• 12 residential visitor parking spaces
• 33 commercial spaces (16 underground and 17 on the surface)
• 15 long term residential bike parking spaces
• 18 short term residential bike parking spaces
• 2 long term commercial bike parking spaces
• 5 short term commercial bike parking spaces
Phase 4:
• 192 residential parking spaces (which includes the 24 tandem parking stalls)
• 11 residential visitor parking spaces
• 48 commercial spaces (32 underground and 16 on the surface)
• 20 long term residential bike parking spaces
• 24 short term residential bike parking spaces
- 11 -
• 3 long term commercial bike parking spaces
• 7 short term commercial bike parking spaces
Long term bike parking is provided in the underground parking structure, while short term
bike parking for the residential and commercial units will be provided outside. Long term
commercial bike parking spaces for employees is also provided.
iv) Housing Agreement:
In conjunction with the rezoning and OCP amendment the applicant will be entering into a housing
agreement which is a requirement under the Section 219 Covenant that is registered against the
subject properties. This 219 covenant was a condition that the City required of the applicant when
entering into a Sales and Purchase agreement to sell the subject properties to the applicant
(Appendix “M”).
22638 – 119th Avenue and 22633 Selkirk Avenue Housing Agreement Bylaw No. 7346-2017 is
attached in its draft form (Appendix "E"). This agreement is undergoing legal review by the City and
the applicant’s legal advisers and is expected to be in its final form to be available for the public to
fulfill the requirements of the Local Government Act with respect to information relied upon for the
Public Hearing. A housing agreement is not subject to a Public Hearing, but needs to be adopted via
a bylaw. The draft agreement contains the following provisions:
A minimum of 7 units will be a mixture of market and non- market rentals as outlined earlier
in this report;
These units must be rental units in perpetuity;
One of these units must be fully accessible as defined in the BC Building code; and
10 percent of residential buildings will be built in accordance with SAFERhome standard for
Multi-Storey Residential Towers, published by the Saferhome Standard Society.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multi-family residential, flexible mixed use and commercial development located in the Town
Centre. This proposal is subject to the following Key Guideline concepts of the Civic Core Precinct:
1. Promote the Civic Core as the “heart” of the Town Centre
2. Create a pedestrian-oriented, boutique style shopping district
3. Reference traditional architectural styles
4. Capitalize on important views
5. Enhance existing and cultural activities and public open space
6. Provide climate appropriate landscaping and green features
7. Maintain street interconnectivity
Key Guidelines:
The following is a brief description and assessment of the proposal’s compliance with the applicable
Key Development Permit Guidelines:
1. Promote the Civic Core as the “heart” of the Town Centre
The location of the subject development will strengthen connectivity between the two existing malls
in the Town Centre and will create an attractive realm for pedestrians to move around the Town
Centre between these two major destinations.
- 12 -
2. Create a pedestrian-oriented, boutique style shopping district
The developer has incorporated a central public plaza integrated with some surface parking within
the centre of the block that provides landscaped green spaces, public art, seating areas, water
features and routes for non-motorized transportation. Additionally, the pedestrian realm also
extends around the perimeter of the site along 119 and Selkirk Avenue. Canopies will provide
weather protection, and new pedestrian amenities including bike lock-ups, benches, street lighting
and landscaping will be installed.
3. Reference traditional architectural styles
Bricks will be a prominent construction material used, which reflect traditional materials in the area.
4. Capitalize on important views
Phase two north facing building is oriented towards the mountains to maximize views.
5. Enhance existing and cultural activities and public open space
A new open space is proposed with the subject application, which facilitates a range of uses by
residents, commercial customers, and the public.
6. Provide climate appropriate landscaping and green features
A variety of landscaping and green features are provided in the middle of the development site, as
well as on the roof decks.
7. Maintain street interconnectivity
The lane running east-west through the city block will be maintained and reinforced as a pedestrian
connection. Vehicular traffic will be limited in the middle portion of the lane, further enhancing the
space for public use.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on February 14, 2017 (see Appendix "I" and "J")
Following presentations by the project Architect and Landscape Architect, the ADP passed
the following resolution:
That the following concerns be addressed and digital versions of revised drawings
and memos be submitted to Planning staff; and further that Planning staff forward
this on to the Advisory Design Panel for information.
1. Use different colours of pavers.
2. Consider using the same material to connect from 119th to Selkirk.
3. Provide a landscape design in the detention ponds to accommodate programs for all
seasons.
4. Consider having amphitheater style seating into the detention ponds.
5. Consider an active water feature for summer use.
6. Eliminate bollards and introduce pedestrian scale decorative light columns.
7. Coordinate with the City for the public art installation.
8. Consider minimum 2 inches of pour in place rubber for and use a variety of colours
for daycare play area.
9. Improve accessibility to and circulation within patios where possible.
10. Provide different laundry room layout.
11. Accentuate each residential entrance with its distinct canopy or port cochere.
12. Provide gateway or way finding at entrance to the courtyard.
- 13 -
13. Consider varying silhouette at the roofline.
14. Provide variation of hardie and brick colour to achieve a rhythm at the elevations.
15. Provide indoor amenity area / multi-purpose space where possible, such as in the
vicinity of the residential lobbies.
16. Consider further details in regards to the operative details of windows and the
partition between patios.
17. Provide a side light to all elevator lobbies.
18. Explore additional requirements for adaptive units to comply with SaferHOME
Standards and Section 3.8.5 of BC Building Code (adaptable dwelling units).
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a
future development permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at on February 16, 2017. Fourteen people attended
the meeting. A summary of the main comments and discussions with the attendees was provided by
the applicant and include the following main points:
Residents from the building to the west were concerned about the height of the
proposed buildings;
The use of the proposed courtyard; and
Is there sufficient parking?
The following are provided in response to the issues raised by the public:
The proposed buildings are consistent with the existing buildings to the west.
The proposed court yard will be available for use by the public. A statutory right of
way is being registered over portions of the property to allow for the public to use and
access the court yard. (Appendix "L")
The applicant has proposed sufficient parking to fulfill the parking requirements.
5) Environmental Implications:
The applicant has been working with the Environmental Section of the Planning Department to
replace the street trees that have been removed as part of Phase One.
6) 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. The City has requested a traffic
impacts assessment (TIA). This TIA will be undertaken by the applicant’s Traffic Engineer at their
sole cost and reviewed for acceptance by the City before third reading.
7) Interdepartmental Implications:
i) Engineering Department:
Comments from Engineering have identified some off site requirements associated with this project.
These include upgrades to the roads; curb and sidewalk; extensions to the storm sewers; review and
modeling of the downstream capacity of the sanity sewer; upgrades to the watermain; installation of
- 14 -
street lights, and the usual requirements for a servicing agreement, geotechnical and other legal
instruments.
The applicant has been provided with a copy of the Engineering comments. Registration of a
Rezoning Servicing Agreement as a Restrictive Covenant and the security are required for this
application.
ii) Building Department:
Comments from Building area related to BC Building Code requirements and will be dealt with at the
Building Permit stage.
iii) Fire Department:
The Fire Department has provided comments that details requirements for the construction of the
building. The applicant will need to address these details through the Building Permit.
8) 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 13, 2017 and the response received from the School District stated that the properties
are located within the Eric Langton Elementary and Thomas Haney Secondary School catchment
areas. Eric Langton Elementary school is operating at 102.2% utilization. Thomas Haney Secondary
School is operating at 91.5% utilization.
9) 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, is to redesignate the land use(s)
from Medium and High-Rise Residential to Town Centre Residential, is considered to be minor in
nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
- 15 -
CONCLUSION:
It is recommended that First and Second Reading be granted to both Maple Ridge Official
Community Plan Amending Bylaw No. 7342-2017, to designate the subject properties from Medium
and High-Rise Residential Designation to Town Centre Commercial Designation, as well as, to
22638 – 119th Avenue and 22633 Selkirk Avenue Housing Agreement Housing Agreement Bylaw
No. 7346-2017. That Zone Amending Bylaw No. 7262-2016 be amended by removing and replacing
the legal descriptions of all properties in section 2 to reflect their post-consolidation legal
descriptions as follows:
Lot 2 District Lot 401 Group 1 New Westminster District Plan EPP65496
Lot 4 District Lot 401 Group 1 New Westminster District Plan EPP65496
and then be given second reading. That that Maple Ridge Official Community Plan Amending Bylaw
No. 7341-2017 and Zoning Amending Bylaw No, 7262-2016 be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” 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 – OCP Amending Bylaw No. 7342-2017
Appendix D – Zone Amending Bylaw No. 7262-2016
Appendix E – 22638–119th Avenue and 22633 Selkirk Avenue Housing Agreement
Bylaw No. 7346-2017
Appendix F – Subdivision Plan EPP65496
Appendix G – Phasing Plan
Appendix H – Site Plan
Appendix I – Building Elevation Plans
Appendix J – Landscape Plan
Appendix K – Purchase and Sales Agreement
Appendix L – Statutory Right of Way of the Sales & Purchase Agreement
Appendix M – 219 Covenant of the Sales
DATE: Jun 7, 2017
FILE: 2016-240-RZ
22638 119 Ave. and
22633 Selkirk Ave.
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.226 ST.227 ST.LANE
LANE
SELKIRK AVE.
ROYAL CRES.
LOUGHEED HWY.226 ST.LANE
119 AVE.
DEWDNEY TRUNK ROAD
227 ST.DEWDNEY TRUNK ROAD
LANE
118 A AVE.
119 AVE.
SELKIRK AVE.
ROYAL CRES.
62/64/66 227122258022624/261187622606
226112256511858 227302258822645227402271011937
11971
22632225872251911920/36
22535/372252211944
11890
11970
11882 2271522597225612261822602226102259011900
226212257411844
11910
227092267411990
2257522701/22625226412262411980
11996 11963
227112257722745/4722528/30Haney Place Mall
225701177822550
22535225302257722750/78227052259611931
2258122661118372255811960
2269222544/462263122538/42Courthouse
RCMP
22701226492272222644/482255605/07/09 2261211862
11947 2271511698 22718/2012026
11834 2261122529Arts Centre
2272011940/48
22637-45225412254822564/6822527225342254022554/58225501
4
EPP 65496
2
3
226332263811865
11893
SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: DT
Legend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
DATE: Jun 7, 2017
FILE: 2016-240-RZ
22638 119 Ave. and
22633 Selkirk Ave.
City of Pitt
Meadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.226 ST.227 ST.LANE
LANE
SELKIRK AVE.
ROYAL CRES.
LOUGHEED HWY.226 ST.LANE
119 AVE.
DEWDNEY TRUNK ROAD
227 ST.DEWDNEY TRUNK ROAD
LANE
118 A AVE.
119 AVE.
SELKIRK AVE.
ROYAL CRES.
62/64/66 227122258022624/261187622606
226112256511858 227302258822645227402271011937
11971
22632225872251911920/36
22535/372252211944
11890
11970
11882 2271522597225612261822602226102259011900
226212257411844
11910
227092267411990
2257522701/22625226412262411980
11996 11963
227112257722745/4722528/30Haney Place Mall
225701177822550
22535225302257722750/78227052259611931
2258122661118372255811960
2269222544/462263122538/42Courthouse
RCMP
22701226492272222644/482255605/07/09 2261211862
11947 2271511698 22718/2012026
11834 2261122529Arts Centre
2272011940/48
22637-45225412254822564/6822527225342254022554/58225501
4
EPP 65496
2
3
226332263811865
11893
Aerial Imagery from the Spring of 2016
SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: DT
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7342-2017
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 "B" 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. 7342-2017."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 District Lot 401 Group 1 New Westminster District Plan EPP65496
Lot 4 District Lot 401 Group 1 New Westminster District Plan EPP65496
and outlined in heavy black line on Map No. 948, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 13th day of June, 2017.
READ a second time the 13th day of June, 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
APPENDIX C
SELKIRK AVE.
McINTOSH AVE.226 ST.227 ST.LANE
LANE
LANE
SELKIRK AVE.
LOUGHEED HWY.226 ST.LANE
119 AVE.
LANE
118 A AVE.
119 AVE.
SELKIRK AVE.
62/64/66 2271211857
2258022624/261187622606
226112256511858 22730227402271011937
11971
2263211920/36
22535/37225222263911944
11890
11970
11882 227152261822602226102259011900
226212257411844
11910
227092267411990
225752261522701/226252263322641226242263411980
11996 11963
2271122528/30Haney Place Mall
2257011778 226482255011869
2253522530225772262522750/78227052259611931
225812266111837 226402255811960
2269222544/46226472263122538/42Courthouse
11760
RCMP
11909
22701118892264922644/4822722225162261211862
11947
11698 22718/2011834
22529Arts Centre
2272011940/48
2262622637-452254122564/68225272254022554/5822550Rem.
71
79
Rem. 54
2
81.5
14 16
16
14
15
E3
61Rem.
5
3
15
32
2Rem.64
17 657
2
2010
118
Rem 127
13
1
13
A
1
1
11
Rem. A
1
19
Feet
7
B
Rem. 1
2
12
Rem 120
6
Rem.
1
3
CP
15
22
4 1
6
15
6 Rem 120Rem.
2
3
4
A
A
1
21
4
1
E
E
A
13
Rem.
A
14
C
West
B
A
C
18
W
Rem 2
1
1
1
2
78
3
1
12
4
2 A43
Rem.
W
4
16
50
3
1
117
A
5
P 7863
P 12445P 65452P 65997
P 21553P 68843
LMS
RP 61086
P 9541
P 34914
*PP088
EP 11970RW 79939
P 4769
P 60562
*LMP 21534 *PP087P 60562
Plan 81350
P 4769
P 7997
P 9819
P 8695
LMP 15424
P 13017
EP 63907
P 9372
EPP 12098
P 21553P 9541
*PP093
(P 9541)
P 9541
LP 73289
P 12215P 12640
LMP 46901
1346
P 51167NWS 2403
*PP088P 8615 P 76002
LMP 13758
*PP086P 12215*PP087P8695EPP 43749 LMP 19737NWS 2977LMP 19737P 80888P 22418EPS 2538P 67142
P 9190
P 12503 P 12567NWS 2403P 8615
Plan 4834 LMP12129P 60451
*PP085NWS 1556
P 77953
P 18056*PP084
P 8615BCP 44924
P 4769 P 9236P 8844P 58055P 4834
P 76459
LMP 53687 (LEASE/EASE.)
P 8615 P 12445P 21162P 14185P 54086EPP 14312BCP 49797
RW 59110
RW 18394EP 64018
LMP 52324
EPP 60823
EP 65137
RW 18394
RP 68844
LMP 31454 (EASEMENT)RW 18394EP 63801
LMP 45326
BCP 52040BCP 13823
RW 68845
LMP 35147
LMP 12816
P 70955
LP 42539RP 59996BCP44925EPP 50001LMP 51165 (EASEMENT)
LMP 31454&LMP 51165 (EASE.)P 57372RW 18394LMP 20456
LMP 31454 (EASEMENT)
RW 61238
1
4
EPP 65496
2
3
226332263811865
11893
´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Medium and High-Rise Apartment
Town Centre Commercial
7342-2017948
CITY OF MAPLE RIDGE
BYLAW NO. 7262-2016
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. 7262-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 2 District Lot 401 Group 1 New Westminster District Plan EPP65496
Lot 4 District Lot 401 Group 1 New Westminster District Plan EPP65496
and outlined in heavy black line on Map No. 1685 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre Commercial).
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 June, 2017.
READ a second time the 13th day of June, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
SELKIRK AVE.
McINTOSH AVE.226 ST.227 ST.LANE
LANE
LANE
SELKIRK AVE.
LOUGHEED HWY.226 ST.LANE
119 AVE.
LANE
118 A AVE.
119 AVE.
SELKIRK AVE.
62/64/66 2271211857
2258022624/261187622606
226112256511858 22730227402271011937
11971
2263211920/36
22535/37225222263911944
11890
11970
11882 227152261822602226102259011900
226212257411844
11910
227092267411990
225752261522701/226252263322641226242263411980
11996 11963
2271122528/30Haney Place Mall
2257011778 226482255011869
2253522530225772262522750/78227052259611931
225812266111837 226402255811960
2269222544/46226472263122538/42Courthouse
11760
RCMP
11909
22701118892264922644/4822722225162261211862
11947
11698 22718/2011834
22529Arts Centre
2272011940/48
2262622637-452254122564/68225272254022554/5822550Rem.
71
79
Rem. 54
2
81.5
14 16
16
14
15
E3
61Rem.
5
3
15
32
2Rem.64
17 657
2
2010
118
Rem 127
13
1
13
A
1
1
11
Rem. A
1
19
Feet
7
B
Rem. 1
2
12
Rem 120
6
Rem.
1
3
CP
15
22
4 1
6
15
6 Rem 120Rem.
2
3
4
A
A
1
21
4
1
E
E
A
13
Rem.
A
14
C
West
B
A
C
18
W
Rem 2
1
1
1
2
78
3
1
12
4
2 A43
Rem.
W
4
16
50
3
1
117
A
5
P 7863
P 12445P 65452P 65997
P 21553P 68843
LMS
RP 61086
P 9541
P 34914
*PP088
EP 11970RW 79939
P 4769
P 60562
*LMP 21534 *PP087P 60562
Plan 81350
P 4769
P 7997
P 9819
P 8695
LMP 15424
P 13017
EP 63907
P 9372
EPP 12098
P 21553P 9541
*PP093
(P 9541)
P 9541
LP 73289
P 12215P 12640
LMP 46901
1346
P 51167NWS 2403
*PP088P 8615 P 76002
LMP 13758
*PP086P 12215*PP087P8695EPP 43749 LMP 19737NWS 2977LMP 19737P 80888P 22418EPS 2538P 67142
P 9190
P 12503 P 12567NWS 2403P 8615
Plan 4834 LMP12129P 60451
*PP085NWS 1556
P 77953
P 18056*PP084
P 8615BCP 44924
P 4769 P 9236P 8844P 58055P 4834
P 76459
LMP 53687 (LEASE/EASE.)
P 8615 P 12445P 21162P 14185P 54086EPP 14312BCP 49797
RW 59110
RW 18394EP 64018
LMP 52324
EPP 60823
EP 65137
RW 18394
RP 68844
LMP 31454 (EASEMENT)RW 18394EP 63801
LMP 45326
BCP 52040BCP 13823
RW 68845
LMP 35147
LMP 12816
P 70955
LP 42539RP 59996BCP44925EPP 50001LMP 51165 (EASEMENT)
LMP 31454&LMP 51165 (EASE.)P 57372RW 18394LMP 20456
LMP 31454 (EASEMENT)
RW 61238
EPP 65496
1
2
34
1
226332263811865
11893
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-3 (Town Centre Commercial)
7262-20161685
CITY OF MAPLE RIDGE
BYLAW NO. 7346-2017
A Bylaw to authorize the City of Maple Ridge to enter into a Housing Agreement for 22638 –
119nd Avenue and 22633 Selkirk Avenue.
____________________________________________________________________________________
WHEREAS, pursuant to Section 483 of the Local Government Act, R.S.B.C. 1996, c. 323, as
amended, Council may, by bylaw, enter into a housing agreement under that Section
AND WHEREAS, the Municipal Council of the City of Maple Ridge, and Falcon Village Developments
Ltd. (BC1106937) wishes to enter into a Housing Agreement for the subject properties at 22638-
119th Avenue and 22633 Selkirk Avenue.;
NOW THEREFORE, the Municipal Council of the Corporation of the City of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This bylaw may be cited as “22638-119th Avenue and 22633 Selkirk Avenue Housing
Agreement Housing Agreement Bylaw No. 7346-2017”.
2.By this Bylaw Council authorizes the City to enter into a Housing Agreement with Flacon
Village Developments Ltd (BC1106937), in respect to the following lands:
Lot 2 District Lot 401 Group 1 New Westminster District Plan EPP65496
Lot 4 District Lot 401 Group 1 New Westminster District Plan EPP65496
3.The Mayor and Corporate Officer are authorized to execute the Housing Agreement and all
incidental instruments on behalf of the City of Maple Ridge.
4.Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw.
5.This bylaw shall take effect as of the date of adoption hereof.
READ a first time the 13th day of June, 2017.
READ a second time the 13th day of June, 2017.
READ a third time the day of , 2017.
ADOPTED the day of , 2017.
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX E
APPENDIX F
DATE: Jun 5, 2017Schedule D BY: DT
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.226 ST.227 ST.LANE
LANE
LANE
SELKIRK AVE.
LOUGHEED HWY.226 ST.119 AVE.
LANE
118 A AVE.
119 AVE.
SELKIRK AVE.
´
Scale: 1:2,000
Bylaw No. 7262-2016"Appendix G"
Phase1Phase2
Phase3Phase4
APPENDIX G
434343
42 42.542.542.542.542.542.5
42.542.5 )UTIXKZK°6XO\GI_°=GRR)UTIXKZK°6XO\GI_°=GRR<G[RZ+69)( +69 +RK\# ŏ°9ZKKR :KR°<G[RZ ŏ°3GVRKŏ°3GVRKŏ°3GVRKŏ°3GVRK ŏ°3GVRKŏ°3GVRKŏ°3GVRKŏ°3GVRK
ŏ°5GQ ŏ°5GQ ŏ°5GQŏ°5GQ ŏ°,OX ŏ°,OX ŏ°5GQ ŏ°5GQ ŏ°3GVRKŏ°5GQŏ°5GQ ŏ°)UZZUT]UUJ8OS°+RK\# 9NG]°)GHRK°3. +RKI°<G[RZ+RKI°<G[RZ 1691729GTOZGX_°3.8OS°+RK\#4°/T\# °ŏ°')9°/T\# °ŏ°')=°/T\# °ŏ°')8OS°+RK\# 9GTOZGX_°3.9°/T\# °ŏ°')+°/T\# °ŏ°')4°/T\# °ŏ°')8OS°+RK\# 9GTOZGX_°3.9°/T\# °ŏ°')+°/T\# °ŏ°')8OS°+RK\#9GTOZGX_°3.=°/T\# °ŏ°')+°/T\#°ŏ°')8OS°+RK\# 9GTOZGX_°3.9GTOZGX_°3.8OS°+RK\# 4°/T\#°ŏ°')=°/T\# °ŏ°')9°/T\# °ŏ°')+°/T\# °ŏ°')8OS°+RK\#9GTOZGX_°3.°'RSUYZ°6R[MMKJ=°/T\# °ŏ°')+°/T\# °ŏ°')4+°/T\# °ŏ°')8OS°+RK\#9GTOZGX_°3. 'YVNGRZ°8GSV'YVNGRZ°9OJK]GRQ+JMK°5L°6G\KSKTZ+JMK°5L°6G\KSKTZ+JMK°5L°6G\KSKTZ +JMK°5L°6G\KSKTZ+JMK°5L°6G\KSKTZ'YVNGRZ°'XKG :UV°5L°(GTQ°*OZIN +^OYZOTM([ORJOTM([ORJOTM+^OYZOTM )UTIXKZK°(GXXOKX°)[XH2KZJU]T)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH)UTIXKZK°(GXXOKX°)[XH2KZJU]T2KZJU]T =°/T\# °ŏ°)UTI+°/T\# °ŏ°)UTI8OS°+RK\# 9ZUXS°3.9ZUXS°3.8OS°+RK\# +°/T\# °ŏ°)UTI=°/T\#°ŏ°)UTI=°/T\# °ŏ°)UTI+°/T\# °ŏ°)UTI8OS°+RK\# 9ZUXS°3.=°/T\# °ŏ°)UTI9°/T\# °ŏ°)UTI+°/T\# °ŏ°)UTI8OS°+RK\#9ZUXS°3.9ZUXS°3.8OS°+RK\#4°/T\# °ŏ°)UTI+°/T\# °ŏ°)UTI9+°/T\#°ŏ°6<)=°/T\# °ŏ°)UTI 2KZJU]T2KZJU]T2KZJU]T )UTIXKZK°9OJK]GRQ)UTIXKZK°9OJK]GRQAJ
AJAJ
AJ
AJ
AJ
AJ
NNN
N
NN
N
N
NN
N
N
NN
N
N NN NN NNNNNN NNNN NNNNNNNNNNNN
N
N
NN
N
N
N N N NNNNN
NNNNNNNNNN NNN NNNNNNNNNNNNN
N
N
NN
N
N
NN
N
N
NNN
N
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N
N
NNN
N
NNN
N
NN
N
N
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N
N
NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN NNNN NNNNNNNN NNNNNNNN NNNNNNNN NNNN2.489m8'-2"227TH STREET119TH AVENUELANESELKIRK AVENUE226TH STREETEXISTING 4 STOREY MIXED-USE BUILDINGEXISTING 4 STOREY MIXED-USE BUILDINGBUILDING APHASE 1BUILDING BPHASE 2BUILDING CPHASE 3(FUTURE SUBMISSION)EXISTING SURFACE PARKINGEXISTING PARKING RAMPEXISTING PARKING RAMPBREEZEWAY6 STOREY6 STOREYPMTRESIDENTIAL EXTERIOR WALL ABOVE (TYP.)FIREWALLRAMP DOWN TO PARKADE43.43 mCRU.RESIDENTIAL EXTERIOR WALL ABOVE (TYP.)EDGE OF DECK ABOVE (TYP.)COVERED WALKWAYCOVERED WALKWAY43.13 mCRU.43.43 mRESIDENTIAL LOBBYCOVERED CRU. PARKING(SEE BLDG. A 1ST FLOOR PLAN)COVERED WALKWAY0.90 m ROAD DEDICATION3.0 M ROAD DEDICATION7.5 m REQ'D SETBACK ABOVE 2ND STOREY6.0 M REQ'D SETBACK4.5 M REQ'D SETBACK ABOVE 3RD STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY1.2 m PROVIDED SETBACK ABOVE 2ND STOREY7.5 M REQ'D SETBACK ABOVE 2ND STOREY2.0 M PROVIDED SETBACK ABOVE 3RD STOREYSTAIR NO. 2STAIR NO. 1CRU. GARBAGE/ELEC.ELEV. NO. 1STAIR NO. 3PMT42.67 m42.44 mFIREWALL ABOVECANOPY ABOVE (TYP.)FIREWALL2ND FLOOR CORRIDOR ABOVECRU.CRU.RESIDENTIAL EXTERIOR WALL ABOVE (TYP.)CANOPY ABOVE (TYP.)CRU. PARKINGCOURTYARD (SEE LANDSCAPE)6.0 M REQ'D SETBACK7.5 M REQ'D SETBACK ABOVE 2ND STOREY0.5 M PROVIDED SETBACK7.5 M REQ'D SETBACK ABOVE 2ND STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY7.5 M REQ'D SETBACK ABOVE 2ND STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY6.0 M REQ'D SETBACK7.5 M REQ'D SETBACK ABOVE 2ND STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY3.0 M ROAD DEDICATION7.5 M REQ'D SETBACK ABOVE 2ND STOREY6.0 M REQ'D SETBACK7.5 M REQ'D SETBACK ABOVE 2ND STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREY4.5 M REQ'D SETBACK ABOVE 3RD STOREYRESIDENTIAL EXTERIOR WALL ABOVE (TYP.)2NDFLOOR CORRIDOR ABOVEFIREWALLFIREWALLCRUBREEZEWAY42.54 mCRU42.54 mFIREWALL ABOVEBUILDING DPHASE 46 STOREYCANOPY ABOVE (TYP.)PMTPMTCRU. PARKINGEASTCOURTYARD (SEE LANDSCAPE)PMTOUTDOOR PLAY AREA FOR DAYCARECRU. PARKINGWEST1663 SF1.4 M PROVIDED SETBACK ABOVE 2ND STOREY6.3 M PROVIDED SETBACKCOLLECTION TRUCK TURNING CIRCLE. ALSO SEE CIVIL DRAWINGS20.6 M RADIUS20.6 M RADIUS2.44 m1.THIS SITE PLAN IS TO BE READ IN CONJUNCTION WITH CIVIL & LANDSCAPE PLANS.2. ALL TOP OF WALL AND FINISHED CONCRETE GRADES ARE TO BE CONFIRMED ON SITE.3.IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED. 4. METRIC GRADE ELEVATIONS ARE ACTUAL & GEODETIC.5. MAIN FLOOR GEODETIC GRADE ELEVATION MUST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR TO EXCAVATION.NOTES7+,6'5$:,1*,67+(3523(57<2)32,176:(67$5&+,7(&785($1'0$<127%(86(''83/,&$7('255(352'8&(',1$1<:$<:,7+287(;35(66:5,77(13(50,66,21&2168/7$17 352-(&7 '$7( 6&$/( '5$:1 '5$:,1*7,7/( -2%12 6+((712 :5DLOZD\6W$EERWVIRUG%&96(3+21( )$; ( SZD#SRLQWVZHVWDUFKFRPSRLQWVZHVW$5&+,7(&785(5(9,6,216 $VLQGLFDWHG'3SITE PLAN WK675((70$3/(5,'*($35,/:)7)+%$*$)BRICKWATERVILLAGE1509160416081609NORTHNo.DescriptionDateD ,668(')25'(9(/230(173(50,7'(&D ,668(')25&225',1$7,21 2&7D ,668(')25&225',1$7,21 129E ,668(')25&/,(175(9,(: 129D ,668(')25&225',1$7,21 129E ,668(')25&/,(175(9,(: '(&G ,668(')25&/,(175(9,(: '(&E ,668(')25'(9(/230(173(50,7'(& G ,668(')25'(9(/230(173(50,7'(& D 5(,668(')25'(9(/230(173(50,7'(&D ,668(')25&225',1$7,21 -$1E ,668(')25$'3 -$1G ,668(')25$'3 -$1D 5(,668(')25'(9(/230(173(50,7-$1D ,668(')25%8,/',1*3(50,7)(%E 5(,668(')25$'3 0$5G 5(,668(')25$'3 0$5E 5(,668(')25$'3 0$5G 5(,668(')25$'3 0$5APPENDIX H
APPENDIX I1
APPENDIX I2
APPENDIX J
APPENDIX K
TERMS OF INSTRUMENT – PART 2
STATUTORY RIGHT OF WAY AND S. 219 COVENANT
FOR PUBLIC ACCESS
BETWEEN:
FALCON VILLAGE DEVELOPMENT LTD., a company incorporated
in British Columbia under No. BC1106837, having a registered office at
c/o Fleming Olson Taneda & MacDougall, 4038- 200B Street, Langley,
BC, V3A 1N9
(hereinafter referred to as the “Grantor”)
OF THE FIRST PART
AND:
CITY OF MAPLE RIDGE
11995 Haney Place
Maple Ridge, BC V2X 6A9
(hereinafter referred to as the “Grantee”)
OF THE SECOND PART
WHEREAS:
A. The Grantor is the registered owner of ALL AND SINGULAR thaose certain parcel or tract of
lands and premises situate, lying and being in the Municipality of Maple Ridge, in the Province of
British Columbia which are legally described in Item 2 of the Form C attached hereto (hereinafter
collectively referred to as the “Lands”).
B. The Grantee requires and the Grantor has agreed to grant to the Grantee a Statutory Right of Way
over the Lands for the provision of public access, including pedestrian and vehicular access
(hereinafter referred to as the “Public Access”).
C. The Grantor has agreed to construct and maintain the at-grade: public pathway system, plaza,
landscaping, public art, associated pathway improvements, and drive aisles, (collectively, the
“Access Works”). For clarity, the Access Works do not include the below-grade parkade to be
constructed on the Lands;
D. To facilitate pedestrian access of the public to and through the Lands and to facilitate the repair,
maintenance, protection, cleaning, and otherwise servicing of the Access Works by the Grantee (if
the Grantor does not adequately perform same), the Grantor has agreed to grant for that purpose
the statutory right-of-way hereinafter mentioned and a covenant under section 219 of the Land
Title Act requiring the Grantor to maintain and repair the Access Works.
E. Section 218 of the Land Title Act provides that a person may create by grant or otherwise, in favor
of a municipality, an easement without a dominant tenement, to be known as a Statutory Right-of-
Way, for any purpose necessary for the municipality’s undertaking; and
F. This Statutory Right of Way is essential to the operation and the maintenance of the Grantee’s
undertaking.
APPENDIX L
NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the sum of $10.00, of
lawful money of Canada, now paid by the Grantee to the Grantor, and other good and valuable
consideration, and of the mutual covenants and agreements herein contained (the receipt and sufficiency
whereof is hereby acknowledged):
1. Statutory Right of Way - The Grantor, for himself, his heirs, executors, administrators,
successors and assigns, does hereby give and grant unto the Grantee, and its successors and
assigns in perpetuity a Statutory Right of Way and the full, free, uninterrupted right to enter
in, over and on the Lands (hereinafter referred to as the “Right of Way Area”) for the purpose
of:
(a) providing uninterrupted access by the Grantee, its employees, agents, contractors,
invitees, and every member of the public, at their will and pleasure, with or without
vehicles, the right to enter upon, go across, pass over, return and repass over the Right of
Way Area, subject to subsection 6(a) herein, and
(b) providing uninterrupted access by the Grantee to the Right of Way Area, with or without
workers, vehicle and equipment, for the purpose of exercising its rights under sections
2(f) or (g),
TO HAVE AND TO HOLD unto the Grantee, its successors and assigns forever (collectively, the
“Statutory Right of Way”).
2. Section 219 Covenant - THE GRANTOR HEREBY COVENANTS AND AGREES with
the Grantee that:
(a) that the Grantor shall construct, replace, reconstruct, repair, maintain, clean, protect and
otherwise service all or any part of the Access Works so that they are at all times in a
good and safe condition, and for those part of the Access Works that are landscaping
works, to a “Medium” standard as provided in section 13 of the British Columbia
Landscape Standard published by the British Columbia Society of Landscape Architects
and the British Columbia Nursery Trades Association, current edition;
(b) that, subject to subsection 6(b) herein, the Grantor will not erect, place or maintain any
building, structure, concrete driveway, concrete patio, concrete wall, rock wall or
retaining wall on any portion of the surface of the Right of Way Area without the express
written consent of the Grantee, such consent not to be unreasonably withheld;
(c) that the Grantor may, at its sole risk and expense, erect, place or maintain buildings or
structures beneath the surface of the Right of Way Area provided the same do not
interfere with or impede the intended use of the Right of Way Area for the purposes
aforesaid;
(d) that, subject to subsections 6(a) and (b) herein, the Grantor will not do or knowingly
permit to be done any act or thing which will interfere with the purpose of the Statutory
Right of Way or interfere with or injure the Access Works and, in particular, will not
carry out blasting on or near the Right of Way Area without the written consent of the
Grantee, such consent not to be unreasonably withheld;
(e) subject to subsections 6(a) and (b) herein, to allow the public and the Grantee, its
employees, agents and contractors to enter upon the Right of Way Area as aforesaid and
not to interfere with in any way nor prevent any such person coming on the Right of Way
Area for the purposes permitted by this Agreement;
(f) that, if the Grantor fails or neglects to adequately construct, repair, maintain, clean,
protect, and otherwise service the Access Works within a period of sixty (60) days
following the Grantee’s written notification to the Grantor to do so, (or such longer
period as may be reasonably required to complete such maintenance, repair, cleaning,
protection or other servicing), the Grantee may, but shall in no way be obligated to, carry
out the construction, maintenance, repair, cleaning, protection or other servicing at the
cost of the Grantor and the Grantor shall repay to the Grantee all reasonable costs
incurred by the Grantee in connection with such maintenance, repair, cleaning, protection
or other servicing forthwith upon receipt of the Grantee’s bill for same. It is understood
that the Grantee may do such work either by itself or by contractors employed by the
Grantee and may use such equipment and machinery as it deems necessary and that, in
the event that the Grantee’s bill for the cost of the maintenance, repair, cleaning,
protection or other servicing remains unpaid for a period of ninety (90) days from the
date it is delivered to the Grantor, the Grantee shall be authorized to recover the cost of
such maintenance, repair, cleaning, protection or other servicing, with interest at the rate
of six (6) percent per annum, compounded semi-annually from the date of issuance of the
bill, from the Lands in the same manner as municipal taxes;
(g) that the Grantee, at its own expense, may, but shall not be obligated to construct, extend,
alter, enlarge, replace and reconstruct the Access Works within the Right of Way Area in
order to improve the operation or safety thereof PROVIDED THAT the Grantee has first
obtained the written consent of the Grantor, such consent not to be unreasonably
withheld;
(h) that the Grantor hereby releases the Grantee and its elected officials, officers, employees,
agents, successors and assigns from and forever abandons any expenses, claims, actions,
causes of action, judgments, suits and demands which the Grantor and its successors or
assigns, has or hereafter may have against the Grantee or its elected officials, officers,
employees, agents, successors or assigns, for:
(i) any damage to any buildings, structures or works erected, placed or maintained
by the Grantor on, beneath or above the surface of the Right of Way Area unless
such damage was directly and physically caused by the Grantee or its employees,
agents or contractors;
(ii) any loss, damage or expense suffered by the Grantor arising from the exercise, by
any person, group, corporation, society or other entity, of any of the rights
granted herein or arising from the Grantor’s failure to maintain the Right of Way
Area properly or at all; and
(iii) any act or omission of the Grantee, its elected officials, officers, employees,
agents or contractors in the exercise or purported exercise of any of the rights
granted by, or compliance or attempted compliance with any obligations imposed
by, this Agreement or arising from the restrictions imposed by this Agreement on
the use or development of the Lands or the construction of any buildings or
structures thereon or its registration in the appropriate Land Title Office;
(i) that the Grantor hereby saves harmless and effectually indemnifies the Grantee and its
elected officials, officers, employees, agents, successors and assigns against all expenses,
claims, actions, causes of action, judgments, suits and demands whatsoever and by
whomsoever brought, relating to or arising from the negligence of the Grantor or its
contractors, agents or employees, including but not limited to any act or omission of the
Grantor or its contractors, agents or employees relating to the construction, repair,
maintenance, cleaning, protecting and servicing of the Access Works or the Right of Way
Area; and
(j) that the Grantor will, at the expense of the Grantor, do or cause to be done all acts
reasonably necessary to grant priority to this Agreement over all charges and
encumbrances which may have been registered against the title to the Lands in the New
Westminster Land Title Office save and except those specifically approved in writing by
the Grantee.
3. THE GRANTOR HEREBY COVENANTS AND AGREES WITH THE GRANTEE:
(a) That the Grantor will from time to time and at all times upon every reasonable request
and at the expense of the Grantee, make, do and execute or cause to be made, done or
executed, all such further and other lawful acts, deeds, things, devices, conveyances, and
assurances whatsoever for the better assuring unto the Grantee of the rights, liberties and
right of way hereby granted.
(b) That the Grantor will permit the Grantee to peaceably hold and enjoy the rights hereby
granted.
(c) That the Grantee, performing and observing the terms, covenants and conditions on its
part to be performed and observed hereunder, shall and may peaceably hold and enjoy the
rights, liberties and Statutory Right of Way hereby granted without hindrance,
molestation or interruption on the part of the Grantor or of any persons claiming by,
through, under or in trust for, the Grantor.
(d) Subject to subsections 6(a) and (b), that the Grantor will not do or permit to be done any
act or thing which in the opinion of the Grantee might interfere with, injure, impair or
obstruct access to the Right of Way Area without first obtaining written consent of the
Grantee.
(e) This Agreement shall enure to the benefit of the Grantee and be binding upon the
Grantor, his heirs, executors, administrators, successors and assigns and shall run with the
Lands.
4. THE GRANTEE HEREBY COVENANTS AND AGREES WITH THE GRANTOR that the
Grantee will use the Right of Way Area so as to cause no unnecessary damage or disturbance
to the Lands.
5. THE GRANTOR AND THE GRANTEE HEREBY MUTUALLY COVENANT AND
AGREE with each other that:
(a) the final location of all Access Works shall be in such locations as the Grantor and the
Grantee may agree upon;
(b) upon substantial completion of the Access Works and landscaping on the Lands, the
Grantor may, at the Grantor’s expense, prepare an explanatory or reference plan or plans
(the “Final Plan”) for the whole of the Lands, showing the precise location of the Access
Works within the Plan; and
(c) if the dimensions and location of the Right of Way Area on the Final Plan are approved
by the Grantee’s Director of Planning, the parties and their respective successors and
assigns shall, at the Grantor’s expense, file the Final Plan in the Land Title Office and
prepare, execute and register in the Land Title Office a partial release of this Agreement
so that the Right of Way Area shall be limited to those areas shown on the Final Plan. In
all other respects this Agreement shall remain unaltered, unless all of the parties to this
Agreement expressly agree to alter this Agreement in writing.
6. IT IS MUTUALLY UNDERSTOOD, agreed and declared by and between the parties hereto:
(a) Despite subsections 2(d) and (e) herein, the public rights of access under the Statutory
Right of Way may not be exercised until the Access Works are constructed, and the
Grantor may temporarily interrupt the use and enjoyment of the Right of Way Area to the
extent necessary to:
(i) permit the construction, inspection, testing, maintenance, improvement,
alteration, replacement or repair of buildings or improvements on the Lands,
other than the Right of Way Area; and
(ii) permit the construction, inspection, testing, maintenance, improvement,
alteration, replacement or repair of the Access Works on the Right of Way Area;
(b) Despite any other provision of this Agreement, the Grantor may, at any time prior to the
filing of the Final Plan in the Land Title Office, upon receipt of a building permit therefor
from the Grantee, and in compliance with all municipal bylaws and the terms of any other
covenants or agreements entered into between the parties hereto, construct buildings and
other structures and improvements on the Right of Way Area;
(c) That notwithstanding anything herein contained the Grantee reserves all rights and
powers of expropriation otherwise enjoyed by the Grantee.
(d) That the covenants herein set forth shall charge the Lands pursuant to Section 218 of the
Land Title Act and shall run with the Lands. It is further expressly agreed that the benefit
of all covenants made by the Grantor herein shall accrue solely to the Grantee and this
Agreement may be modified by agreement of the Grantee with the Grantor, or discharged
by the Grantor, pursuant to the provisions of Section 218 of the Land Title Act.
(e) That no part of the fee of the soil of the Lands shall pass to or be vested in the Grantee
under or by this Agreement AND THAT the Grantor may fully use and enjoy the Right
of Way Area subject only to the rights and restrictions herein provided.
(f) That this Agreement shall enure to the benefit and be binding upon the parties hereto
notwithstanding any rule of law or equity to the contrary.
(g) That wherever the singular or masculine is used in this Agreement it shall be construed as
meaning the plural or feminine or body corporate or politic as the context so requires or
the parties hereto so require, and where the Grantor consists of more than one person or
corporation, the term “Grantor” shall mean all such persons or corporations jointly and
severally.
7. Assumption by Strata Corporation – If, as and when the Grantor subdivides the Land by a
strata plan under the Strata Property Act (British Columbia) the Grantor will forthwith, and in
any event before the first conveyance of any strata lot, cause the strata corporation then
created (the “Strata Corporation”) to assume the Grantor’s obligations hereunder to the same
extent as if the Strata Corporation had been an original party to this Agreement by executing
and delivering to the Grantee a tripartite assumption agreement to the satisfaction of the
Grantee. If the Grantor fails to comply with this section 7, the Grantor will remain liable for
the performance of the obligations hereunder notwithstanding the strata subdivision of the
Land and notwithstanding the transfer of any portion of the Land, including any strata lot, to
a third party transferee. This section 7 does not limit or restrict the intent and meaning of
section 6(d) herein
IN WITNNESS WHEREOF as evidence of their agreement to be bound by the terms of this Agreement,
the parties hereto have executed the Form C and Form D to which this Agreement is attached and which
forms part of this Agreement.
END OF DOCUMENT
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TERMS OF INSTRUMENT - PART 2
Section 219 Covenant
THIS COVENANT dated for reference the ____ day of ______________, 201__,
BETWEEN:
FALCON VILLAGE DEVELOPMENT LTD., a company incorporated in British
Columbia under No. BC1106837, having a registered office at c/o Fleming
Olson Taneda & MacDougall, 4038- 200B Street, Langley, BC, V3A 1N9
(the “Developer”)
AND:
CITY OF MAPLE RIDGE, a municipality incorporated under the Community
Charter, and having its office at 11995 Haney Place, Maple Ridge, BC, V2X 6A9
(“City”)
WHEREAS:
A. The Developer is the registered owner in fee simple of those lands and premises in
Maple Ridge, British Columbia which are legally described in Item 2 of the Form C attached
hereto ( “Lot ___”);
B. Section 219 of the Land Title Act of British Columbia permits the registration of a
covenant of a negative or positive nature in favour of a municipality, in respect of the use of
land, the building on land, the subdivision of land and the preservation of land or a specific
amenity on the land;
C. The City, after a request for proposal process, sold Lot ___to the Developer on the
condition that Lot ___ is developed in conformance with the Developer’s development
proposal, including the provision of amenities for the development;
D. [AMEND AS REQUIRED] An agreement on these same terms is also registered or is expected
to be registered against another portion of this development being PID: ____, Lot ______, [list
other three lots] and it is intended that this Agreement and the agreement registered on those
other properties shall be read as one agreement and the defined term “Lands” includes those
other properties together with Lot _____.
E. The Developer wishes to grant and City wishes to accept these covenants over Lot
___restricting the use and subdivision of Lot ___in the manner herein provided;
APPENDIX M
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NOW THEREFORE in consideration of the premises and the covenants herein contained, the
payment of the sum of One ($1.00) Dollar paid by City to the Developer, and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
parties covenant and agree, pursuant to Section 219 of the Land Title Act of British Columbia as
follows:
Grant of Section 219 Covenant
1.The Developer hereby covenants, promises and agrees, pursuant to the Section 219 of
the Land Title Act, as amended, that the Developer shall not subdivide, not build, use or
not use Lot ___, as the case may be, and may not apply for a building permit or
occupancy permit as the case may be, except as provided for in Attachment “1”
attached hereto.
Costs
2.The Developer shall comply with all the requirements of this Agreement at its own cost
and expense.
Construction Standards
3.All works and services required to be undertaken by the Developer pursuant to this
Agreement shall be completed to City’s applicable bylaw standards for those works and
services and to the satisfaction of City.
Plans
4.Where a covenant, right of way or other document required by this Agreement requires
a survey or other plan, the Developer shall be solely responsible, at its own cost, for
preparation of the document, including the survey and the plan.
Registration
5.The Developer agrees to do everything necessary, at the Developer’s expense, to ensure
that this Agreement is registered against title to Lot ___with priority over all financial
charges, financial liens and financial encumbrances that are registered, or the
registration of which is pending at the time of application for registration of this
Agreement, except those in favour of City.
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Priority
6.Where any part of this Agreement requires the Developer to grant City a further
covenant, statutory right of way or other interest in land as a condition of a subdivision
or use of Lot ___, the Developer shall apply to register that document, at its own cost, in
priority to all registered and pending financial charges.
Severance
7.If any portion of this Agreement is held invalid by a court of competent jurisdiction, the
invalid portion shall be severed and the decision that it is invalid shall not affect the
validity of the remainder of the Agreement.
Runs with Lands
8.The covenants set forth herein shall charge Lot ___pursuant to Section 219 of the Land
Title Act and shall be covenants the burden of which shall run with Lot ___and bind Lot
___ands and every part or parts thereof, and shall attach to and run with Lot ___and
each and every part to which Lot ___may be divided or subdivided, whether by
subdivision plan, strata plan or otherwise howsoever. The covenants set forth herein
shall not terminate if and when a purchaser becomes the owner in fee simple of Lot ___,
but shall charge the whole of the interest of such purchaser and shall continue to run
with Lot ___and bind Lot ___and all future owners of Lot ___and any portion thereof.
Other Development Requirements
9.The Developer acknowledges and agrees that this Agreement does not include all the
requirements for development of Lot ___or any portion of Lot ___, and that prior to
construction or other development work, the Developer must obtain all necessary
development permits, development variance permits, building permits, and other
required approvals from City. The Developer acknowledges and agrees that acceptance
of this Agreement by City is not confirmation that permits and other approvals will be
granted or given by City.
Specific Relief
10.Because of the public interest in ensuring that all of the matters described in this
agreement, and the provisions of all applicable laws, are complied with, the public
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interest strongly favours the award of a prohibitory or mandatory injunction, or an
order for specific performance or other specific relief, by the Supreme Court of British
Columbia at the instance of the Municipality, in the event of an actual or threatened
breach of this agreement.
Indemnity
11.The Developer hereby releases, indemnifies and saves harmless City, its elected officials,
officers, employees, agents and others for whom City is responsible at law from and
against any and all manner of actions, causes of actions, claims, costs, expenses
(including actual legal fees), losses, damages, debts, demands and harm, by
whomsoever brought, of whatsoever kind and howsoever arising out of or in any way
due to or relating to the granting or existence of this Agreement or the carrying out of
the transactions contemplated by it.
Interpretation
12.Wherever the singular or masculine or neuter is used in this Agreement, the same shall
be construed as meaning the plural, the feminine or body corporate where the context
or the parties thereto so require.
Bylaw to the Contrary
13. This Agreement shall restrict the subdivision and use of Lot ___in the manner provided
herein notwithstanding any right or permission to the contrary contained in any bylaw
of City.
Other Requirements
14.The Developer acknowledges that satisfaction of the conditions established by this
Agreement does not relieve the Developer from complying with all enactments and
lawful requirements in relation to the subdivision and use of Lot ___.
Further Assurances
15.The parties hereto shall execute and do all such further deeds, acts, things, and
assurances as may be reasonably required to carry out the intent of this Agreement.
Waiver
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16.Waiver by City of any default by the Developer shall not be deemed to be a waiver of
any subsequent default.
Powers Preserved
17.Nothing contained or implied herein shall prejudice or affect the rights and powers of
City in the exercise of its functions pursuant to the Local Government Act or the
Community Charter or its rights and powers under all of its public and private statutes,
bylaws, orders and regulations to the extent the same are applicable to Lot ___, all of
which may be fully and effectively exercised in relation to Lot ___as if this Agreement
had not been executed and delivered by the Developer.
Enurement
18.This Agreement shall enure to the benefit of and be binding on the parties hereto and
their respective successors and permitted assigns.
Municipal Discretion
19.Wherever in this Agreement the approval of City is required, some act or thing is to be
done to the satisfaction of City, or City is entitled to form an opinion or is given a sole
discretion:
(a) The relevant provision is not deemed fulfilled or waived unless the approval, opinion
or expression of satisfaction is in writing signed by a representative of City;
(b) The approval, opinion or satisfaction is in the discretion of City in its sole and
unfettered discretion; and
(c) City is under no public law duty of fairness or natural justice and may do any of
those things in the same manner as if it were a private party and not a public body.
References
20.Every reference to each party is deemed to include the heirs, executors, administrators,
personal representatives, successors, assigns, servants, employees, agents, contractors,
officers, licensees and invitees of such party, wherever the context so requires or allows.
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City’s Representative
21.Any opinion, decision, act or expression of satisfaction or acceptance provided for in this
Agreement may be taken or made by City’s Director of Planning or his/her delegate
(“Planner”).
As evidence of their agreement to be bound by the terms of this instrument, the parties hereto
have executed the Land Title Office Form C which is attached hereto and forms part of this
Agreement.
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ATTACHMENT “1”
Siting and Development
1.All buildings and structures to be constructed or erected on the Lands shall be
constructed or erected in compliance with the Design Guidelines, attached hereto as
Attachment “2”. The City’s Planner is hereby authorized to approve minor amendments
to the Design Guidelines provided that such amendments are consistent with the overall
character and intent of the original Design Guidelines. All references to Phases in this
Attachment “1” refer to the buildings to be built in phases as shown on the Design
Guidelines.
2.The Lands shall not be occupied for residential purposes unless the Developer has
constructed, installed and completed all trees, shrubs, flowers, structural soils or
approved alternative, irrigation systems, screening, decorative pavers, decorative
concrete, decorative brick, decorative lighting, water features, seating areas and other
aesthetic features to be constructed and installed on the Lands, as shown on the Design
Guidelines to the satisfaction of the Planner, on or before the date that is ninety (90)
days following the substantial completion of all dwellings to be constructed on the
Lands .
3.All vehicular traffic through the Lands will be prohibited except through the east-west
corridor marked “Lane” on page DP1.2 of the Design Guidelines.
4.The Developer will make provision for routes for pedestrian, wheelchair and bicycle
transportation through the development, including granting easements for passage over
the Lands or common property as the case may be, to the satisfaction of the Planner.
Public Art
5.The Lands shall not be occupied for residential purposes unless the Developer has
provided one or more pieces of public art, such as statuary, to be situated on the Lands,
at a minimum collective value of twenty thousand dollars ($20,000.00), to the
satisfaction of the Planner. The Developer will inform the Planner of the exact number,
situation and descriptions of the public art pieces, and the Developer will ensure the
approved public art pieces are installed before the Developer makes application to the
City for an occupancy permit for that part of the Lands legally described as Lot 4 DL 401
Gp 1 NWD Plan EPP65496.
6.The public art pieces described in section 5 above shall be maintained in perpetuity by
the Developer or its successors in title.
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Child Care Centre
7.The Developer shall, as part of the development of that part of the Lands legally
described as Lot 4 DL 401 Gp 1 NWD Plan EPP65496, construct a daycare space within
that development being one commercial retail unit, of at least 150 m2of indoor space
(not including bathrooms and hallways) and 150 m2 of exclusive-use outdoor space, for
use as a 25-child daycare (the “Daycare Space”).
8.No building or structure on that part of the Lands legally described as Lot 4 DL 401 Gp 1
NWD Plan EPP65496 shall be occupied until and unless the Developer has, to the
satisfaction of the Planner and the Planner has confirmed same in writing:
a.obtained an occupancy permit from the City of Maple Ridge for the Daycare
Space, and
b.entered into a written lease agreement with a daycare operator for use and
operation of the Daycare Space.
9.Notwithstanding the City’s zoning bylaw or any other bylaws or changes to any
Provincial legislation regulating day care spaces, the Developer will use the Daycare
Space only for the operation of a daycare.
Green Building – LEED Certified Equivalency
10.Prior to applying for an occupancy permit in respect of any commercial buildings on the
Lands, the Developer will ensure that the commercial and multi-family residential
buildings on the Lands are constructed in a manner that is equivalent to or exceeds the
‘LEED Certified’ building standard set by the Canada Green Building Council in effect as
at the date of the Phased Development Agreement, exclusive of any performance
requirements of that standard (“LEED Certified”). The Developer will obtain written
confirmation from a registered architect or other professional acceptable to the City
that the buildings will meet or exceed the LEED Certified standard of construction in
effect as of the date of this Agreement, exclusive of any performance requirements of
that standard, and provide written confirmation to the City. For clarity, the parties
anticipate that the Developer will employ the following methods:
a.Low-impact development standards, including absorbent soils, naturalized
landscaping and xeriscaping, and permeable surfaces;
b.Rain water recovery systems;
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c.Organic waste facilities;
d.Infrastructure for future alternative energy sources;
e.Roof gardens and permeable paving to reduce impervious surfaces;
f.Reduced indoor and outdoor water use through fixture selection and irrigation
requirements;
g.Optimize energy efficiency through fixture and appliance selection, extensive use
of daylight, and maximized envelope performance;
h.Materials are environmentally, economically, and socially have preferable life-
cycle impacts;
i.Reduce construction water and divert materials wherever possible;
j.Enhance indoor air quality, thermal comfort and overall well-being by:
conducting air quality assessment, utilizing low-emitting materials, maximizing
natural ventilation, offering individual control of air temperature, maximizing
daylight and providing unobstructed views for the majority of living control of air
temperatures, maximizing daylight and providing unobstructed views for the
majority of living commercial spaces; and
k.Electrical vehicle charging stations and provision for Electrical Vehicles:
i. Public parking: one Level 3 fast-charging receptacle located within the
public surface parking area to be provided and wired to city power;
ii. CRU tenant parking: install conduit to allow for one Level 2 charging
receptacle per CRU unit; and
iii. Residents’ parking: install conduit to 10% of the parking stalls to allow for
future Level 1 charging receptacles.
Rental Housing – Affordable Rental and Market Rental
11.The Developer shall not construct any building or structure on the Lands or apply for a
building permit in respect of the Lands, and the City shall not be obliged to issue a
building permit in respect of the Lands, unless and until the Developer has entered into
a housing agreement with the Municipality pursuant to section 483 of the Local
Government Act in respect of the following number of units, in perpetuity:
a.5 rental units in Phase 1, being:
i.2 – two bedroom units, rented at market rate,
ii.2 – three bedroom units, rented at market rate, and
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iii.1 -two bedroom units, rented at affordable non-market rate, and fully
accessible as described in the BC Building Code.
b.4 rental units in Phase 2, being:
i.3 – one bedroom units, rented at market rate, and
ii.1 – 3 bedroom unit, rented at affordable non-market rate, and fully
accessible as described in the BC Building Code.
c.5 rental units in Phase 3
i.2 – two bedroom units, rented at market rate,
ii.2 – three bedroom units, rented at market rate, and
iii.1 – two bedroom units, rented at affordable non-market rate, and fully
accessible as described in the BC Building Code.
d.7 affordable non-market units in Phase 4
i.3 – two bedroom units, rented at affordable non-market rate, and
ii. 4 – one bedroom units, rented at affordable non-market rate, with 2 of
these being fully accessible as described in the BC Building Code.
For clarity, in the Housing Agreement for the 10 affordable non-market units, rent will be set at
a maximum of 30% of average household income (as published by BC Housing or Stats Canada).
The Housing Agreement will define affordable non-market rents, the criteria for qualified
renters, any qualifications on ownership of the rental units, and the forms of tenure for the
units.
Adaptable Units
12.Prior to applying for an occupancy permit in respect of any residential building on the
Lands, ensure a minimum of 10% of the residential buildings are built on the Lands in
accordance with the SAFERhome standard for Multi-Storey Residential Towers,
published by the Saferhome Standards Society (“Saferhome Standard”), including, but
not limited to, the following adaptable criteria:
a.Thresholds (including doorways and showers);
b.Backing/reinforcement for future grab bars in washrooms and at stairs;
c.Doors – as wide as possible; easily operated hardware (lever sets); and
d.Passageways and pinch points
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The Developer will obtain written confirmation from a registered architect or other
professional acceptable to the City that the buildings will meet or exceed the Saferhome
Standard of construction in effect as of the date of this Agreement, and provide written
confirmation to the City. For clarity, the units constructed to the Saferhome Standard
will not also be counted as units that comply with the accessibility requirements of the
BC Building Code as described in section 11 above.
Restriction on Subdivision
13.The Developer shall not subdivide any portion of the Lands by way of strata plan under
the Strata Property Act unless the Planner states in writing that the Planner is satisfied
that the Developer has met or is on track to meet all requirements of this Agreement.
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ATTACHMENT “2’
[Site Plan, Design Guidelines, Landscaping Plan]
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-106-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:
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 27, 2017
and Members of Council FILE NO: 2014-106-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7125-2014
23882 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23882 Dewdney Trunk
Road, from RS-1b (One Family Urban (Medium Density) Residential) to R-2 (Urban Residential
District), to permit a future subdivision of approximately 11 lots. Council granted first reading to
Zone Amending Bylaw No. 7125-2014 on January 27, 2015. The minimum lot size for the
current RS-1b (One Family Urban (Medium Density) Residential) zone is 557m² and the minimum lot
size for the proposed R-2 (Urban Residential District) zone is 315 m². This application is in
compliance with the Official Community Plan (OCP).
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $56,100.00.
There is not sufficient suitable land for park dedication on the subject site and it is recommended
that Council require the developer to pay to the City an amount that equals 5% of the market value of
the land required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7125-2014 be given second reading, and be forwarded to Public
Hearing;
2) That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local
Government Act; and,
3) That the following terms and conditions be met prior to final reading:
i) Registration of a Restrictive Covenant for Stormwater Management
ii) 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.
iii) That a voluntary contribution, in the amount of $56,100.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Foremost Development Corporation
Legal Description: Lot A Except: Part Subdivided by Plan LMP1144 Section 16 Township 12 New
Westminster District Plan LMP806
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1b (One Family Urban (Medium Density) Residential)
Proposed: R-2 (Urban Residential District)
Surrounding Uses:
North: Use: School Board Works Yard
Zone: P-6 (Civic Institutional)
Designation: Institutional
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: R-2 (Urban Residential District)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 0.52 ha (1.30 acres)
Access: New Local Road and Lane
Servicing requirement: Urban Standard
2) Project Description:
The applicant proposes to rezone the subject property from RS-1b (One Family Urban (Medium
Density) Residential) to R-2 (Urban Residential District) to permit future subdivision into eleven single
family residential lots. Lots fronting Dewdney Trunk Road will be accessed via a rear lane, while
remaining lots will be accessed from a new local road, both of which will be extended from the east.
The subject property’s road pattern will align with the development to the east, located at 23908 and
23920 Dewdney Trunk Road (2014-016-RZ), which has received final reading. The subject property
is dependent on the approval of the recently rezoned neighbouring development getting subdivision
approval, in order for the subject property to gain access and the required servicing. The adjacent
development was rezoned to R-2 (Urban Residential District) for twelve single family residential lots,
and is expected to receive subdivision approval in the near future.
- 3 -
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $56,100.00.
3) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential in the OCP, and is subject to the Major Corridor
Infill policies. 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-2 (Urban Residential
District) is in conformance with the Urban Residential designation and infill policies.
Zoning Bylaw:
The applicant proposes to rezone the property located at 23882 Dewdney Truck Road from RS-1b
(One Family Urban (Medium Density) Residential) to R-2 (Urban Residential District) to permit future
subdivision into eleven single family lots. The minimum lot size for the current RS-1b (One Family
Urban (Medium Density) Residential) zone is 557m² and the minimum lot size for the proposed R-2
(Urban Residential District) zone is 315 m².
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and Utilities:
To waive the requirement to convert overhead utilities on Dewdney Trunk Road to
underground wiring, in accordance with Council Policy 9.05 – Conversion of Existing
Overhead Utility Wiring to Underground Wiring.
The requested variances to waive the requirement to convert overhead utilities will be the subject of
a future Council report.
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.
Development Information Meeting:
A Development Information Meeting was not required for this development as it does not require an
OCP amendment.
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 no suitable land for park dedication on the subject property(ies) and it is
therefore recommended that Council require the developer to to pay to the City an amount that
equals the market value of 5% of the land required for parkland purposes. The amount payable to
the City in lieu of park dedication must be derived by an independent appraisal at the developer’s
- 4 -
expense. Council consideration of the cash-in-lieu amount will be the subject of a future Council
report.
4) School District No. 42 Comments:
The School District website has noted that the subject properties fall within the Alexander Robinson
Elementary and Garibaldi Secondary school catchment areas. Actual numbers for 2016 indicate
that Alexander Robinson Elementary is at 118% utilization, with 553 students. For secondary school
enrollment capacity, actual numbers for 2016 indicate that Garibaldi Secondary is at 71% utilization,
with 748 students.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7125-2014, and that
application 2014-106-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the City an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“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 Christine Carter” 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. 7125-2014
Appendix D – Proposed Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 3, 2014 FILE: 2014-106-SD BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
23882 DEWDNEY TRUNK ROAD
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 3, 2014 FILE: 2014-106-SD BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
23882 DEWDNEY TRUNK ROAD
CITY OF MAPLE RIDGE
BYLAW NO. 7125-2014
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. 7125-2014."
2. That parcel or tract of land and premises known and described as:
Lot A Except: Part subdivided by Plan LMP1144 Section 16 Township 12 New
Westminster District Plan LMP806
and outlined in heavy black line on Map No. 1633 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 27th day of January, 2015.
READ a second time the 27th day of June, 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 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1b (One Family Urban (Medium Density) Residential)
R-2 (Urban Residential District)
7125-20141633
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-352-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:
Traffic Study – Creative Transportation Solutions Ltd, dated April 1, 2016
Stage 1 Preliminary Site Investigation – Next Environmental Inc., dated Dec 8, 2015
5.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 13, 2017
and Members of Council FILE NO: 2016-352-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7288-2016 and
Second Reading
Zone Amending Bylaw No. 7289-2016
First, Second, and Third Reading
Housing Agreement Bylaw No. 7345-2017
23004 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23004 Dewdney Trunk
Road, from RS-1 (One Family Urban Residential) to C-2 (Community Commercial), to permit a future
medical clinic and pharmacy, with two rental units above.
Council granted first reading to Zone Amending Bylaw No. 7289-2016 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on October 25, 2016.
This application requires an amendment to the Official Community Plan (OCP) to redesignate the
land use from Urban Residential to Commercial.
Pursuant to Council policy, this application is exempt from the Community Amenity Contribution
Program as the development is for commercial purposes, and is providing two rental units which will
be secured through a Housing Agreement with the City.
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. 7288-2016 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7288-2016 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. 7288-2016 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7288-2016 be given first and second
readings and be forwarded to Public Hearing;
- 2 -
5) That Zone Amending Bylaw No. 7289-2016 be given second reading, and be forwarded to Public
Hearing;
6) That 23004 Dewdney Trunk Road Housing Agreement Bylaw No. 7345–2017 be given first,
second and third readings; and
7) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "B";
iii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
iv) Registration of a Restrictive Covenant for protecting the Stormwater Management Plan;
v) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that the two residential units above the
commercial ground floor will be restricted to residential rental units; and
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.
DISCUSSION:
1) Background Context:
Applicant: B. Chadwick
Legal Description: Parcel A (Reference Plan 7941) Lot 1, Except: Part Dedicated
Road Plan NWP87590, Section 17, Township 12, NWD Plan
3179
OCP:
Existing: Urban Residential
Proposed: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Commercial (Optometrist, Spa, Office)
Zone: CD-2-95 (Comprehensive Development)
Designation: Commercial
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Seniors’ Housing
Zone: RE (Elderly Citizens Residential)
Designation: Urban Residential
- 3 -
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Medical Office, Pharmacy, Two Rental Dwelling Units
Site Area: 892 m² (0.2 acres)
Access: 230 Street
Servicing requirement: Urban Standard
Companion Applications: 2016-352-DP/DVP
2) Project Description:
The subject property, located at 23004 Dewdney Trunk Road, is relatively flat and is bounded by
Dewdney Trunk Road to the north, 230 Street to the west, single family residential to the south, and
a seniors’ housing development to the east (see Appendices A and B).
The applicant has requested to rezone the subject property from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial), for the development of a medical office, pharmacy and
two rental dwelling units above. Pursuant to Council policy, this application is exempt from the
Community Amenity Contribution Program as the development is for commercial purposes, and is
providing two rental units which will be secured through a Housing Agreement with the City.
3) Planning Analysis:
The subject property is currently designated Urban Residential – Major Corridor. The proposed
rezoning to C-2 (Community Commercial) is not a compatible zone for the Urban Residential – Major
Corridor designation; therefore, an OCP amendment application is required to re-designate the
subject property from Urban Residential to Commercial – General Commercial category (see
Appendix C). Although commercial expansion along Dewdney Trunk Road is not taken lightly, this
OCP amendment could be supported for a number of reasons. The General Commercial category is
consistent with other General Commercial lands that are identified in the OCP, along Dewdney Trunk
Road, east of the Town Centre. In keeping with Policy 6-20 of the OCP, the subject property, which is
located on the corner of a major corridor, is located such that it has “suitable linkages to other
commercial centres and nodes, and residential neighbourhoods. Linkages include an adequate
transportation system, which considers transit, trails, bikeways, pedestrian corridors and roadways.”
Principle 19 of the OCP also states that:
“There is value in identifying new lands for commercial and industrial uses to secure
locations for future employment that will help to create a balanced community. Citizens
prefer locations where commercial and industrial activities ‘fit’ within the community
context.”
As there are existing commercial developments to the north-east and north-west, the additional
commercial development on the subject property would fit with the existing context.
The applicant intends to provide two dwelling units above the professional service use as rental
housing units in perpetuity, and the owner will enter into a Rental Housing Agreement with the City of
Maple Ridge (see Appendix D). This OCP amendment is supported by the Housing Action Plan,
Strategy #4 – Create New Rental Housing Opportunities, which includes the following action:
- 4 -
“Facilitate the development of new rental units above commercial developments or as other
forms of secured market rental housing. The widening of the District’s (City’s) residential-
over-commercial zoning regulations to more zones, especially for zones that apply to areas
of density transition, along with the use of density bonusing, reduction in permit fees, or
parking relaxations can be used to encourage this type of investment. The units can be
restricted for the purposes of market rental use by way of a housing agreement and
covenant on title.”
OCP policy 3-32 also supports the rental units, as follows:
“Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District (City). Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.”
Additionally, on August 29, 2016, Council directed staff to develop a policy to support rental units
above commercial development, and this forms part of the Planning Department’s 2017 Work
Program.
Commercial and Industrial Strategy:
The Commercial and Industrial Strategy Report 2012-2042, endorsed by Council in 2014,
categorized the subject property geographically with the Town Centre for the purpose of commercial
space demand forecasting. This “Town Centre Fringe” area was not expected to be a significant
contributor to commercial land supply in the Town Centre. As this development proposes a “mixed
use”, combining office space development with rental accommodation, the forecasting provided by
GP Rollo and Associates for office space developments are pertinent:
“The location of office space within mixed-use formats is the most likely means by which
additional speculative office space will be added to the Town Centre, given that current and
projected office lease rates are likely insufficient to allow for an economically feasible stand-
alone office project (at least in the near-term).”
Additionally, it is noted that “the sectors with the most growth potential in Maple Ridge include:
Business Services, Manufacturing, Retail, Education, as well as Health and Welfare/Public
Administration” and one strategy would be to:
“Continue to support the Economic Development office and their work to attract
entrepreneurs, businesses and employees.”
The Health and Welfare sector is forecasted to employ 5,100 people by 2041. As the population
grows, employment in the Health and Welfare sector will grow. An aging population will also increase
jobs in Health and Welfare.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial) (see Appendix E) to permit the development of a
medical office, pharmacy and two rental dwelling units above (see Appendix F). Any variations from
the requirements of the proposed zone will require a Development Variance Permit application.
- 5 -
Currently, the C-2 (Community Commercial) zone permits accessory apartment use; however, an
apartment is defined in the Zoning Bylaw as “a residential use where the building or buildings on a
lot are each used for three or more dwelling units. Apartment building(s) may contain Townhouse
dwelling units.” By this definition, the two proposed dwelling units could not be considered as
“apartment”, as it is less than three units.
In order to accommodate one or two dwelling units above a commercial development, a text
amendment is proposed for the C-2 (Community Commercial) zone to allow for one or two dwelling
units as permitted accessory uses (see Appendix E).
i) Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires 1 parking space per 30m² gross floor area for a
retail and/or professional service use; 1 concealed parking space per dwelling unit for the apartment
use; and 0.2 concealed parking spaces per dwelling unit to be designated for visitor parking spaces.
The gross floor area of the retail and professional service uses is 291m², requiring 10 parking
spaces. The two apartment units require 2 concealed parking spaces for residents and one
concealed space for visitors. For this development, 11 parking spaces are provided for the retail and
professional service uses, two concealed parking spaces are provided for the residents, and one un-
concealed parking space is provided for visitors. A variance is required for the un-concealed visitor
parking space, which will be the subject of a future Council report.
It should be noted that the main concern expressed at the Development Information Meeting, held
on May 24, 2017, was that patients coming to the clinic would be parking along 230 Street and be a
nuisance to the residents in the area. The developer explained that the clinic is not intended to be a
walk-in clinic, therefore the parking would be regulated by appointment schedules. On-street parking
is intended to be for the general public.
ii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix E):
Zoning Bylaw No. 3510 -1985, Section 403 (4) (e) (i) Where a use on lands
designated Commercial abuts a use on lands designated Residential, a landscape
screen of a minimum of 2.0m in height and a maximum of 3.6m in height shall be
provided along common property lines between the abutting uses.
The C-2 (Community Commercial) zone does not have an interior lot line setback requirement;
therefore this development is proposed to have a 0m setback along the eastern property line. The
existing RE (Elderly Citizens Residential) zoned development to the east currently has a cedar hedge
along the property line which will serve as a landscape buffer between the proposed development
and the property to the east. A 2.0m cedar fence is proposed along the south-eastern and southern
property lines, along with landscaping to serve as a landscape screen.
Off-Street Parking and Loading Bylaw No. 4350 -1990, requires 0.2 concealed
spaces per dwelling unit designated for visitors.
The visitor’s parking space for the two residential units is not concealed; however, the parking space
will be identified as a parking space for residential use and a restrictive covenant will be registered
- 6 -
on Title to ensure that the parking space remains a visitor parking space for the residential dwelling
units.
The requested variances will be the subject of a future report to Council.
iii) Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal’s ability to foster attractive commercial areas that are compatible with
adjacent development and enhance the unique character of the community. Accordingly, prior to
final zoning approval, the Development Permit must be reviewed and approved. An application for
the Development Permit has been received. Adherence of this project to the guidelines will be the
subject of a future report to Council and a security will be taken as a condition of the issuance of the
Development Permit to ensure that the Development Permit Area guidelines are met.
iv) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on March 14, 2017 (see Appendices G and H).
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that the following concerns be addressed and digital versions of revised
drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to
the Advisory Design Panel for information:
1. Provide a locked garbage enclosure, coordinate appropriately with the architecture of
the building. Cannot be a shared space with visitor parking.
2. Enhance the walkway from the parkade to the residential entrance.
3. Direct water to the bioswale from parking lot, walk ways and from the roof.
4. Provide site furniture or landscape structure for seating.
5. Use landscape elements to define pedestrian entrance to the site.
6. Provide large trees to complement the magnolia trees.
7. Provide bike rack.
8. Clarify the locations of the underground tank for grey water from the clinic and
retention tank for the site.
9. Provide architectural feature and public art to enhance the truncated corner of the
building.
10. Provide a way finding element for pedestrians in the surface treatment and
landscaping edges on the site.
11. Provide canopies at the main entrances to the clinic and the pharmacy.
12. Recess the pharmacy doors on Dewdney Trunk Road.
13. Provide access door from garage to the stairs.
14. Express the residential entrances more clearly.
15. Provide skylight above the residential stairwell.
16. Locate skylight at the 90 degree corner at residential level; a minimum 2 feet from
the wall.
17. Provide canopies for the residential entrances.
18. Gas meter location to be identified and properly screened.
19. Provide canopy over outdoor patio or terrace. Enhance and provide details of screen
and canopy at residential terrace.
20. Provide lighting design for the site and the exterior of the building.
- 7 -
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.
v) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool Room, on
May 24, 2017. Three people attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and include the following main points:
Concerns with additional people parking along 230 Street;
Enquired about the landscaping screening along the eastern and southern property
lines; and
Concerned about HVAC units taking up a potential parking space.
The following are provided in response to the issues raised by the public:
As discussed above in the Off-Street Parking and Loading Bylaw section, the clinic is
not intended to be a walk-in clinic, so parking will be somewhat regulated by
appointment schedules. Parking along streets is for the general public.
A 2.0m cedar fence in addition to landscaping will be provided along the southern
and south-eastern property lines.
The developer had proposed to have the HVAC units along 230 Street, next to the
sidewalk. This is not a desirable location from a pedestrian’s perspective, so the City
had requested for the units to be placed on the roof. The developer was not willing to
revise their roof plan to accommodate this; therefore they moved the HVAC units next
to the building, which will keep the units away from the pedestrian realm and allow
for an additional parking space.
4) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Required servicing
will include:
Concrete curb and gutter across the site frontage on the east side of 230 Street.
Upgrading of 230 Street to an urban collector standard.
A 1.5m wide concrete sidewalk across the site frontage on the east side of 230
Street.
The existing driveway letdown on Dewdney Trunk Road will need to be removed.
The storm sewer will need to be extended along the 230 Street frontage from the
existing main on Dewdney Trunk Road
Onsite storm sewer services to be designed to meet the three-tier criteria for
stormwater management, as outlined in the Watercourse Protection Bylaw and the
Subdivision and Development Services Bylaw.
A street light design is required for 230 Street.
A street tree design is required for 230 Street and Dewdney Trunk Road.
- 8 -
A new water service connection will need to be installed by the City before the road
improvement works are constructed on 230 Street.
Asphalt widening along the west side of 230 Street to allow for a 1.2m wide asphalt
walkway and repaint crosswalks.
ii) License, Permits and Bylaws Department:
The Licences, Permits and Bylaws Department has reviewed the development application and has
provided comments related to Building Code requirements which have been provided to the
developer. These comments will be reviewed again at the Building Permit stage.
iii) Fire Department:
The Fire Department has provided comments to the developer regarding fire safety plans,
architectural plans, fire alarm information, fire department connection, and address visibility, which
will be addressed at the Building Permit stage.
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 28, 2017 and a response was received on March 3, 2017, as follows:
“Golden Ears Elementary has an operating capacity of 526 students. For the 2016-17 school
year, the student enrolment at Golden Ears Elementary is 484 students (93% utilization)
including 154 students from out of catchment.
Thomas Haney Secondary School has an operating capacity of 1200 students. For the 2016-
17 school year, the student enrolment at Thomas Haney Secondary School is 1098 students
(91.5% utilization), including 707 students from out of catchment.”
As this proposed mixed-use commercial development involves only two residential units, it’s not
expected to have a significant impact on the School District catchment areas.
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 amend the land use designation
from Urban Residential to Commercial, is considered to be minor in nature. It has been determined
that no additional consultation beyond existing procedures is required, including referrals to the
Board of the Regional District, the Council of an adjacent municipality, First Nations, the School
District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
- 9 -
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7288-2016,
that second reading be given to Zone Amending Bylaw No. 7289-2016, that first, second and third
reading be give to the Housing Agreement Bylaw No. 7345-2017, and that application 2016-352-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 – OCP Amending Bylaw No. 7288-2016
Appendix D – Housing Agreement Bylaw No. 7345-2017
Appendix E – Zone Amending Bylaw No. 7289-2016
Appendix F – Site Plan
Appendix G – Building Elevations
Appendix H – Landscape Plan
DATE: Sep 9, 2016
2016-352-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk RoadLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Sep 9, 2016
2016-352-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk Road
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7288-2016
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 "B" 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. 7288-2016."
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel A (Reference Plan 7941) Lot 1 Except: Part dedicated Road Plan NWP87590;
Section 17 Township 12 New Westminster District Plan 3179
and outlined in heavy black line on Map No. 936, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 13th day of June, 2017
READ a second time the 13th day of June, 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
FULLER AVE.230 ST.GEE ST.230 ST.PURDEY AVE.GROVE
STEPHENS ST.DEWDNEY TRUNK ROAD
CHERRYWOOD DR.229 ST.230 ST.APPLE
PEACH TREE CRT.
12106
/9212138229641212411921
11944
11910
11902
12146
11955
12041
12053 1213011980
12104
2313811891
11900
11957
11930
11932
11979
11921
11931
11910
12084
12149
1213122910121272297123085121411189822920 12147
12107
12073
23003
229042292211950
1187922909 1214011903
12110
11913 2300412136231182291212064
229382309711891
11922
12151
2300711832/11976 2311311914
12036
118882291022905 11982 2312211937229392292122921 23109121292298711960
11880 231441192022952 1212822950231152303112074
11912 121392310811949
12094
1212212133231181 2 1 4 4
12094
228902293612067 121422299412056
228992294012048
11911 23101231302297411901
12006
11951
119402292312105 2314223145229842312611931 22949229002291712022 23005230631212623105/2012145
12095
1213223011
2289511905
11951/53
1189522944 23010/302293011895230152292911975
12009
11890
11881 2308511892121371194522898230772313411939
12095
11927
23013 121342314612087
2309111911
11901
12085
1212522911229542300911911
12084
11830
11950 1213512064
12116
12057
12115
12105
121231
259
69 148
317
258
422
313
30
63
3
146
390
98
378
2
442
1
432
109
245
217
374
229
457
8
3
64
31
437377
LOT A
386 389
215
B
265
419
223231
266
393385
224
5
152
6
114
144
1
102
97
281
4 5
230
283
421
Pcl. 1
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28
155
10
216 387264
1
8
Rem.
70
420
26
425
1
268
417
7
375
153
220
431
1
2
380
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436
113
4
383
423
61
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5
71
31
74 143
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388
3 9
267
"A"
Rem
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A
392
Pcl 1
439
418
151
218
3
438
Rem
381
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157
112
2
284
62
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Pcl. 2150
309
27
38
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96
154
110
111 30
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142
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440
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382
434
2
2
391
Rem 66
329
189
Rem.
29
282
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379
149 32
3
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33156
7
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99
43
9 424
P 49271
P 39859P 18848EP 10384P 45030P 66938P 75587P 47120
RP 7941BCP 8273BCP 37415
P 32509
P 56520
P 40749P 57165P 43788LMS 2612
P 84291 P 75587P 44292EP 13671P 15849
P 43788P 66938
P 66938
P 66938P 20969
P 43788
LMP 1505
P 70632
P 84291
(BCP 8273)P 77489LMP 7593
P 18848LMP 26440
P 66938
P 14643
P 66938
BCP 22903
P 13473P 68237
P 26269P 45071 P87113P 24720BCP 9320
P 40749P 56868P 34984
P 57491
BCP 11295
P 46838LMS 1887P17941
P 58011 RP 87822EP 44294 EP 66939BCP 9319BCP 30861
RW 15258
LMP 41200
LMP 2409
1.5
RP 88236
LMP 7594B.C.T. R/WRW 80199 EP 68452BCP 38398
EP 35748
LMP 43981
B CP 9 32 1
BCP 5567
RP 88237
BCP 22904
RP 87590
LMP 2449
BCP 5568
RP 21052230 ST.´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Commercial
7288-2016936
CITY OF MAPLE RIDGE
BYLAW NO. 7345 – 2017
A Bylaw to authorize the City of Maple Ridge to enter into a
Housing Agreement for 23004 Dewdney Trunk Road
___________________________________________________________
WHEREAS pursuant to Section 483 of the Local Government Act, as amended, Council may,
by bylaw, enter into a housing agreement under that Section;
AND WHEREAS Council and Wasti Holdings Ltd. Inc. No. BC0940933 wish to enter into a
housing agreement for the subject property at 23004 Dewdney Trunk Road;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, in open meeting
assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as “23004 Dewdney Trunk Road Housing Agreement Bylaw
No. 7345 – 2017”.
2. By this Bylaw Council authorizes the City to enter into a housing agreement with
Wasti Holdings Ltd. Inc. No. BC0940933, in respect to the following land:
Parcel A (Reference Plan 7941) Lot 1 Except: Part Dedicated Road Plan NWP87590;
Section 17, Township 12, New Westminster District Plan 3179
3. The Mayor and Corporate Officer are authorized to execute the housing agreement
and all incidental instruments on behalf of the City of Maple Ridge.
4. Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw.
5. This bylaw shall take effect as of the date of adoption hereof.
READ a first time the day of , 2017.
READ a second time the day of , 2017.
READ a third time the day of , 2017.
ADOPTED, the day of , 2017.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
Schedule A
Part of Bylaw No. 7345-2017
- 1 -
SECTION 219 COVENANT AND HOUSING AGREEMENT
(2016-352-RZ)
BETWEEN:
WASTI HOLDINGS LTD. (Inc. No. BC0940933)
of 12932 Alouette Road, Maple Ridge, BC, V4R 1R8
(hereinafter called the "Covenantor")
OF THE FIRST PART
AND:
THE CITY OF MAPLE RIDGE
11995 Haney Place, Maple Ridge, British Columbia, V2X 6A9
(hereinafter called the "City")
OF THE SECOND PART
AND:
_________________________
(hereinafter called the "Lender")
OF THE THIRD PART
WHEREAS:
A. The Covenantor is the registered owner of or has an equity of redemption in certain lands
situated in the Municipality of Maple Ridge in the Province of British Columbia, and
more particularly known and described as:
PID: 007-907-699 PARCEL A (REFERENCE PLAN 7941) LOT 1 EXCEPT: PART
DEDICATED ROAD PLAN NWP87590; SECTION 17
TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 3179
(hereinafter called the "Lands").
B. The City is prepared to allow construction of a second storey for rental housing with a
gross floor area of 246 m².
C. The Covenantor and the City wish to enter into this Agreement to restrict the use of
housing units to be constructed on the Lands, on the terms and conditions of this
Schedule A
Part of Bylaw No. 7345-2017
- 2 -
Agreement, to have effect as both a covenant under section 219 of the Land Title Act and
a housing agreement under section 483 of the Local Government Act.
D. The City has adopted a bylaw under section 483 of the Local Government Act to
authorize this Agreement as a housing agreement.
NOW THEREFORE in consideration of the premises and the covenants herein contained, the
payment of the sum of One Dollar ($1.00) paid by the City to the Covenantor, and other good
and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
parties covenant and agree, pursuant to section 483 of the Local Government Act and section 219
of the Land Title Act (British Columbia) as follows:
Definitions
1. In this Agreement:
(a) “Dwelling Units” means all residential dwelling units located or to be located on
the Lands whether those dwelling units are lots or parcels, or parts or portions
thereof, into which ownership or right of possession or occupation of the Lands
may be subdivided (hereinafter defined) and includes single family detached
dwellings, duplexes, townhouses, auxiliary residential dwelling units, rental
apartments and strata lots in a building strata plan;
(b) “Lands” means the land described in Item 2 of the General Instrument, including
any buildings now or hereafter located on the aforementioned land, and any part
or a portion of such land or building into which said land or building is or may at
any time be subdivided;
(c) “Subdivide” means to divide, apportion, consolidate or subdivide the Lands, or
the ownership or right to possession or occupation of the Lands into two or more
lots, parcels, parts, portions or shares, whether by plan, descriptive words or
otherwise, under the Land Title Act or the Strata Property Act, or otherwise, and
includes the creation, conversion, organization or development of “cooperative
interest” or “shared interest in land” as defined in the Real Development
Marketing Act.
Use, Occupancy, Subdivision and No Separate Sale Restrictions
2. All Dwelling Units shall only be used to provide rental accommodation and shall remain
as rental accommodation in perpetuity.
3. All Dwelling Units shall be rented only on a month to month basis or under a residential
tenancy agreement having a fixed term not exceeding three years, including any rights of
renewal.
4. No Dwelling Unit may be occupied except by an individual who occupies pursuant to a
rental agreement that meets the requirements of section 3.
Schedule A
Part of Bylaw No. 7345-2017
- 3 -
5. The Lands shall not be Subdivided, except by means of a strata plan under the Strata
Property Act that includes all of the Dwelling Units within a single strata lot.
Specific Performance
6. The Covenantor agrees that because of the public interest in ensuring that all of the
matters described in this Agreement are complied with, the public interest strongly
favours the award of a prohibitory or mandatory injunction, or an order for specific
performance or other specific relief, by the Supreme Court of British Columbia at the
instance of the City, in the event of an actual or threatened breach of this Agreement.
Notice of Housing Agreement
7. For clarity, the Covenantor acknowledges and agrees that:
(a) this Agreement constitutes both a covenant under section 219 of the Land Title
Act and a Housing Agreement entered into under section 483 of the Local
Government Act;
(b) the City is required to file a notice of Housing Agreement in the Land Title Office
against title to the Lands; and
(c) once such a notice is filed, this Agreement binds all persons who acquire an
interest in the Lands as a Housing Agreement under section 483 of the Local
Government Act.
No Obligation to Enforce
8. The rights given to the City by this Agreement are permissive only and nothing in this
Agreement imposes any legal duty of any kind on the City to anyone, or obliges the City
to enforce this Agreement, to perform any act or to incur any expense in respect of this
Agreement.
No Effect on Laws or Powers
9. This Agreement does not:
(a) affect or limit the discretion, rights, duties, or powers of the City or the Approving
Officer for the City under the common law or any statute, bylaw, or other
enactment, nor does this Agreement date or give rise to, nor do the parties intend
this Agreement to create any implied obligations concerning such discretionary
rights, duties or powers;
(b) affect or limit the common law or any statute, bylaw or other enactment applying
to the Lands; or
(c) relieve the owner from complying with any common law or any statute,
regulation, bylaw or other enactment.
Schedule A
Part of Bylaw No. 7345-2017
- 4 -
Indemnity
10. The Covenantor hereby releases the City, and indemnifies and saves the City harmless,
from and against any and all actions, causes of actions, suits, claims (including claims for
injurious affection), cost (including legal fees and disbursements), expenses, debts,
demands, losses (including economic loss) and liabilities of whatsoever kind arising out
of or in any way due or relating to the granting or existence of this Agreement, the
restrictions or obligations contained in this Agreement or the performance or non-
performance by the Covenantor of this Agreement that the City is or may become liable
for, incur or suffer.
Priority
11. The Covenantor will do everything necessary, at the Covenantor’s expense, to ensure that
this Agreement is registered against title to the Lands in priority to all liens, charges and
encumbrances registered or pending registration against title to the Lands, save and
except those specifically approved in writing by the City and those in favour of the City.
Waiver
12. An alleged waiver of any breach of this Agreement is effective only if it is an express
waiver in writing of the breach. A waiver of a breach of this Agreement does not operate
as a waiver of any other breach of this Agreement.
Interpretation
13. In this Agreement:
(a) reference to the singular includes a reference to the plural, and vice versa, unless
the context requires otherwise;
(b) reference to a particular numbered section or article, or to a particular lettered
Schedule, is a reference to the correspondingly numbered or lettered article,
section or Schedule of this Agreement;
(c) article and section headings have been inserted for ease of reference only and are
not to be used in interpreting this Agreement;
(d) the word “enactment” has the meaning given to it in the Interpretation Act
(British Columbia) on the reference date of this Agreement;
(e) reference to any enactment is a reference to that enactment as consolidated,
revised, amended, re-enacted or replace, unless otherwise expressly provided;
(f) reference to “party” or the “parties” is a reference to a party, or the parties, to this
Agreement and their respective successors, assigns, trustees, administrators and
receivers;
Schedule A
Part of Bylaw No. 7345-2017
- 5 -
(g) time is of the essence; and
(h) reference to a “day”, “month” or “year” is a reference to a calendar day, calendar
month, or calendar year unless otherwise expressly provided.
Further Acts
14. The Covenantor will do everything reasonably necessary to give effect to the intent of this
Agreement, including execution of further instruments.
Severance
15. If any part of this Agreement is held to be invalid, illegal or unenforceable by a court
having the jurisdiction to do so, that part is to be considered to have been severed from
the rest of this Agreement and the rest of this Agreement remains in force unaffected by
that holding or by the severance of that part.
No Other Agreements
16. This Agreement is the entire agreement between the parties regarding its subject and it
terminates and supersedes all other agreements and arrangements regarding its subject.
Enurement
17. This Agreement binds the parties to it and their respective successors, heirs, executors
and administrators.
Deed and Contract
18. By executing and delivering this Agreement each of the parties intends to create both a
contract and a deed executed and delivered under seal.
As evidence of their agreement to be bound by this Agreement, the Covenantor and the City have
executed the Land Title Act Form C or D, as the case may be, attached to and forming part of this
Agreement.
Schedule A
Part of Bylaw No. 7345-2017
- 6 -
CONSENT & PRIORITY
The Lender in consideration of the payment of ONE DOLLAR ($1.00) and other good and
valuable consideration (the receipt and sufficiency of which is hereby acknowledged) hereby
consents to the registration of the Covenant herein granted under Section 219 of the Land Title
Act, running with the said lands and against the said lands and the Lender hereby postpones all of
its rights under the Mortgage and Assignment of Rents registered respectively under No. ______
and _____ (the “Lender Documents”) to those rights of the District under the Covenant herein in
the same manner and to the same extent and effect as if the Covenant herein had been dated,
granted and registered prior to the Lender Documents.
CITY OF MAPLE RIDGE
BYLAW NO. 7289-2016
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. 7289-2016."
2. That PART 7 COMMERCIAL ZONES, 702 COMMUNITY COMMERCIAL: C-2 2)
PERMITTED ACCESSORY USES is amended by adding:
item e) one or two dwelling units
3. That PART 7 COMMERCIAL ZONES, 702 COMMUNITY COMMERCIAL: C-2 8) OTHER
REGULATIONS a) is amended as follows:
a) A principal or accessory apartment use or one or two dwelling unit use shall:
4. That parcel or tract of land and premises known and described as:
Parcel A (Reference Plan 7941) Lot 1 Except: Part dedicated Road Plan NWP87590;
Section 17 Township 12 New Westminster District Plan 3179
and outlined in heavy black line on Map No. 1697 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of October, 2016.
READ a second time the 13th day of June, 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
FULLER AVE.230 ST.GEE ST.230 ST.PURDEY AVE.GROVE
STEPHENS ST.DEWDNEY TRUNK ROAD
CHERRYWOOD DR.229 ST.230 ST.APPLE
PEACH TREE CRT.
12106
/9212138229641212411921
11944
11910
11902
12146
11955
12041
12053 1213011980
12104
2313811891
11900
11957
11930
11932
11979
11921
11931
11910
12084
12149
1213122910121272297123085121411189822920 12147
12107
12073
23003
229042292211950
1187922909 1214011903
12110
11913 2300412136231182291212064
229382309711891
11922
12151
2300711832/11976 2311311914
12036
118882291022905 11982 2312211937229392292122921 23109121292298711960
11880 231441192022952 1212822950231152303112074
11912 121392310811949
12094
1212212133231181 2 1 4 4
12094
228902293612067 121422299412056
228992294012048
11911 23101231302297411901
12006
11951
119402292312105 2314223145229842312611931 22949229002291712022 23005230631212623105/2012145
12095
1213223011
2289511905
11951/53
1189522944 23010/302293011895230152292911975
12009
11890
11881 2308511892121371194522898230772313411939
12095
11927
23013 121342314612087
2309111911
11901
12085
1212522911229542300911911
12084
11830
11950 1213512064
12116
12057
12115
12105
121231
259
69 148
317
258
422
313
30
63
3
146
390
98
378
2
442
1
432
109
245
217
374
229
457
8
3
64
31
437377
LOT A
386 389
215
B
265
419
223231
266
393385
224
5
152
6
114
144
1
102
97
281
4 5
230
283
421
Pcl. 1
384
60
28
155
10
216 387264
1
8
Rem.
70
420
26
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1
268
417
7
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153
220
431
1
2
380
65
100 Rem Pcl A32
436
113
4
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423
61
A 1
5
71
31
74 143
145
388
3 9
267
"A"
Rem
4
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435
A
392
Pcl 1
439
418
151
218
3
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Rem
381
430
157
112
2
284
62
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Pcl. 2150
309
27
38
LOT 1
96
154
110
111 30
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142
45
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2
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Rem 66
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189
Rem.
29
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72
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149 32
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7
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99
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P 49271
P 39859P 18848EP 10384P 45030P 66938P 75587P 47120
RP 7941BCP 8273BCP 37415
P 32509
P 56520
P 40749P 57165P 43788LMS 2612
P 84291 P 75587P 44292EP 13671P 15849
P 43788P 66938
P 66938
P 66938P 20969
P 43788
LMP 1505
P 70632
P 84291
(BCP 8273)P 77489LMP 7593
P 18848LMP 26440
P 66938
P 14643
P 66938
BCP 22903
P 13473P 68237
P 26269P 45071 P87113P 24720BCP 9320
P 40749P 56868P 34984
P 57491
BCP 11295
P 46838LMS 1887P17941
P 58011 RP 87822EP 44294 EP 66939BCP 9319BCP 30861
RW 15258
LMP 41200
LMP 2409
1.5
RP 88236
LMP 7594B.C.T. R/WRW 80199 EP 68452BCP 38398
EP 35748
LMP 43981
B CP 9 32 1
BCP 5567
RP 88237
BCP 22904
RP 87590
LMP 2449
BCP 5568
RP 21052230 ST.´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7289-20161697
D.A. HORVATH CONSULTANTS INC.COVERN/A1.0PROPOSED NEW COMMERCIAL/RESIDENTIAL BUILDING:MAPLE MEDICAL CENTER AND PHARMACY23004 DEWDNEY TRUNK RD, MAPLE RIDGE, BC
PHARMACYPHARMACYCLINICD.A. HORVATH CONSULTANTS INC.EXTERIORELEVATIONS1:503.0
!&)"#&'* (#$! &%
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-448-CP
File Manager: Amanda Grochowich
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:
6.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 27, 2017
and Members of Council FILE NO: 2016-448-CP
FROM: Chief Administrative Officer ATTN: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7335-2017
Second Reading
Official Community Plan Amending Bylaw No. 7299-2016
EXECUTIVE SUMMARY:
The 2012-2014 Commercial and Industrial Strategy identified that an additional 69-93 ha (170-230
ac) of industrial land would need to be redesignated within the City by 2040 to accommodate
industrial demand and to respond to the growing shortage of industrial land in the Metro Vancouver
region. In pursuit of this direction, Council has directed staff to investigate a number of sites to
determine if they could suitably support employment generating land uses. Area 1: 256th Street
Lands and Area 2: Lougheed Lands were identified through this iterative and analytical process and
have been pursued as potential future employment sites.
Considering the employment potential and challenges within these areas, Council directed staff to
move forward with amending bylaws, but to bring forward additional information for further
contemplation. Questions were raised by Council on the financial impacts to the City as well as
possible wider economic implications should these areas be redesignated for employment purposes.
The intent of this report is to bring forward these considerations as well as explore how additional
synergies could be generated.
The report also recommends that first and second reading be given to Maple Ridge Official
Community Plan Amending Bylaw No. 7335-2017, that second reading be given to Maple Ridge
Official Community Plan Amending Bylaw No. 7299-2016 and that both Bylaws be forwarded to
Public Hearing.
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 the public and stakeholder engagement
process, as outlined in the Employment Lands Consultation Outcomes and Next Step Options
Report, dated May 2, 2017, and Council considers it unnecessary to provide any further
consultation opportunities except by holding a Public Hearing on both bylaws;
2) That Official Community Plan Amending Bylaw No. 7299-2016 to redesignate Area 1:
256th Street Lands from Suburban Residential, Rural Resource and Institutional to
Conservation, Industrial, Park, Estate Suburban Residential, Suburban Residential and
Industrial Reserve be given second reading and be forwarded to Public Hearing;
2
3) That Official Community Plan Amending Bylaw No. 7335-2017 to redesignate Area 2:
Lougheed Lands from Suburban Residential to Industrial (Business Park category),
Commercial and Rural Residential be given first and second reading and be forwarded to
Public Hearing;
BACKGROUND:
As part of the on-going work following the 2012-2014 Commercial and Industrial Strategy, Council
received an update on the status of several potential future employment sites in early 2016.
Through an iterative and analytical process, two areas were identified and further pursued: the lands
surrounding the existing employment areas of 256th Street north of 128th Avenue and along the
Lougheed corridor east and west of the Kwantlen First Nation lands.
On September 19, 2016, Council authorized staff to begin preparing an OCP Amending Bylaw to
redesignate certain identified properties in the 256th Street and 128th Avenue area to Rural
Resource from Suburban Residential and Institutional. This Bylaw received first reading on
December 5, 2016.
On October 17, 2016 an employment land use suitability assessment for the lands west and east of
the Kwantlen First Nation lands was presented to Council. Council then authorized staff to begin
preparing an OCP Amending Bylaw to redesignate these lands to Industrial (Business Park category).
These two areas, now called Area 1: 256th Street Lands and Area 2: Lougheed Lands, were the focus
of a public consultation program in early 2017. The outcomes were summarized and presented to
Council on May 2, 2017. At the same session, Council provided direction on the next steps in the
employment lands conversation, with the following resolutions:
That staff be directed to amend the OCP Bylaw No. 7299-2016 to designate lands in Area 1:
256th Street Lands as outlined in the report “Employment Lands Consultation Outcomes and
Next Step Options” dated May 2, 2017 as Industrial Reserve and that the policies include
criteria to establish requirements for future development.
and
That staff be directed to prepare an OCP Amending Bylaw to designate as Industrial and
Rural Residential those lands in Area 2: Lougheed Lands, as outlined in the report
“Employment Lands Consultation Outcomes and Next Step Options” dated May 2, 2017.
Area 1 Summary
The Area 1: 256th Street Lands are located to the east and west of 256th Street and to the north of
128th Avenue. The Area 1: 256th Street Lands consists of approximately 98 gross ha (242 ac). These
lands are relatively level, however future development will be impacted by the setbacks associated
with the watercourses and topography of the area. Based on the previously reported high level
analysis which takes into account the limiting environmental impacts, Area 1 could represent 80 net
developable ha (198 ac) of future employment land, as shown on the following page on Figure 1.
3
The surrounding community’s support for Area 1: 256th Street Lands was limited; community
dialogue raised some concerns that would benefit from further assessment. Notable amongst the
issues raised by the public is the matter of access, with many of the identified issues related to
traffic, noise and road design. Issues with environmental contamination and drainage were also
identified. Furthermore, there are concerns that more intensive utilization of the employment lands
could exacerbate issues already perceived to exist by the neighbouring residents. These community
comments led staff to re-evaluate the originally proposed Rural Resource designation, and instead
recommend that an Industrial Reserve be considered for these lands. Such a designation would
identify the long term goal of creating future industrial lands while respecting the community’s
interests of undertaking further planning prior to permitting expanded industrial activities.
Area 2 Summary
The Area 2: Lougheed Lands are located to the west and east of the Kwantlen First Nation lands
along Lougheed Highway east of 240th Street.
Area 2 constitutes approximately 72 gross ha (178 ac) of possible future employment land. As part
of a high-level land use analysis, staff examined the impacts and requirements from various
environmental factors, most notably, topography and the presence of known watercourses. These
factors reduce the net developable areas of the land by approximately 75%. That is, and as
illustrated in Figure 2 for the sites west of the Kwantlen First Nation the approximate 60 gross ha
(148 ac) is reduced to roughly 16 ha (40 ac), with that portion located to the north of Lougheed
Highway representing approximately 28 gross ha (69 ac) and 2 net developable ha (5 ac) while south
of the Highway there is an estimated 32 gross ha (79 ac) and 14 net developable ha (35 ac). For the
sites east of the Kwantlen First Nation, the 11 gross ha (27 ac) is reduced to approximately 3 ha (7
ac). All together, the potential area that could be available for future employment purposes is
estimated at 19 ha (47 ac). Staff view these 19 ha (47 ac) as an extension of the Albion Industrial
Area, which is located immediately to the west.
Figure 1 - Area 1: 256th Street Lands
Land Area
4
For Area 2: Lougheed Lands, the public consultation process identified general support for the
redesignation of these lands given it’s location on a major transportation corridor and proximity to an
already existing employment node. Concerns were also expressed, namely, with the impacts future
industrial development may have on environmentally sensitive areas and the significant level of local
infrastructure improvements that would be necessary to support future development. There was also
noted concern over the perceived loss of the rural lifestyle currently enjoyed by residents south of
Lougheed in this area
Based on the feedback received from the public consultation process, staff reconsidered the
originally proposed Industrial (Business Park category) designation for the 7.7 gross ha (19 ac) of
residential properties located along River Road. Instead, acknowledging the existing interests of the
residents on these lands and the high improvement values currently observed, staff suggested that
these Suburban Residential properties be redesignated as Rural Residential. Redesignating these
lands would however reduce the lands available for an Industrial (Business Park category)
designation west of the Kwantlen First Nation to 52 gross ha (128 ac) and further reduce the net
developable area of the westerly-oriented lands to approximately 11.6 ha (29 ac). This brings the
total possible net developable area for the lands west and east of the Kwantlen First Nation for
employment purposes to 14.5 ha (36 ac). These resulting changes to the possible gross and net
developable yield are presented on the following page in Figure 3
Figure 2 - Area 2: Lougheed Lands
Land Area
5
DISCUSSION:
In light of both the employment potential and challenges within these areas, Council directed staff to
move forward with the amending bylaws. However, Council discussed several issues that warranted
further consideration and exploration. Questions were raised on the wider economic implications of
redesignating land towards an employment future. Specifically, it was asked how the financial
considerations of the existing land uses compare to those anticipated from an employment future
and how additional synergies could be generated within the Area 2: Lougheed Lands. Questions were
also raised on the implications to the wider economy should additional lands be created for
employment purposes.
City Financial Implications
Throughout the City, properties contribute ongoing tax revenue to the City. Whenever land is
developed, one-time Development Cost Charges (DCC’s) are collected to offset related infrastructure
costs that are anticipated by the City due to expected growth. Development may also translate to
other costs that may impact the City (e.g. on-going infrastructure maintenance), however some of
these costs can be expected to be covered by the anticipated tax revenues while other costs (e.g.
unplanned water or sewer extension) may be shared or borne entirely by the developers.
In response to Council’s prior questions, the below fiscal narrative captures the contrasts between
the redesignation scenarios and the option to leave the land use designation unchanged. Staff have
prepared high-level outlines of the various financial implications in order to provide Council with a
‘snap shot’ of ongoing tax revenue and one-time development-related charges (e.g. DCCs), where
applicable. Employment land conversion is a long-term process, with a lengthy transition time, so
focus was placed on how such financial considerations would appear at a future build-out point in
time.
Figure 3 - Area 2 Lougheed Lands
Land Area
6
Area1: 256th Street Lands
For Area 1, there are two possible land use designation scenarios under consideration: A) maintain
the existing land use of Suburban Residential and Institutional; and B) redesignate as Industrial
Reserve for a long-term employment future.
Under Scenario A, just over 100 new Suburban Residential lots could be created on the 41 net
developable ha (101 ac) currently designated as Suburban Residential. This rough estimate of
possible lot-yield is based on current policies that permit 1 acre lot subdivision where community
water is available. The examples provided below do not reflect the ongoing and undecided possibility
that the minimum lot size for subdivision under the Suburban Residential designation may increase.
Noting that, future residential development could generate approximately $1,300,000 in associated
development charges leading to build out. Development charges are not currently applied to
institutional development occurring in the rural areas, as identified in the City’s DCC Bylaw. Using
2017 assessed values, Scenario A could generate approximately $34,000 from residential property
taxes and $74,000 from light industry or business property taxes, resulting in a conservative
$108,000 in tax revenue per annum at full build out. Staff acknowledge that these are based on
current tax levels and that tax revenues could increase if land improvements are made.
Scenario B forecasts are based on future build out at a general business / light industrial level under
the proposed Industrial Reserve redesignation. A future involving major industry has not been
included at this time. Working with the Finance Department, staff estimate a conservative $15,000
per gross hectare as a proxy to capture development cost charges for industrial development.
Therefore, should the entire net developable area of 80 ha (198 ac) be developed as employment
land, the associated development cost charges could represent approximately $1,200,000 leading
up to build out. At build out, the City could anticipate approximately $181,000 per annum in on-going
tax revenues.
Table 1 - Estimated Revenues for Area 1 by Scenario
Development Cost Charges
(One-time, Up to Build Out)
Tax Revenue
(Per Year, at Build Out)
Scenario A $1,300,000 $108,000
Scenario B $1,200,000 $181,000
Based on 2017 assessed values and property tax rates
Area 2: Lougheed Lands
As an extension of the Albion Industrial Area, Area 2 has three possible land use designation
scenarios are under consideration: A) entire net developable area of 19 ha (47 ac) is subdivided to
the highest residential density possible under current policy and regulations for Suburban
Residential; B) entire net developable area of 19 ha (47 ac) is re-designated to Industrial (Business
Park category); and C) the prior identified 14.5 ha (36 ac) of net developable area is re-designated to
Industrial (Business Park category) and the remaining 7.7 gross ha (19 ac) of residential land is re-
designated as Rural Residential.
If lot consolidation took place, under Scenario A, an additional 21 Suburban Residential lots could
be created on the 19 ha (47 ac) of net developable area. With 26 existing lots with developable area,
a total of 47 residential lots would be possible. The residential development would generate
approximately $185,000 in one-time development cost charges leading up to build-out. The City
would anticipate approximately $91,000 per year in tax revenue at full-build out.
Under Scenario B, it is assumed the 19 net developable ha (47 ac) are re-designated as Industrial
(Business Park category), therefore the City could anticipate approximately $285,000 in one-time
7
development cost charges using the $15,000 per gross hectare estimate developed with the
Finance Department, over the period until build-out is achieved. In terms of on-going tax revenue, the
City could anticipate approximately $297,000 annually at build out.
Under Scenario C, no new residential lots would be created, as the existing 7.7 gross ha (19 ac) of
residential land would not be able to subdivide given the proposed Rural Residential designation.
The remaining 14.5 ha (36 ac) of net developable industrial area could result in a conservative
$217,500 in development cost charges leading up to build out. In terms of on-going tax revenue, the
residential portion could generate approximately $36,000 while the industrial land could contribute
$179,000. The City could therefore anticipate approximately $215,000 in tax revenue per year, post
build out.
Table 2 - Estimated Revenues for Area 2 by Scenario
Development Cost Charges
(One-time, Up to Build Out)
Tax Revenue
(Per Year, at Build Out)
Scenario A $185,000 $91,000
Scenario B $285,000 $297,000
Scenario C $217,500 $215,000
Based on 2017 assessed values and property tax rates
Wider Economic Implications
To better understand the wider benefits to the local economy stemming from the creation of new
employment lands, City staff worked with BC Stats to estimate the economic impact that could be
generated from businesses locating on a proposed newly created 230 acres of industrial land within
the City. BC Stats used an inter-provincial input-output model to generate the projections. The
analysis used information about the current land base, industrial structure and employment in the
City of Maple Ridge.
The model-based projections estimate that the businesses that could locate on the newly-available
land are anticipated to support 1,587 jobs and contribute an estimated $125 million to the
provincial GDP. In addition to the on-site jobs, it is estimated that 676 jobs will be supported in
region-wide supplier industries with another 244 regional jobs in industries that benefit from
spending by workers. With a projected 2,500 total direct or indirect potential jobs possible from the
proposed 230 acres, the model indicates that additional employment lands would support local job
growth within the City.
Table 3 – Total Impact of Industrial Land Development (Annual Operation)
Industrial
Lands
Supplier
Industries Induced Total
Impact
Employment (#) 1,587 676 243 2,506
Average annual
household income ($) $60,852 $59,167 $46,617 $61,620
BC Statistics
Of the possible jobs created, the model projects 6.9 jobs per acre. Staff feel that this is a
conservative estimate noting that the current job densities of the Ruskin/Fraser River Area, Albion
Industrial Area and Maple Meadows are 4.5, 6.25 and 36 jobs per acre, respectively. While the
assessment was undertaken at a high level, the job estimates of the BC Stats model points to an
attainable future in potential creation of new employment opportunities in the City.
8
REDESIGNATION CONSIDERATIONS
Area 1: 256th Street Lands
The OCP outlines a long-term vision for identifying additional employment generating lands, yet
equally places an emphasis on the suitability of any lands contemplated for new opportunities. The
OCP Policy 6-45 provides a set of evaluation parameters for potential lands being considered for
employment: the land is relatively flat; conducive to industrial development; contiguous to a full
range of municipal services; and strategically located near the Regional transportation network. OCP
Policy 6-48 further reinforces the emphasis on compatibility as Maple Ridge will implement
strategies to accommodate industrial growth that is compatible with other land uses in the District.
Area 1: 256th Street Lands offers potential for future employment uses and job creation as well as
augmenting an existing employment node within the City For Area 1: 256th Street Lands, staff
continue to recommend an Industrial Reserve designation, where the designation identifies the
lands in the OCP for a long-range industrial future.
That said, based on on-going correspondence, staff have reconsidered one of the properties
previously identified as Industrial Reserve, and recommend that it now be redesignated to Rural
Resource. The property is currently split-designated with an “island” of Institutional, zoned for
correction and rehabilitation uses, and is encompassed by the existing Rural Resource designation.
This suggested amendment would simplify the property’s land use designation and permit the
industrial operations under Rural Resource for the entire property. More information regarding the
ongoing correspondence received by staff is presented in the following section. The revised and
recommended land use redesignation for Area 1 is summarized in Figure 4 on the following page.
The Reserve approach addresses many of the community concerns and provides a greater level of
certainty regarding the conditions under which future redevelopment might occur. The creation of an
Industrial Reserve designation would be similar in nature to the Thornhill Urban Reserve and
provides the City with time to properly plan for increased demand for industrial land.
Staff propose that the following policy base and criteria form the possible triggers for the Industrial
Reserve designation. The more detailed policy language is provided in Appendix A in Bylaw 7299-
2016.
Further intensification of the existing employment lands is encouraged prior to redeveloping
the lands identified as Industrial Reserve.
Before industrial development will be permitted on the Industrial Reserve land, several
initiatives must have taken place, including determining a transportation alignment option to
accommodate industrial traffic through the City to minimize community and environmental
impacts; conducting a servicing analysis to identify possible servicing impacts; and a gravel
supply assessment. In addition, Council will need to determine if sufficient levels of
development have taken place on the existing employment lands to approve the lifting of the
Industrial Reserve designation.
At the time when Industrial Reserve designated lands will be considered for development,
several items must be completed before permitting industrial development. Items include an
OCP Amendment identifying the lands as Industrial or Rural Resource rather than Industrial
Reserve, an amended Regional Growth Strategy and Regional Context Statement, and the
removal of any identified gravel reserves from the land.
In addition, certain activities must be fulfilled by the owner or applicant before development
or industrial activities may take place. These tasks include an environmental assessment, an
agriculture impact assessment, an aquifer groundwater management study and a noise
9
attenuation study in order to mitigate the impacts of development on the environment and
nearby residential neighbourhoods.
Other Considerations:
In addition to the Industrial Reserve and Rural Resource designations, five other land use
amendments are proposed under OCP Amending Bylaw No. 7299-2016: Conservation, Industrial,
Park, Estate Suburban Residential, and Suburban Residential.
One of the properties that is proposed to be redesignated to Industrial Reserve is hooked to two
smaller parcels. These two parcels currently abut existing residential properties. It is therefore
recommended that these properties be designated Estate Suburban Residential and Suburban
Residential to accommodate and align with the adjacent residential uses.
An existing city right-of-way adjacent to the subject lands is proposed to be redesignated to Park. This
right-of-way is not anticipated to be constructed as a road and, in discussion with Parks, Recreation
and Culture Department staff, it was identified as a desirable trail connection. Identifying this right-
of-way as park for the purpose of accommodating future greenways will help create a buffer between
residential and future employment uses in this area.
Lastly, the Kanaka Business Park is included under OCP Amending Bylaw No. 7299-2016 to be
redesignated to Industrial and Conservation from Suburban Residential and Rural Resource. This
housekeeping redesignation will bring the existing zoning into alignment with the appropriate land
use designation.
Gravel Extraction
Regardless of intended land use, the Local Government Act dictates gravel related requirements for
municipalities. Current City bylaws, as well as the proposed Industrial Reserve policy, satisfy and are
aligned with provincial requirements. Specifically, the proposed Industrial Reserve policies require
that gravel deposits be identified and, if available, be removed prior to any industrial redevelopment.
Figure 4 - Area 1: 256th Street Lands
Proposed Land Use Designations
10
Area 2: Lougheed Lands
The Area 2: Lougheed Lands present the potential for future job creation as an expansion of the
already established Albion Industrial Area. Through the public consultation process, staff heard
stronger support for Area 2 as a potential employment node, as it is located along a major
transportation corridor which is felt to be more suitable. Recognizing the opportunity Area 2:
Lougheed Lands provides for expanding an existing employment node as well as the possible
synergies with the development of Kwantlen Indian Reserve #5, staff recommend redesignating the
majority of the Area 2 lands to an Industrial (Business Park category) designation to encourage
future employment opportunities. As well, staff maintain that the 7.7 ha (19 ac) area that is currently
developed as residential be redesignated to Rural Residential in reflection of resident interests.
Historic Commercial Node Expansion
Public comments, and supported by Council discussion, raised the potential for commercial
synergies around the intersection of 240th Street and Lougheed Highway. Current surrounding land
uses for this area includes the Albion Growth Area to the north, a historic commercial node to the
west at the corner of Lougheed Highway and 240th Street, and the Albion Industrial Area further west
of 240th Street along Lougheed Highway. Reflecting on the comments from Council and the public,
staff propose expanding the historic commercial node at Lougheed Highway and 240th Street to
include four properties at the western edge of Area 2.
Redesignating these properties as Commercial provides an opportunity for the synergistic expansion
of a small-scale historic commercial node and is supported by the OCP. OCP Policy 6-41 identifies
Albion as a historic commercial centre, while OCP Policy 6-42 identifies the City’s support for limited
infill or expansion of a historic commercial center provided the proposed development is sensitive to
the historic character of the centre and is compatible in use and form with the surrounding area. The
proposed area is well-situated along the Fraser River, and from a use perspective the extension of
the existing historic commercial node is reflective of the area’s active employment past. The
extension of the historic node also offers an opportunity to introduce greater public interest and
awareness in the area. With attractive viewscapes, the proposed area could provide a potential
public space animated by a range of service-oriented commercial and recreational opportunities.
Rural Residential
Given the public dialogue and discussion with Council, staff continue to recommend that the 7.7 ha
(19 acres) of residential property located along River Road be redesignated as Rural Residential.
This approach provides current land owners with certainty regarding their properties; namely that the
established residential properties would remain residential and rural in nature.
In summary, Figure 5 on the following page illustrates the proposed land use designations that are
anticipated through OCP Amending Bylaw No. 7335-2017. The full text of OCP Amending Bylaw No.
7335-2017 is available in Appendix B.
11
EARLY AND ONGOING CONSULTATION:
In respect of Section 475 of the Local Government Act for consultation during an OCP amendment, it
is recommended that no additional consultation is required, noting that Council already directed the
early engagement with the community and other agencies, which took place in early 2017. The
Employment Lands Consultation Outcomes and Next Step Options Report, dated May 2, 2017,
provides a summary of the public consultation process as well as the interdepartmental and
intergovernmental referral comments.
ONGOING CORRESPONDENCE:
Since the last discussion with Council and following the conclusion of the recent community
engagement process, on-going correspondence was received from interested and concerned
community members and land owners about the proposed redesignation of employment lands.
Two submissions have been received by concerned land owners in the Area 1: 256th Street Lands
who have reservations about the proposed redesignation to Industrial Reserve. One land owner is
concerned over the impact to the residential neighbourhood, citing impacts from future industrial
traffic as well as on-going drainage concerns. The other, a local business owner and land owner, is
concerned that the changes will affect the value and opportunities available for their land, stemming
from the change of land use designation for their existing Institutional designation. These letters are
available for review in Appendix C.
Conversely staff facilitated one request for a meeting from an enthusiastic supporter of the
redesignation of Area 1: 256th Street lands. Through the discussion that ensued the business owner
reiterated their interest in working with the City to pursue an employment future for this area.
In addition, a land owner from the Area 2: Lougheed Lands met with staff to express their support for
the future employment land use designation proposed for Area 2 although reservations were
expressed should industrial development immediately take place.
Figure 5 - Area 2: Lougheed Lands
Proposed Land Use Designations
12
INTERDEPARTMENTAL IMPLICATIONS:
Economic Development Department
The Economic Development Department supports the Industrial Reserve redesignation for Area 1:
256th Street Lands. Economic Development Staff are interested in conducting a further engagement
process with existing business operations north of 256th to address business needs, but also to
heighten the identity for the overall employment area. A similar initiative has recently been
conducted for the Albion Industrial Area, and could be helpful for businesses, land owners and area
residents. Economic Development Staff will bring forward for Council consideration an engagement
process at a future date.
For Area 2: Lougheed Lands, the Economic Development Department supports the employment land
redesignation as well as the expansion of the Albion historic commercial node. Recognizing the
opportunities that this commercial node could have, Economic Development would also support
strengthening this commercial node with properties to the west of 240th Street, along River Road.
Parks, Recreation and Culture
The Parks, Recreation and Culture Department evaluated the proposed redesignation of both areas
to determine potential impacts on the Parks Master Plan. The Parks Master Plan identifies desired
trail networks in these areas, and the development of these routes would be required at the time of
redevelopment regardless of the land use designation.
Engineering Department
The Engineering Department reviewed the servicing requirements for both areas. As Area 1: 256th
Street Lands is partially in the Fraser Sewerage Area, a sanitary service analysis is required to
determine the capacity limit for industrial development. An assessment of the Strategic
Transportation Plan and the possible access routes for Area 1 are included as part of the
Engineering Department’s 2017 Business Plan. Such further assessments are identified in the draft
policies and criteria under the proposed Industrial Reserve designation for Area 1 and would provide
the needed time to complete such studies prior to the permitting of any industrial redevelopment
activities.
Provision of sanitary services to Area 2: Lougheed Lands is not possible without amendments by
Metro Vancouver and the Greater Vancouver Sewerage and Drainage District to the Regional
Containment Boundary and Fraser Sewerage Area boundaries. In the meantime, small-scale
industrial development would need to be based on in-ground septic systems in this area. More
significant industrial activities would require the servicing costs associated with development to be
born by the developer.
INTERGOVERNMENTAL COMMENTS:
Metro Vancouver
Area 1: 256th Street Lands and Area 2: Lougheed Lands are currently designated Industrial and
Rural in Metro Vancouver’s Regional Growth Strategy (RGS). The Industrial land use designation
aligns with both heavy and light industrial uses that have access to municipal water and sanitary
sewer services. The Rural land use designation is a non-urban land use designation that allows a
range of small scale low density uses, including industrial uses that do not require the provision of
urban services. As a result, industrial activity can proceed within Area 1 and Area 2 without an
amendment to Metro Vancouver’s land use designation or the Greater Vancouver Sewerage and
Drainage District’s Fraser Sewerage Area boundary.
13
However, should a more intensive scale of industrial development take place, or an expansion of the
Fraser Sewerage Area be desired in this area in the future, an amendment to the Fraser Sewerage
Area boundary and Regional Growth Strategy would be required. Metro Vancouver has expressed a
desire to see Area 1 and Area 2 redesignated entirely as Industrial under Metro 2040 even though
small-scale industrial land uses are aligned with the current designations. Such a redesignation
would require an amendment to the Region’s Urban Containment Boundary in addition to the land
use designation amendment. Metro Vancouver has expressed an interest in supporting Maple
Ridge’s long term vision throughout such regional processes for both areas under consideration.
Staff note that Metro Vancouver’s interests are reflected in the draft policies that form the proposed
Industrial Reserve designation proposed for Area 1. However, with Metro Vancouver’s comments,
staff believe there are benefits to pursuing a regional change in land use designation for Area 2 as
part of this process. Further, given the proximity of Area 2 to the City’s Urban Area Boundary, there
are also merits to extending the Urban Area Boundary to include the westerly portion of Area 2. Such
further steps will be brought forward for Council consideration following a public hearing, if held, and
if the amending Bylaw No. 7335-2017 be given a third reading.
Ministry of Transportation and Infrastructure
Lougheed Highway east of 240th Street falls under the jurisdiction of the Ministry of Transportation
and Infrastructure. The Ministry has indicated that a concrete barrier will divide Lougheed highway
east of 240th Street in the future, which will restrict traffic movement on both sides of the highway to
right-in and right-out movements.
First Nations
Representatives from the Kwantlen and Katzie First Nations have been contacted to provide
comments on the proposed redesignation. Staff have met with representatives of the Kwantlen First
Nation to discuss the proposed redesignations. Kwantlen First Nation representatives have
expressed interest in strengthening environmental protection and remediation opportunities in the
vicinity of Area 1. For Area 2, Kwantlen First Nation representatives identified the potential synergies
between the Kwantlen First Nation interests’ in the development of IR #5 and the City’s proposed
redesignation.
While comments were sought from the Katzie First Nation, no formal comments have been received
at this time.
CONCLUSION:
Preparing to meet the anticipated future demand for employment generating lands within the City
requires that existing land use designations be reassessed. In response to direction from Council,
staff have undertaken high-level land use analyses, public consultation, interdepartmental and
intergovernmental referrals and gathered additional information to assess the suitability of the
needed 69-93 ha (170-230 ac) of future employment lands.
Collected information suggests that the lands under consideration are suitable for redesignation
under certain circumstances. For Area 1: 256th Street Lands, the introduction of an Industrial
Reserve designation is key to preserving land for employment purposes while also being able to
appropriately plan for an employment future, including working to mitigate identified community
concerns. For Area 2: Lougheed Lands, expanding the historic commercial node at the intersection of
240th and Lougheed Highway, and redesignating the residential properties along River Road as Rural
Residential, reflects public and Council interests. The remaining net developable land would be
redesignated for future employment purposes.
14
It is therefore recommended that first and second reading be given to Maple Ridge Official
Community Plan Amending Bylaw No. 7335-2017 (Area 2: Lougheed Lands) and that second reading
be given to Maple Ridge Official Community Plan Amending Bylaw No. 7299-2016 (Area 1: 256th
Street Lands) and that both Bylaws be forwarded to the same Public Hearing.
“Original signed by Amanda Grochowich”
_______________________________________________
Prepared by: Amanda Grochowich, MCIP, RPP
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: Official Community Plan Amending Bylaw No. 7299-2016 (Area 1: 256th Street Lands)
Appendix B: Official Community Plan Amending Bylaw No. 7335-2017 (Area 2: Lougheed Lands)
Appendix C: Letters from the Public
CITY OF MAPLE RIDGE
BYLAW NO. 7299-2016
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", "B" and "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. 7299-2016."
2. Schedule “A”, Table of Contents is hereby amended as follows:
a) To add the following after 6.4.2 Business Parks:
“6.4.3 Industrial Reserve”
3. Schedule “A”, Chapter 2, Growth Management sub-section 2.2 Land Use Designations is
hereby amended as follows:
a) To add the following after 14. Urban Reserve and re-paginate the remaining pages of
Chapter 2 in correct numerical order:
15. Industrial Reserve
The Industrial Reserve designation identifies land identified by the City for a long term
industrial future.
4. Schedule “A”, Chapter 6, Employment sub-section 6.4 Industrial Opportunities is hereby
amended as follows:
a) To add the following after sub-section 6.4.2 Business Parks; renumber all subsequent
policies and re-paginating the remaining pages of Chapter 6 in correct numerical order:
6.4.3 Industrial Reserve
Issues
The Commercial and Industrial Strategy identifies that, in an effort to foster ongoing
growth amongst the City’s approximately 7,700 industry-based jobs, an additional
- 2 -
69-93 hectares (170-230 acres) of industrial land by 2040 would need to be
redesignated.
Identifying additional suitable employment lands is a priority for the City of Maple
Ridge. The City prefers land that is relatively flat, serviceable by municipal services,
and is strategically located near or accessible by a major transportation corridor.
Gravel resources at the north end of 256th Street will need to be extracted before
other employment uses may occur within the 256th Street Industrial Area.
Objective
To preserve capacity for future employment uses, including local investment and job
creation opportunities.
Policies
6-54 Maple Ridge will expand the 256th Street Industrial Area, generally located north of
128th and east / west of 256th Street, by retaining certain lands as Industrial Reserve
in order to supply industrial lands for long term industrial uses while preserving such
lands from competing uses.
6-55 The ongoing intensification of the lands designated Rural Resource, Industrial and
Institutional in the 256th Street Industrial Area is encouraged prior to the
redevelopment of lands identified as Industrial Reserve.
6-56 As well, prior to industrial development occurring on the Industrial Reserve
designated land within the 256th Street Industrial Area, the following must have
been fulfilled:
a) A right-of-way and alignment option, potentially extending the 128th Avenue /
Abernethy Way corridor or other alternative routes to the 256th Street Industrial
Area, has been established to accommodate industrial traffic through the City,
minimizing community and environmental impacts; and
b) A servicing analysis has been completed to identify any possible servicing
impacts and, if required, approval of an extension to the Fraser Sewer Area by
the Greater Vancouver Sewerage and Drainage District (GVS&DD) Board is
achieved; and
c) Completion of a gravel supply assessment to identify gravel resources within the
256th Street Industrial Area; and
d) Council has determined that under policy 6-55 sufficient utilization of the land
designated Rural Resource, Industrial and Institutional in the 256th Street
Industrial Area has been achieved to warrant consideration of further industrial
development.
- 3 -
6-57 Until Policy 6-56 has been satisfied, the minimum parcel size for subdivision of land
designated Industrial Reserve is 4 hectares, noting that such advance subdivision is
strongly discouraged unless the Issues and Objectives of Section 6.4.3 are
advanced.
6-58 At the time when the Industrial Reserve designated lands will be considered for
development, the following must have been satisfied prior to permitting industrial
development:
a) Completion of an OCP Amendment identifying the lands as ‘Industrial’ or ‘Rural
Resource’ rather than ‘Industrial Reserve’; and
b) Approval by the Metro Vancouver Board of an amended Regional Growth Strategy
and Regional Context Statement identifying the lands regionally as ‘Industrial’
rather than ‘Rural’ is provided; and
c) Removal of identified gravel reserves, unless the subject property is identified in
Figure 3 of the Official Community Plan, which identifies potential sources of
gravel in the City, in which case gravel removal may take place prior to the need
for the OCP Amendment outlined in 6-58(a).
6-59 While not a requirement of Policy 6-58, at the time when the Industrial Reserve
designated land will be considered for development, the creation of a new zone that
would permit general mixed employment uses may be warranted, in order to
accommodate a mix of light industrial, institutional and heavy industrial zones.
6-60 Notwithstanding policies 6-56 and 6-58, Institutional proposals that align with
existing zoning on ‘Industrial Reserve’ or ‘Rural Resource’ land, showing
demonstrable benefits to the community, may be encouraged.
6-61 Prior to any development or industrial activities, the following must be fulfilled by the
Owner or Applicant:
a) Completion of environmental assessments to identify environmentally sensitive
areas, ecosystems and the impact of development;
b) Completion of an agriculture impact assessment to minimize the impact of
development on adjacent farm lands;
c) Completion of an aquifer groundwater management study; and
d) Completion of a noise attenuation study and plan to mitigate the impacts of
development on nearby residential neighbourhoods.
- 4 -
4. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Part Southwest ¼ Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District
Plan NWP41107
Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District Plan LMP26779
Group 1 Lot 2 Section 25 Township Plan 12 New Westminster District Plan LMP26779
Part Southwest ¼ Lot 3 Section 25 Township Plan 12 New Westminster District Plan
NWP70124
Part Southwest ¼ Group 1 Lot 2 Section 25 Township Plan 12 New Westminster District
Plan NWP70124
Part Southwest ¼ Group 1 Lot 4 Section 25 Township Plan 12 New Westminster District
Plan NWP41107
Part Southwest ¼ Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District
Plan NWP70124
Parcel 1 Part Southwest ¼ Reference Plan 17316 of Parcel A Reference Plan 3015 Section
25 Township Plan 12 NWD
Parcel A Part Southwest ¼ Reference Plan 3015 Excluding Parcel 1 Reference Plan 17316
Section 25 Township Plan 12 NWD
Legal Subdivision 7 Group 1 Section 25 Township Plan 12 NWD (PID 013-301-748)
Group 1 Lot A Section 26 Township Plan 12 New Westminster District Plan NWP83431
Lot 22 Section 26 Township plan 12 New Westminster District Plan LMP25391
Lot A Section 26 Township Plan 12 New Westminster District Plan BCP45610
PID 000-947-261
Lots 1-5,8-11, and 13-51 Section 25 Township 12 New Westminster District Plan BCP42202
and four adjacent park parcels
Lots 1-3 Section 25 Township Plan 12 New Westminster District Plan BCP44861
and outlined in heavy black line on Map No. 926, a copy of which is attached hereto and forms part
of this Bylaw, is hereby designated as shown.
5. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Part Southwest ¼ Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District
Plan NWP41107
Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District Plan LMP26779
Group 1 Lot 2 Section 25 Township Plan 12 New Westminster District Plan LMP26779
Part Southwest ¼ Lot 3 Section 25 Township Plan 12 New Westminster District Plan
NWP70124
Part Southwest ¼ Group 1 Lot 2 Section 25 Township Plan 12 New Westminster District
Plan NWP70124
Part Southwest ¼ Group 1 Lot 4 Section 25 Township Plan 12 New Westminster District
Plan NWP41107
Part Southwest ¼ Group 1 Lot 1 Section 25 Township Plan 12 New Westminster District
Plan NWP70124
- 5 -
Parcel 1 Part Southwest ¼ Reference Plan 17316 of Parcel A Reference Plan 3015 Section
25 Township Plan 12 NWD
Parcel A Part Southwest ¼ Reference Plan 3015 Excluding Parcel 1 Reference Plan 17316
Section 25 Township Plan 12 NWD
Legal Subdivision 7 Group 1 Section 25 Township Plan 12 NWD (PID 013-301-748)
Group 1 Lot A Section 26 Township Plan 12 New Westminster District Plan NWP83431
Lot 22 Section 26 Township plan 12 New Westminster District Plan LMP25391
Lot A Section 26 Township Plan 12 New Westminster District Plan BCP45610
PID 000-947-261
Lots 1-5,8-11, and 13-51 Section 25 Township 12 New Westminster District Plan BCP42202
and four adjacent park parcels
Lots 1-3 Section 25 Township Plan 12 New Westminster District Plan BCP44861
and outlined in heavy black line on Map No. 927, a copy of which is attached hereto and forms part
of this Bylaw, is hereby amended by adding Park and Conservation.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 6th day of December, 2016.
READ a second time the 27th day of June, 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
128 AVE.
261 ST.125 AVE.256 ST.249 ST.249 ST.251 ST.127 AVE.248 ST.251 ST.
251A ST.
130A AVE.
128 AVE.253A ST.LILLEY DR.
ROAD
261A ST.251 ST.128 AVE.248 ST.130 AVE.248 ST.261 ST.256 ST.264 ST.256 ST.128 AVE.262 ST.
MARSHALL AVE.256 ST.261 ST.126 AVE.126 AVE.LILLEY DR.248 ST.ROAD
262A ST.
130A AVE.
256 ST.KATONIEN ST.127 AVE.
264 ST.
248A ST.256 ST.264 ST.263A ST.256 ST.248 ST.250 ST.256 ST.130 CONNECTOR 136 AVE.
130A AVE.
128 AVE.
136 AVE.264 ST.ROAD
249 ST.KATONIEN ST.ALOUETTE RD.130 AVE.
128 AVE.LILLEY DR.130 AVE.
256 ST.264 ST.
136 AVE.252 ST.
ROAD 256 ST.130 AV E
128 AVE249 STALOUETTE RD13 0 A A V E
125 AVE
M AR SHA LL AV E130 CONNECTOR262 A ST251A ST263A S
T
128 AV E253A ST254 ST264ST12 8 AVE
2
64
ST
2
6
1 S
T
130A AVE
262 ST250 ST248A ST
126 AVE256 ST2
4
9
ST
249 ST251 ST127 AVE
130 AVE
261A ST LILLEY DRKATONIEN STA lo uetteRiver´SC ALE 1:18,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:To:
To Amend Schedule BInstitutional, Rural Resource, and Suburban Residential
7299-2016926
ParkConservationIndustrialIndustrial ReserveRural Resource
Estate Suburban ResidentialSuburban Residential
A lo uetteRiver128 AVE.
261 ST.125 AVE.256 ST.249 ST.
249 ST.251 ST.127 AVE.248 ST.251 ST.
251A ST.
130A AVE.
128 AVE.253A ST.LILLEY DR.
ROAD
261A ST.251 ST.128 AVE.248 ST.130 AVE.248 ST.261 ST.256 ST.264 ST.256 ST.128 AVE.262 ST.
MARSHALL AVE.256 ST.261 ST.126 AVE.126 AVE.LILLEY DR.248 ST.ROAD
262A ST.
130A AVE.
256 ST.KATONIEN ST.127 AVE.
264 ST.
248A ST.256 ST.264 ST.263A ST.256 ST.248 ST.250 ST.256 ST.254 ST.130 CONNECTOR 136 AVE.
130A AVE.
128 AVE.
136 AVE.264 ST.ROAD
249 ST.KATONIEN ST.ALOUETTE RD.130 AVE.
128 AVE.LILLEY DR.130 AVE.
256 ST.264 ST.
136 AVE.252 ST.ROAD 256 ST.130 AV E
128 AVE249 STALOUETTE RD13 0 A A V E
125 AVE
M AR SHA LL AV E130 CONNECTOR262 A ST251A ST263A S
T
128 AV E253A ST254 ST264ST12 8 AVE
2
64
ST
2
6
1 S
T
130A AVE
262 ST250 ST248A ST
126 AVE256 ST2
4
9
ST
249 ST251 ST127 AVE
130 AVE
261A ST LILLEY DRKATONIEN ST´SC ALE 1:18,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Schedule C as shown
To Add to Park To Add To Conservation
7299-2016927
CITY OF MAPLE RIDGE
BYLAW NO. 7335-2017
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 "B" 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. 7335-2017."
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lot 407 New Westminster District Plan NWP 23833 Group 1 Except Plan
71204, LMP28055 & BCP5328
Lot 1 District Lot 407 New Westminster District Plan NWP6053 Group 1 Except Plan 48367 &
LMP38502
Lot 8 District Lot 407 New Westminster District Plan NWP48367 Group 1 Except Plan LMP27793
Lot A District Lot 407 New Westminster District Plan NWP22477 Group 1
Lot 1 District Lot 407 New Westminster District Plan NWP6254 Group 1
Lot 2 District Lot 407 New Westminster District Plan NWP6254 Group 1
Lot 3 District Lot 407 New Westminster District Plan NWP6254 Group 1 Except Plan 71204 &
LMP6676
District Lot 407 New Westminster District Plan 11208F Parcel B Group 1
Lot 1 District Lot 409 New Westminster District Plan NWP12820 Group 1 Except Plan LMP4241
Lot 2 District Lot 409 New Westminster District Plan NWP12920 Group 1 Except Plan LMP4770
Lot 3 District Lot 409 New Westminster District Plan NWP12820 Group 1 Except Plan LMP4241
Lot3 Except Plan LMP4241 (EP12245) District Lot 409 New Westminster District Plan
NWP11584 Parcel A Group 1 Portion
District Lot 409 New Westminster District Group 1 Portion W 60.5 AC Except Plan 908, 4697,
5016, 11584 & 29062
Lot 1 District Lot 409 New Westminster District Plan NWP12328 Group 1 Except Plan 85847
Lot 2 District Lot 409 New Westminster District Plan NWP12328 Group 1 Except Plan HWY GAZ
PL8131
Lot 3 District Lot 409 New Westminster District Plan NWP12328 Group 1 Except Plan HWY
GAZETTED 341284 & LMP29047
Lot 4 District Lot 409 New Westminster District Plan NWP12328 Group 1 EXC PART 642 SQUARE
METERS ON SRW PLAN LMP39422 & EXC PART 685.6 SQUARE METERS ON SRW PLAN EPP7181
(HWY GAZ 348109)
Lot 5 District Lot 409 New Westminster District Plan NWP12328 Group 1 Except Plan LMP4108
Lot 7 District Lot 409 New Westminster District Plan NWP12328 Group 1 Except Plan
RP14005,HWY GAZ 348109 & LMP28238
Lot 409 New Westminster District Plan NWP8151 Parcel B Group 1 Except Plan LMP39099
District Lot 409 New Westminster District Parcel D Group 1 Except Plan LMP39099 REF PL 6401;
& EXC SRW PL 4697 District
Lot B District Lot 409 New Westminster District Plan NWP2624 Group 1
District Lot 409 New Westminster District Plan LMP39102 Parcel 1 Group 1
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
District Lot 409 New Westminster District Parcel C Group 1 REF PL 3150
District Lot 409 New Westminster District Parcel A Group 1 Except Plan EPP36690, REF PL 9605;
OF PCL 1 REF PL 8128 OF PCL B REF PL 3150
Lot 8 District Lot 326 New Westminster District Plan NWP26573 Group 1 Except Plan 64901, &
PTN LYING S OF LOUGHEED HWY P4697
Lot 9 District Lot 326 New Westminster District Plan NWP64901 Group 1
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 1 District Lot 409 New West District Plan NWP15438 Group 1 Except Plan LMP32930
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 2 District Lot 409 New Westminster District Plan NWP15438 Group 1 Except Plan LMP5615
Lot 1 District Lot 407 New Westminster District Plan BCP5328 Group 1
District Lot 409 New Westminster District Group 1 Portion W 60.5 AC, Except Plan 908, 4697,
5016, 11584, & 29062
Lot 7 District Lot 407 New Westminster District Plan NWP33984 Group 1 Except Plan LMP28323
Lot 1 District Lot 407 New Westminster District Plan NWP72047 Group 1 Except Plan LMP36929
Lot 2 District Lot 407 New Westminster District plan NWP72047 Group 1 Except Plan LMP36928
Lot 1 District Lot 409 New Westminster District plan NWP11584 Group 1 Except Plan
NWP17205, & EXC PL 38288; LMP28354
Lot 15 District Lot 409 New Westminster District Plan NWP37674 Group 1 Except Plan
LMP37558
Lot 16 District Lot 409 New Westminster District Plan NWP37674 Group 1 Except Plan
LMP28324
Lot 18 District Lot 409 New Westminster District Plan NWP66644 Group 1 Except Plan
LMP28335
Lot 19 District Lot 409 New Westminster District NWP66644 Group 1 Except Plan LMP38171
Lot 20 District Lot 409 New Westminster District Plan NWP66644 Group 1 Except Plan
LMP28349
Group 1 MAIN TRACK MAPLE RIDGE 98.93 TO 106.26 MILE New Westminster District
Group 1 REF PL 1503 District Lot 277 New Westminster District
Group 1 FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
Group 1 FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
Group 1 FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
Group 1 LIGHT GUIDE WEST OF LANGLEY IR NO 5 TO WEST MAPLE RIDGE BOUNDARY New
Westminster District
Group 1 FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
Group 1 FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
FIBREOPTICS 98.93 TO 106.26 MILE New Westminster District
and outlined in heavy black line on Map No. 946 and 947, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as shown.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 27th day of June, 2017.
READ a second time the 27th day of June, 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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2470824284243291007424038 2412524327243392467624735
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24354243602416724658247462437610068
1012524297242742439424055
1010024105
246522429810097
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10122 24388241112436410026 242941012124201
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2403724316244852423310103
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PARK
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20
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3
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PARK 37
6
5
10
Rem 4
15
14
112
50
42
4
30
41
Rem A
6
19
18
22
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PARK (Rem)
40
57
7
A
3 35 59
3
45
6
30
29
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16
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8
10
18 19
48356
41
9
144
10
54656
49
1 44
12
7
30 27
21
8
20 23
11 19
PARK
4
22
148
35
14
19
3
West 60.5 Acres
12
25
18
PARK
31
7
135
PARK
25
13
Rem 1
19
13
1
15 1
16
47
4
PARK
70
23
1
6
49
7
7 354
15
21
41
68
3
24
94
5
31
PARK
42
24 483
17
44
39467
PARK
11
11
42
23
14
5
Rem 1
50
5529
3
PARK
10
33
7
15
9
93
29
PARK
44
9
55
9
31 111 117
29
5
Rem 2
30
3
5
Rem 5
11
105
7
7
122
63 39 7231
18
Rem 3 4740
28
2
22
46
28
20
36
33
2
1
107
55
26
20
11
128 1
17
23
A
11
24
10
B
A
27
59
9
30
6044
16
10
13
67
35
45
29
35
10
1
47
17
37
6
59
49
4
15 3325
12
70
4
14
16
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64
69
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22
12
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8
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19
PARK
39
147
9
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16 28
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6
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146
INDIAN RESERVE No. 5 (LANGLEY)
31
14
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1 2033
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103
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Rem 1 5612
34
26
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CANADIAN PACIFIC RAILWAY
15 17
CANADIAN PACIFIC RAILWAY
2
36
2
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96
58
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9
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S 5.25 CHAINS OF J
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Rem N 1/2 of NE 1/4
PARK
7
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28
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Rem 7 4324
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21
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LOT 22
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115
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27
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Rem 15
28
39
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21
16
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6732
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116
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28
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11
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29
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72
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13 Rem S. 1/2 OF N.E. 1/4 S
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Rem 7
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26
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Rem 1
9
41
10
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20
27
Rem 1
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33
NWP3150
BCP 47688
P 6254
LMP 36343
LMP 53684
BCP 6181
BCP 51293 BCP 17387BCP 23558EPP 44961
BCP 17490
P 25341
LMP 48057
BCP 33001LMP 35918BCP 30529P 19526
P 12328
BCP 30529
P 21429P 908
SK 11208F
(EPS 3658)
BCP 3139
LMP 36295
LMP 48725BCP 17490
BCP 33649
*LMP 8673
LM
P 5
3684
P 12328
LMP 36295
LMP 36295
(P 19526)
LMP 51757
EPP 50527
NO PERMITS TO BE ISSUED
(P 19526)
P 66644
BCP 46878
EPP 23645
P 39666
*PP004
BCP 7533
P 48367
LMP 36343
P 12820LMP 48510BCP 18974
BCP 346 35
P 66644
P 16340
LMP 53684
P 44507
LMP 34684
BCP 6181
BCP 3139
BCP 3139
EPP 44083LMP 36295
LMP 35728BCP 8931*PP006
P 23833
NWP 6502LMP 48057
BCP 18974
L
MP 48725P 18337LMP 48725 EPP 68470P 6053LMP 48725P 72047
P 11108
NWP14005P 18337BCP 23558BCP 47718BCP 33001
EPP 53786
LMP 36346
EPP 57751BCP 3283BCP 6181
P 8691
BCP 14595
P 57737
EPP 41143
EPP 41143
P 19249
BCP 1010
BCP 33001BCP 8931
EPP 23645
RP 5139
BCP 13188 P 21429EP 12245
BCP 3139
P 66644LMP 36346BCP 28011
LMP 36346EPP 40876
RP 5973
EPP 39122 LMP 36346LMP 48725BCP 23558
LMP 36295
LMP 35728
LMP 51757
P 27724
EPP 22994
LMP 48725LMP 36295
EPP 22995EPP 44961
SK 32851F
P 11584
LMP 53684
P 19526
BCP 28011P 12328
P 33984
LMP 53684
BCP 17387
LMP 48057
LMP 48057
BCP 51258
BCP 28011EPP 44961
NWP8151LMP 48725EPP 53452
EPP 53452EPP 50526
P 38144
LMP 51757
BCP 32285
BCP 28011P 12328
P 19526
BCP 46878
P 7324
EPP 60756
BCP 46878
LMP 36343
P 16340EPP 23645P 15438
*LMP 5856
*LMP 27081
RP 9287F
E
PP 57751
WITHOUT A GEOTECHNICAL
P 12328
*LMP 26389BCP 28011EPP 7699
BCP 28011BCP 51293
LMP 36295
LMP 36346
EPP 44454
NWP6401
P 72047
P 12328
BCP 20970
EPP 28644
REPORT
P 6254
LMP 35918
LMP 36343
BCP 3139
P 908
LMP 36343
P 22477P 24306
BCP 3283
P 37674
BCP 5328
EPP 22995
EPP 53786
p 2624
BCP 20970
BCP 3139
LMP 48510(EPS 1787)
LMP 36295
LMP 36346LMP 34684
EPP 68470BCP 18974
NWP 9605
LMP 39102
BCP 17490
RP 64270
BCP 46878
102 AVE
HILL AVELANE LANEJ
ACKSON RD102 AVE
LANE241 ST101B AVE
LANE
240 STLANE
102 AVE
240 STLANE
LANE100 AVE
LANE
LANELANE
244 STLANE LANE
LANE
LANE
LOUGHEED HWY
102A AVE
101 AVE241A STLANE102A AVE
101A AVE
RIVER RD
100B AVE 243A ST240A ST244A ST102A AVE102B AVERIVER RD241 ST244 ST100 AVE 243A ST242B STHAWKINS AVE
101A AVE
APNAUT ST242 ST243 ST101 AVE
100A AVE246B ST247 ST247B STCanadian Pacific Railway
100 B AVE.
HILL AVE.242 B ST.101 AVE.243 A ST.243 ST.´SCALE 1:9,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:To:
To Amend Schedule BSuburban Residential
7335-2017946
Urban Area Boundary
Urban Area Boundary
Rural ResidentialIndustrial
FRASER RIVER
Commercial
2587425861257982554195169344967825386
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9644 257239707
9837
9521257649894
97702530525376
9501 2598025495257222578825928259482538925777257699859
940 4955025352257459671
93522554925937942625959/739870
9883
G
Q
17
Rem O
1
Rem 8 PARCEL 'A'
Rem W.
Rem 37
C
1
T
Rem A
Rem J
9
19 14
Rem A
F
Rem 8
W 230' 35
Pcl.2
INDIAN RESERVE No. 5 (LANGLEY)
20
D
Rem 38
36
of 3
Rem 9
Rem K
Rem of W. 537.5'
B
21
RRem 15
P
S 1/2 6
Rem 14
2
of 6
S 1/2 6
4
S
E
1/2 7
S 1/2 9
Rem.
Rem 5
13
39
12
A
H
E. 1/2 7
16
Rem N 1/2
3
Pcl. A
Rem GS 1/2 10
Rem N
Rem 13
32
Pcl. 'A'
45
133
4
P 2019P 29032
P 21930
P 43282
P 26573
P 1184
P 41521
P 1208
RP 8872P 908
P 26573
P 21365P 2019
P 51386
P 1208
P 6220
P 21930
P 2019
RP 8871
P 21930
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P 36965
P 12336BCP 36535
P 12336
EP 11511
RP 2553
P 1208
P 64901
*LMP 35231
P 12336
RP 2686
P 52171
P 27538
P 1184
*PP167 P 2019
RP 7736
P 1208
RP 1538
P 70637
P 18689
P 1208
P 1208 P 38306
P 12336
P 19774
P 18689
Sk.24
P 44507
RP 3529
P 1609
P 1184
LOUGHEED HWY
98 AVE98 AVE
SPILSBURY ST256 ST98 AVE
SPILSBURY ST96 AVE
ROLLEY RD256 ST´SCALE 1:9,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: From:
To:
To Amend Schedule BSuburban Residential
7335-2017947
Urban Area Boundary
Urban Area Boundary
Industrial
FRASER RIVER