HomeMy WebLinkAbout2017-11-21 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
November 21, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-291-RZ
24093 and 24137 104 Avenue and PID 009-437-061 Lot 3 Section 10 Township 12 New Westminster District Plan 10921
Lot 4 Section 10 Township 12 New Westminster District Plan 10921
Lot 9 Section 10 Township 12 New Westminster District Plan 14750
Maple Ridge Official Community Plan Amending Bylaw No. 7369-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Medium Density Residential and Institutional to Institutional and Conservation.
To amend Schedule “C” of the Official Community Plan to add to Conservation.
Maple Ridge Zone Amending Bylaw No. 7364-2017
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to P-1 (Park and School). The current application is to facilitate the
co-location and joint development of a new Albion Elementary School and Albion
Community Centre.
PUBLIC HEARING AGENDA
November 21, 2017
7:00 pm
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
November 21, 2017 Council Chamber Page 2 of 2
2)2015-347-RZ
20621 123 AvenueLot 1 District Lot 276 Group 1 New Westminster District Plan 80156
Maple Ridge Official Community Plan Amending Bylaw No. 7383-2017
To amend Schedule”B” of the Official Community Plan from Urban Residential to
Conservation.
To amend Schedule “C” of the Official Community Plan to add to Conservation.
Maple Ridge Zone Amending Bylaw No. 7193-2015
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban
(Medium Density) Residential). The current application is to permit a future subdivision of
approximately 10 lots.
3)2016-336-RZ
11300 and 11250 240 Street
Lot 1 Section 15 Township 12 New Westminster District Plan 22347
Lot 2 Section 15 Township 12 New Westminster District Plan 22347
Maple Ridge Official Community Plan Amending Bylaw No. 7396-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Medium Density Residential to Conservation.
To amend Schedule “C” of the Official Community Plan to add to Conservation.
Maple Ridge Zone Amending Bylaw No. 7287-2016
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) and
R-2 (Urban Residential District). The current application is to permit the future
subdivision of 5 lots and the future construction of a 54 unit townhouse development.
4)2016-191-RZ
11939 240 Street
South Half Lot 1 Section 16 Township 12 New Westminster District Plan 1676
Maple Ridge Zone Amending Bylaw No. 7257-2016To rezone from CS-1 (Service Commercial) to C-2 (Community Commercial). The current
application is to permit construction of a multi-tenant commercial development.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, November 21, 2017
to consider the following bylaws:
1) 2017-291-RZ
24093 and 24137 104 Avenue and PID 009-437-061
Lot 3 Section 10 Township 12 New Westminster District Plan 10921
Lot 4 Section 10 Township 12 New Westminster District Plan 10921
Lot 9 Section 10 Township 12 New Westminster District Plan 14750
Maple Ridge Official Community Plan Amending Bylaw No. 7369-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Medium Density Residential and Institutional to Institutional and
Conservation , as shown on Map No. 952.
To amend Schedule “C” of the Official Community Plan to add to Conservation, as shown
on Map No. 963.
Map No. 952 Map No. 963
Maple Ridge Zone Amending Bylaw No. 7364-2017
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to P-1 (Park and School). The current application is to facilitate the co-location and joint development of a new Albion Elementary School and Albion
Community Centre.
2) 2015-347-RZ
20621 123 Avenue
Lot 1 District Lot 276 Group 1 New Westminster District Plan 80156
Maple Ridge Official Community Plan Amending Bylaw No. 7383-2017
To amend Schedule ”B” of the Official Community Plan from Urban Residential to
Conservation, as shown outlined in heavy black line on map below.
To amend Schedule “C” of the Official Community Plan to add to Conservation, as shown
outlined in heavy black line on map below.
Maple Ridge Zone Amending Bylaw No. 7193-2015
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban
[Medium Density] Residential). The current application is to permit a future subdivision of
approximately 10 lots.
3) 2016-336-RZ
11300 and 11250 240 Street
Lot 1 Section 15 Township 12 New Westminster District Plan 22347
Lot 2 Section 15 Township 12 New Westminster District Plan 22347
Maple Ridge Official Community Plan Amending Bylaw No. 7396-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Medium Density Residential to Conservation, as shown outlined in heavy black line
on map below.
To amend Schedule “C” of the Official Community Plan to add to Conservation, as shown
outlined in heavy black line on map below.
Maple Ridge Zone Amending Bylaw No. 7287-2016
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential)
and R-2 (Urban Residential District) . The current application is to permit
the future subdivision of 5 lots and the future construction of a 54 unit townhouse
development.
4) 2016-191-RZ 11939 240 Street
South Half Lot 1 Section 16 Township 12 New Westminster District Plan 1676
Maple Ridge Zone Amending Bylaw No. 7257-2016
To rezone from CS-1 (Service Commercial) to C-2 (Community Commercial). The current
application is to permit construction of a multi-tenant commercial development.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Planning Department Counter of City Hall, between 8:00 am
and 4:00 pm from November 9, 2017 to November 21, 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 email to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, November 21,
2017. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 9th day of November, 2017.
Laurie Darcus, MMC
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-291-RZ
File Manager: Adam Rieu
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 24, 2017
and Members of Council FILE NO: 2017-291-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7369-2017 and
First and Second Reading
Zone Amending Bylaw No. 7364-2017
24093 and 24137 104 Avenue and PID 009-437-061
EXECUTIVE SUMMARY:
An application has been received to rezone the three subject properties, located at 24093 and
24137 104 Avenue and Parcel Identifier (PID) 009-437-061, from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to P-1 (Park and School) (see Appendices A
and B). The Board of Education of School District 42 (the School District) entered into a Joint
Acquisition Agreement with the City of Maple Ridge (the City) to facilitate the co-location and joint
development of an Elementary School and Community Centre. The proposed zoning to P-1 (Park and
School) will allow for the development of the new Albion Elementary School and Albion Community
Centre. The three subject properties will be consolidated as part of rezoning conditions and then
subdivided into the School District-owned Elementary School and the City-owned Community Centre.
A Shared Use Agreement will be implemented between the School District and the City for facility
programming, playfield use, trail networks, storage, and infrastructure requirements. A Cross Access
Agreement and Reciprocal Statutory Right-of-Way will be required as a condition of rezoning to allow
for the full movement of vehicles and parking between the facilities.
This application requires an amendment to the Official Community Plan (OCP) to re-designate one of
the three subject properties (24093 104 Avenue) from Medium Density Residential to Institutional.
The other two subject properties are already designated as Institutional for the proposed uses. The
area around the tributary to Spencer Creek will also be re-designated as Conservation. A text
amendment is required to the Zoning Bylaw to add ‘community centre’ as one of the permitted uses
to the ‘Assembly Use’ definition.
As per Council Policy 6.31, Community Amenity Contributions are not required for this application, as
it is not for residential development.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, Council has considered and
provided opportunity for early and on-going consultation by way of posting Official Community
Plan Amending Bylaw No. 7369-2017 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 Official Community Plan Amending Bylaw No. 7369-2017 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
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3) That it be confirmed that Official Community Plan Amending Bylaw No. 7369-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7369-2017 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7364-2017 be given first and second readings, and be
forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, Figure 1: Northeast Albion and Schedule “C”;
iii) Park dedication as required, including construction of walkways and trails; and removal of
all debris and garbage from park land;
iv) Consolidation of the subject properties;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vi) Registration of a Reciprocal Statutory Right-of-Way Agreement for shared parking;
vii) Registration of a Reciprocal Cross Access Easement Agreement;
viii) Registration of a Restrictive Covenant for Tree Protection;
ix) Registration of a Restrictive Covenant for Stormwater Management;
x) Submission of a Traffic Impact Study Report and approval of the report from the
Engineering Department;
xi) Removal of existing buildings;
xii) A Water Supply Operating Permit from Fraser Health will be required for any water supply
system serving everything other than a single family dwelling;
xiii) A Professional Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided; and
xiv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
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DISCUSSION:
1) Background Context:
Applicant: Craven Huston Powers Architects
Legal Descriptions: Lot 3 Section 10 Township 12 New Westminster District Plan
10921;
Lot 4 Section 10 Township 12 New Westminster District Plan
10921; and
Lot 9 Section 10 Township 12 New Westminster District Plan
14750
OCP:
Existing: Medium Density Residential and Institutional
Proposed: Institutional
Zoning:
Existing: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Proposed: P-1 (Park and School)
Surrounding Uses:
North: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential) and
RS-3 (One Family Rural Residential)
Designation: Conservation, Medium Density Residential, Institutional
South: Use: Single Family Residential and Vacant
Zone: RS-2 (One Family Suburban Residential), RM-1 (Townhouse
Residential), RS-3 (One Family Rural Residential), R-3 (Special
Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential and Conservation
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential and Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Elementary School and Community Centre
Site Area: 4.1 ha (10.1 acres)
Access: 104 Avenue
Servicing requirement: Urban Standard
2) Project Description:
The subject properties, located at 24093 and 24197 104 Avenue and PID 009-437-064, are located
on the north side of 104 Avenue, east of 240 Street and are surrounded by single family lots to the
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east and west, 104 Avenue to the south, and vacant City-owned property (Conservation and
Institutional) to the north (see Appendix A). The three subject properties are a combined 4.1 ha (10
acres) in size. The two western properties are currently vacant, while the property at 24137 104
Avenue has an existing house that will require removal as a condition of final reading. The subject
properties have a significant amount of vegetation located across the properties, with steep slopes
located on both the western and eastern property boundaries. A tributary to Spencer Creek
originates on the eastern-most property and runs north to the mainstem of Spencer Creek (see
Appendix B). The area around this tributary will be dedicated back to the City as Conservation (see
Appendix C).
The current application is proposing to rezone the subject properties from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to P-1 (Park and School) to permit the
construction of an Elementary School and Community Centre (see Appendix D). The School District
and the City have entered into a Joint Acquisition Agreement to facilitate the development of the
subject properties. Shared use agreements will be implemented for joint facility programming,
playfield use, trail networks, storage, and infrastructure requirements. A Cross Access Agreement
will be required as part of the rezoning conditions to allow for the movement of vehicles between
each facility for access and egress from each site. A Reciprocal Statutory Right-of-Way will be
required for the shared parking between each facility.
Once the subject properties are rezoned and consolidated, a subdivision application will be required
to create the two lots, consisting of the School District-owned Elementary School and the City -owned
Community Centre. The proposed Elementary School will be located centrally on the site with a lot
size of approximately 2.7 ha (6.6 acres). The site will consist of an Elementary School with a gross
floor area of approximately 5,147 m² (55,403 ft²). A full-size playfield will be located in the
northwest corner of the school site; a looping trail for student use with a future connection to the trail
network near Spencer Creek; and parking for 55 vehicles, combined with the Community Centre’s 86
proposed parking stalls for a total of 141 parking stalls.
The proposed Elementary School (see Appendix E) is designed to incorporate a 21st century learning
environment consisting of a ‘Pod concept’ of communal learning and access to indoor/outdoor
classrooms. In addition, an Environmental Pod will showcase some of the school’s sustainability
features to include: solar panels; windows with actuators for optimal heating and cooling;
stormwater/rainwater harvesting, which will help to recharge the tributary to Spencer Creek; and an
internal LED display identifying the various features, such as energy gains and temperature. The
school’s aesthetics will consist of wood-frame construction throughout (see Appendix F). The gym
has been designed with aboriginal input providing a traditional longhouse column and beam
structure. Efficient window placement near the roof line will allow natural light in and reduce the
need for artificial lighting. Natural play areas will be incorporated into the landscape plan and will
consist of permeable surfaces (see Appendix G).
The proposed Community Centre will be located in the southeast corner of the subject properties,
with a lot size of approximately 0.76 ha (1.9 acres). The site will consist of one building with a gross
floor area of approximately 1,686 m² (18,148 ft²). The concept for the Community Centre will have a
focus on the performing arts and local theatre, and anticipates a small indoor and outdoor
amphitheater and stage. The Community Centre will provide services for all ages from infants to
seniors, but will have an emphasis on school-age children and youth. The building will be designed
to work with the natural environment and incorporate view corridors to the local landscape and
natural topography. The community consultation portion of the project for the Community Centre
has been completed in terms of design; however, it is now up to the Architect to design the building
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based on the community input. The Parks, Recreation and Culture Department will be working with
Council to complete the Community Centre portion of the project.
3) Planning Analysis:
i) Official Community Plan:
The three subject properties are within the Albion Area Plan. The properties located at 24137 104
Avenue and PID 009-437-061 are designated Institutional in the OCP, and the property located at
24093 104 Avenue is designated Medium Density Residential. The property designated Medium
Density Residential will require an OCP amendment to Institutional to align with the proposed
rezoning to P-1 (Park and School). The area around the tributary to Spencer Creek will also be re-
designated as Conservation.
The Institutional designation applies to diverse uses that meet specific community needs. The re-
designation for this development is supportable based on the following principles and policies within
the OCP:
Principle 4: The community recognizes that components of the built and natural environments
contribute to the character of Maple Ridge and sense of community, and in turn,
‘placemaking’;
Principle 36: Integrating growth with services, infrastructure, and schools is desirable for the
future of Maple Ridge.
Principle 38: Expanding services concurrently with development is regarded by the community as
good planning and development practice.
Policy 4-5: Maple Ridge supports the cooperative and community use of facilities belonging to
the Municipality, School District, local churches and other agencies; as
neighbourhood centres for gatherings; accessing educational, recreational, leisure
and volunteer opportunities; and promoting capacity building and leadership
development in the community.
Policy 4-7: Maple Ridge supports the provision of both public and private education facilities to
serve a broad range of interests, educational needs and age groups. Maple Ridge
will locate community level and neighbourhood level parks adjacent to secondary
schools and elementary schools, wherever possible.
Policy 4-31: Small scale or locally serving institutional facilities that can be located throughout
the community include: schools, community halls, parks and recreation facilities,
museums, firehalls, and places of worship. These uses will be permitted in rural and
urban areas subject to parking requirements, access, compliance with zoning
bylaws, and compatibility with adjacent land uses.
Policy 4-37: To meet the needs of a growing and changing population, appropriate facilities and
services will be planned in consultation with Provincial and Regional agencies and
authorities, including the Fraser Health Region.
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ii) Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to P-1 (Park and School) to permit the
development of a new Elementary School and Community Centre. The subject properties will be
consolidated as a condition of rezoning and subdivided for a School District-owned Elementary
School and a City-owned Community Centre. The minimum lot size for the current RS-3 (One Family
Rural Residential) zone is 0.80 ha (2 acres) and minimum lot size for the RS-2 (One Family Suburban
Residential) zone is 0.40 ha (1 acre); there is no minimum lot size for the P-1 (Park and School)
zone. The applicant will be seeking a text amendment to the Zoning Bylaw definition for ‘Assembly
Use’ to include ‘community centre’ as one of the permitted uses.
iii) Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350-1990 requires 1 stall per 93m² gross floor area
for public schools and 1 stall per 20m² gross floor area for assembly use (the Community Centre).
The applicant is providing 56 parking stalls for the proposed Elementary School and 85 parking
stalls for the proposed Community Centre, for a total of 141 parking stalls. Both uses meet the Off-
Street Parking and Loading Bylaw minimum requirements. Two of the stalls will be identified as
accessible parking for the Community Centre and one stall for accessible parking at the Elementary
School. A Reciprocal Statutory Right-of-Way will be registered between the School District and the
City to allow the various users to park at either facility. A Cross Access Easement will be registered
to allow the full movement of vehicles between each facility for access and egress.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
To reduce the side yard setback from 7.5m (24 ft.) to 1.0m (3 ft.); and
To increase the maximum retaining wall height from 1.2m (4 ft.) to 2.8m (9 ft.).
The requested variances to the P-1 (Park and School) zone will be the subject of a future Council
report.
v) Development Permits:
A Form and Character Development Permit is not required for Institutional developments; however, a
Watercourse Protection and Natural Features Development Permit are required, as outlined below.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
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All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”.
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi) Advisory Design Panel:
A Development Permit is not required for Institutional developments; therefore, the project did not
have to be reviewed by the Advisory Design Panel prior to second reading. However, the applicant
did submit design drawings to the Advisory Design Panel for preliminary comments in an effort to
improve the design. The ADP recommendations have been considered and are reflected in the
current plans.
vii) Development Information Meeting:
A Development Information Meeting was held at Alexander Robinson Elementary School on
September 21, 2017. Seven 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:
Clarification on the catchment area for the proposed school; and
Concern about the speed of vehicles travelling along 104 Avenue.
The applicant provided the following response to the issues raised by the public:
The catchment area for Albion area schools will be conducted by the School District and
determined in the Fall of 2018; and
Enforcement of the speed limit does not fall within the jurisdiction of the School District.
Comments have been forwarded to the Engineering Department.
4) Environmental Implications:
The applicant has submitted an Environmental Assessment prepared by Environmental Dynamics
Inc. (EDI). EDI have also worked with the Environment Section of the Planning Department to identify
the Conservation boundary around the tributary to Spencer Creek. The proposed setbacks from the
top of bank are between 22.5m (74 ft.) and 30m (98 ft.). The reduced setback (less than 30m)
areas are located on the western section of the riparian area adjacent to the Elementary School, and
the southeast section of the riparian area adjacent to the Community Centre (see Appendix E). In
order to compensate for the encroachment into the 30m setback and subsequent loss of habitat,
the applicant has provided compensation, to include:
Protection of a greater amount of comparable habitat on-site; and
Additional restoration works along the mainstem of Spencer Creek, located on the northern
City-owned property;
The applicant has provided a Tree Management Report, prepared by Arbortech Consulting, to ensure
appropriate retention and compensation is provided for the trees on-site. Steep slopes have been
identified on the western and eastern property boundaries. The site will require portions of the
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property to be supported through retaining wall structures, specifically around the playfield location
and the western property boundary (see Appendix E). Any retaining walls exceeding 1.2m (4 ft.) in
height will be the subject of a future Development Variance Permit report to Council. Stormwater
management features will include raingardens and bioswales to capture stormwater from
impervious areas and redirect the runoff to the tributary of Spencer Creek. These stormwater
features also have the ability to create wildlife habitat and educational opportunities for the
students.
5) Interdepartmental Implications:
i) Engineering Department:
Concrete curb and gutters will be required along the north side of 104 Avenue. Sidewalks will be
required on the north side of 104 Avenue and will consist of a 3m (10 ft.) multi-use path. The
sidewalk will be constructed west of the school to the intersection of 104 Avenue and 240 Street, as
well as east of the school, to connect with the existing sidewalk at 24225 104 Avenue. Street trees
and street lights are required across the frontage of the subject properties to the collector road
standard. The subject properties are situated within an area currently not serviced with municipal
sanitary sewer. To service the site, a sanitary pump station will be required. The pump station is the
applicant’s responsibility and shall be constructed to a municipal standard and have the capacity to
service the adjacent lands. The pump station may ultimately be replaced by a pump station in the
Albion Fairgrounds and the gravity sewer must be designed to be extended to the existing sewer west
of 240 Street in the future.
The applicant will be required to provide a Traffic Impact Assessment report. The approval of the
report will be a condition of final reading.
ii) Licences, Permits and Bylaws:
The Licenses, Permits and Bylaws Department will be addressing all matters relating to building
permits and the demolition of the existing structures on the subject properties. The review also noted
to ensure sufficient access for emergency vehicles and personnel is provided to the playing field.
iii) Parks, Recreation and Culture Department:
The Parks, Recreation and Culture Department requested the applicant to provide a looping trail for
student use and for future connection to the trail networks near Spencer Creek. The trail design will
work with the natural features in the area, including existing trees, topography and watercourses.
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 re-designate one of the subject
properties located at 24093 104 Avenue, from Medium Density Residential to Institutional 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, or agencies of the Federal and Provincial Governments.
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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.
7) Citizen/Customer Implications:
A Development Information Meeting was held on September 21, 2017. The results of the concerns
expressed at that meeting are discussed above. The Public Hearing will provide an additional venue
for citizens to express their concern or support of the development.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7369-2017,
that first and second reading be given to Zone Amending Bylaw No.7364-2017 and that application -
2017-291-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Boag”
_______________________________________________
Approved by: David Boag
Director of Parks & Facilities
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7369-2017
Appendix D – Zone Amending Bylaw No. 7364-2017
Appendix E – Site Plan
Appendix F – Building Elevation Plans, Elementary School
Appendix G – Landscape Plan
DATE: Jul 5, 2017
2017-291-RZ
24093/24137 104 Avenue
009-437-061
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Jul 5, 2017
2017-291-RZ
24093/24137 104 Avenue
009-437-061
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7369-2017
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 "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Schedule “C” of 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. 7369-2017
2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby
amended for that parcel or tract of land and premises known and described as:
Lot 3 Section 10 Township 12 New Westminster District Plan 10921
Lot 4 Section 10 Township 12 New Westminster District Plan 10921
Lot 9 Section 10 Township 12 New Westminster District Plan 14750
and outlined in heavy black line on Map No. 952, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 3 Section 10 Township 12 New Westminster District Plan 10921
Lot 4 Section 10 Township 12 New Westminster District Plan 10921
Lot 9 Section 10 Township 12 New Westminster District Plan 14750
and outlined in heavy black line on Map No. 963, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 24th day of October, 2017.
READ a second time the 24th day of October, 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
242B ST.104 AVE.240 ST.103A AVE.240A ST.10325
10349 2417924188242161052810319 241922420024172241831055524022103751052524154242252420810352 2424024185241562417710366
10420
10313 242222
42
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4
242191054324
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62419024178105522398624093241891054910386 1053124186241952
42
3
824169
10316
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2421324166242612408624212240611035524028 2417024202241082421810534241642417610456 1053724206242092418924201242202422610343 2406024
2
30
10328
24212
2413724273
10310 24180242302416024232241482428010337 24027105462417110332 2414210322 242071034010389 1054010346
10331
10358 241962422524238B
PARK
107
12
25
96
8
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6 10
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7
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292427
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95
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5
16
13
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A
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Rem. Pcl. A
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1
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9
94
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9
PARK
98
11 PARK
A
18
21
PARK
Rem 7 8
Rem D
5
PARK
6
11
142
34
103
19
LMP 48057
(EPS 2387)
BCP 8155
LMP 51537 B C P 4 3 8
BCP 9309
P 21769
P 10921
BCP 36407BCP 438BCP 35192
LMP 41823
BCP 438
P 14750
(EPS 763)
EPP 45286
EPP 49494
LMP 35918
EPP 45286 BCP 8153BCP 35192
P 13554
P 10921 P 66684
1
B
C
P 815
3
P 22743
P 11176
NWP7139
BCP 1010P 14864BAKER PLACE
P 20434
BCP 8153
P 13554
BCP 49334
P 10921
P 14750
P 41519
LMP 51539
EPP 59457LMP 41823BCP 35253EP 51519RW 66539
E P P 6 0 7 5 8
L
M
P 51539
RW 66539
LMP 39369BCP 36408EPP 49495RW 66539
EPP 59458
E P P 4 7 1 3 9
EPP 45287
LMP 39314BCP 35252
240 ST.´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Albion Area Plan Schedule 1Medium Density Residential and Institutional
Institutional Conservation
7369-2017952
242B ST.104 AVE.240 ST.103A AVE.240A ST.10325
10349 2417924188242161052810319 241922420024172241831055524022103751052524154242252420810352 2424024185241562417710366
10420
10313 242222
42
0
4
242191054324
19
62419024178105522398624093241891054910386 1053124186241952
42
3
824169
10316
10525
2421324166242612408624212240611035524028 2417024202241082421810534241642417610456 1053724206242092418924201242202422610343 2406024
2
30
10328
24212
2413724273
10310 24180242302416024232241482428010337 24027105462417110332 2414210322 242071034010389 1054010346
10331
10358 241962422524238B
PARK
107
12
25
96
8
15
6 10
18
7
14
26
106
111
C
9
105
4
292427
A
110
PARK
137
A 8K
95
139
108
31
5
16
13
15
A
PARK2
14
6
20 12
Rem. Pcl. A
99
13
101
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1
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PARK
28
9
94
10
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4
17
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B
97
7
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33
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9
PARK
98
11 PARK
A
18
21
PARK
Rem 7 8
Rem D
5
PARK
6
11
142
34
103
19
LMP 48057
(EPS 2387)
BCP 8155
LMP 51537 B C P 4 3 8
BCP 9309
P 21769
P 10921
BCP 36407BCP 438BCP 35192
LMP 41823
BCP 438
P 14750
(EPS 763)
EPP 45286
EPP 49494
LMP 35918
EPP 45286 BCP 8153BCP 35192
P 13554
P 10921 P 66684
1
B
C
P 815
3
P 22743
P 11176
NWP7139
BCP 1010P 14864BAKER PLACE
P 20434
BCP 8153
P 13554
BCP 49334
P 10921
P 14750
P 41519
LMP 51539
EPP 59457LMP 41823BCP 35253EP 51519RW 66539
E P P 6 0 7 5 8
L
M
P 51539
RW 66539
LMP 39369BCP 36408EPP 49495RW 66539
EPP 59458
E P P 4 7 1 3 9
EPP 45287
LMP 39314BCP 35252
240 ST.´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C as shown
To Add to Conservation
7369-2017963
CITY OF MAPLE RIDGE
BYLAW NO. 7364-2017
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. 7364-2017."
2.That PART 2 INTERPRETATION, ASSEMBLY USE definition is amended by replacing
with the following: a use providing for the assembly of persons for charitable,
philanthropic, cultural, entertainment uses, public transportation depots, or private
educational purposes; includes auditoriums, youth centres, social halls, community
centres, group camps, theatres, private schools, kindergartens, and child care
centres.
3. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 3 Section 10 Township 12 New Westminster District Plan 10921
Lot 4 Section 10 Township 12 New Westminster District Plan 10921
Lot 9 Section 10 Township 12 New Westminster District Plan 14750
and outlined in heavy black line on Map No. 1725 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to P-1 (Park and School).
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of October, 2017.
READ a second time the 24th day of October, 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
242B ST.104 AVE.240 ST.103A AVE.240A ST.10325
10349 2417924188242161052810319 241922420024172241831055524022103751052524154242252420810352 2424024185241562417710366
10420
10313 2422224
20
4
242191054324196
2419024178105522398624093241891054910386 1053124186241952
4
2
3
824169
10316
10525
2421324166242612408624212240611035524028 2417024202241082421810534241642417610456 1053724206242092418924201242202422610343 240602
4
2
3
0
10328
24
2
1
2
2413724273
10310 24180242302416024232241482428010337 24027105462417110332 2414210322 242071034010389 1054010346
10331
10358 241962422524238B
PARK
107
12
25
96
8
15
6 10
18
7
14
26
106
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C
9
105
4
292427
A
110
PARK
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A 8K
95
139
108
31
5
16
13
15
A
PARK2
14
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Rem. Pcl. A
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1
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PARK
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9
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4
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4
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B
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9
PARK
98
11 PARK
A
18
21
PARK
Rem 7 8
Rem D
5
PARK
6
11
142
34
103
19
LMP 48057
(EPS 2387)
BCP 8155
LMP 51537 BCP 438
BCP 9309
P 21769
P 10921
BCP 36407BCP 438BCP 35192
LMP 41823
BCP 438
P 14750
(EPS 763)
EPP 45286
EPP 49494
LMP 35918
EPP 45286 BCP 8153
BCP 35192
P 13554
P 10921 P 66684
1
B
C
P
8
1
5
3
P 22743
P 11176
NWP7139
BCP 1010P 14864BA
K
E
R
P
L
A
C
E
P 20434
BCP 8153
P 13554
BCP 49334
P 10921
P 14750
P 41519
LMP 51539
EPP 59457LMP 41823
BCP 35253EP 51519RW 66539
EPP 60758
L
M
P
5
1
5
3
9
RW 66539
LMP 39369BCP 36408EPP 49495RW 66539
EPP 59458
EPP 47139
EPP 45287
LMP 39314BCP 35252
240 ST.104 AVE.
´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)P-1 (Park and School)
7364-20171725
JULY 7th, 2017 - ISSUED FOR PRELIMINARY PLANNING APPLICATION2017.07.04
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-347-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:
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 24, 2017
and Members of Council FILE NO: 2015-347-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7383-2017 and
Second Reading
Zone Amending Bylaw No. 7193-2015
20621 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 20621 123 Avenue, from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
permit a future subdivision of approximately 10 lots. The minimum lot size for the proposed RS-1b
(One Family Urban (Medium Density) Residential) zone is 557m². The proposed RS-1b zoning
complies with the policies of the Official Community Plan (OCP); however, an amendment to the OCP
is required to adjust the Conservation boundary around the watercourse.
Council granted first reading to Zone Amending Bylaw No. 7193-2015 on January 12, 2016.
Pursuant with Council resolution, the application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $5,100 per lot, for an estimated amount of $51,000.00.
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. 7383-2017 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 Official Community Plan Amending Bylaw No. 7383-2017 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. 7383-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7383-2017 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7193-2015 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Amendment to Official Community Plan Schedules "B" and “C”;
- 2 -
ii) Road dedication as required;
iii) Park dedication, as required, and removal of all debris and garbage from park land;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v) Removal of existing building/s;
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; and
vii) That a voluntary contribution, in the amount of $51,000.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Legal Description: Lot 1 District Lot 276 Group 1 New Westminster District Plan
80156
OCP:
Existing: Urban Residential, Conservation
Proposed: Urban Residential, Conservation (new boundaries)
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Conservation
Zone: RS-1 (One Family Urban Residential)
Designation: Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
East: Use: Church
Zone: P-4 (Church Institutional)
Designation: Institutional and Conservation
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential and Conservation
- 3 -
Existing Use of Property: Single Family Residential
Proposed Use of Property: Singe Family Residential
Site Area: 1.05 Ha (2.6 acres)
Access: 123 Avenue and new road
Servicing requirement: Urban Standard
2) Background:
The subject property, located at 20621 123 Avenue, is 1.05 ha (2.6 acres) in size and is bound by
the Burnett Fellowship Baptist Church to the east, City owned conservation land, including McKenney
Creek, to the north, single family lots to the west and 123 Avenue to the south (see Appendix A).
Currently a single family dwelling is located on the property close to the southern property boundary,
which is accessed from 123 Avenue. The majority of the subject property is relatively flat, with a
ravine and McKenney Creek located on the northern portion of the property. Mature conifer and
deciduous trees are located sporadically across the property; as well as grasses and invasive
species, such as Himalayan Blackberry (see Appendix B).
3) Project Description:
The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) to
RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into
approximately ten single family residential lots. The proposed lots will be accessed from 123 Avenue
and a new local road. A portion of the proposed new local road was previously dedicated as a
component of the church re-development to the east. This new road may allow access to the Church
in the future; however, one of the two current accesses for the Church along 123 Avenue may
require removal if the new local road is to provide another access. The applicant intends to remove
the existing house, which will be a condition of final reading. McKenney Creek runs in an east-west
direction across the northern tip of the subject property and will be dedicated as Conservation as a
condition of final reading.
4) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Urban Area Boundary and is currently designated Urban
Residential and Conservation. For the proposed development, an OCP amendment will be required
to adjust the Conservation area boundary (see Appendix C).
The subject property fronts 123 Avenue, which is identified as a Major Corridor in Figure 4, Appendix
E of the OCP. There are a range of development options that comply with Major Corridor Residential
Infill policies subject to neighbourhood compatibility and context. Major Corridor residential infill
options are described in Policy 3-20, as follows:
3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with
the surrounding neighbourhood and will be evaluated against the following criteria:
a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes,
townhouses, apartments, and small lot intensive residential developments subject
to Policy 3-21;
b) a maximum height of two and one-half storeys (11m) with an emphasis on ground
oriented units for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
- 4 -
d) adherence to Development Permit Guidelines for multi-family and intensive
residential developments as outlined in Chapter 8 of the Official Community Plan.
Compatibility criteria for residential infill is further detailed in Policy 3-21 which states:
3 - 21 All Neighbourhood and Major Corridor Residential infill developments will respect and
reinforce the physical patterns and characteristics of established neighbourhoods, with
particular attention to:
a) the ability of the existing infrastructure to support the new development;
b) the compatibility of the site design, setbacks, and lot configuration with the existing
pattern of development in the area;
c) the compatibility between building massing and the type of dwelling units in the
proposed development and the surrounding residential properties;…
The proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in conformance
with the Urban Residential – Major Corridor designation and infill policies.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into approximately ten single family residential lots (see Appendix D). The minimum lot size for the
current RS-3 (One Family Rural Residential) zone is 0.80 ha (8000 m²) and the minimum lot size for
the proposed RS-1b (One Family Urban (Medium Density) Residential) zone is 557 m². Any
variations from the requirements of the proposed zone will require a Development Variance Permit
application.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxation:
Zoning Bylaw No. 3510 -1985, Part 4, Section 406, Regulations For The Area, Shape and
Dimensions Of Lots That May Be Created by Subdivision (1)(a)(ii): To reduce the minimum
building area by 1.5m within the RS-1b (One Family Urban (Medium Density) Residential)
zone to accommodate a Statutory Right-of-Way for sanitary purposes on Lot 10.
The requested variances to the RS-1b (One Family Urban (Medium Density) Residential) zone will be
the subject of a future Council report.
iv) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
- 5 -
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area
Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
v) Advisory Design Panel:
A Form and Character Development Permit is not required for single family development; therefore,
this application does not need to be reviewed by the Advisory Design Panel.
vi) Development Information Meeting:
A Development Information Meeting was held at Burnett Fellowship Church on July 10, 2017.
Approximately 25 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 about the lot grading and road grading, in particular, that the storm water would
flow onto the church property;
Concern about the loss of privacy;
Concern about increased traffic caused by the ten new lots, and the potential hazard with the
existing church accesses; and
Access to the church from new road.
.
The following are provided in response to the issues raised by the public:
A bioswale will be located along the east side of proposed road adjacent to the Church to
capture storm water runoff and directed to a rain garden within Conservation area;
In terms of loss of privacy, the new lots are meeting setback requirements for the zone; and
Consideration has been given to access the Church from the new proposed road; however, if
this is to occur, one of the two existing accesses for the Church along 123 Avenue would be
required to be removed.
vii) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as
park on the subject property and this land will be required to be dedicated as a condition of final
reading.
5) Environmental Implications:
One component of the Stormwater Management Plan is a proposed bioswale to be located along the
eastern side of the newly proposed internal road. The bioswale is designed to capture, infiltrate,
treat and convey the surface storm water to the raingarden feature located within the proposed
Conservation area (see Appendix E). Both the bioswale and raingarden will consist of low
maintenance trees, shrubs and ground cover that will be compatible with frequent periods of wetted
- 6 -
conditions. A Local Area Service (LAS) Bylaw will not be required for the bioswale or raingarden, as it
has been designed to be low maintenance. McKenney Creek, located on the northern property
boundary, requires a 30 m (98 ft.) setback from the top of bank. This setback area will be dedicated
back to the City as Conservation. Invasive species, such as Himalayan Blackberry, have been
identified on the subject property and will be removed as part of the enhancement and restoration
works, as well as the replanting of native grasses, shrubs and trees.
Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement is not required for the subject application, as there are no off-site
works or services required. All deficient services will be provided through the Subdivision Servicing
Agreement at the time of subdivision.
Access to the Church parking lot from the new proposed road may occur in the future; however, in
order to do so, the Church will need to remove one of its two accesses currently located off 123
Avenue.
6) School District No. 42 Comments:
School District 42 has noted that the subject property falls within the Fairview Elementary and
Westview Secondary school catchment areas. Actual numbers for 2016 indicate that Fairview
Elementary is at 67% utilization, with 279 students. Secondary school enrollment numbers for 2016
indicate that Westview Secondary is at 64% utilization, with 765 students.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to adjust the Conservation
boundaries around a watercourse, 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.
- 7 -
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7383-2017,
that second reading be given to Zone Amending Bylaw No.7193-2015, and that application 2015-
347-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7383-2017
Appendix D – Zone Amending Bylaw No. 7193-2015
Appendix E – Proposed Subdivision Plan
DATE: Nov 17, 2015
FILE: 2015-347-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20621 123 AVENUELegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 17, 2015
FILE: 2015-347-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20621 123 AVENUE
Aerial Imagery from the Spring of 2011
CITY OF MAPLE RIDGE
BYLAW NO. 7383-2017
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 Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7383-2017
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lot 276 Group 1 New Westminster District Plan 80156
and outlined in heavy black line on Map No. 955, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
2. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lot 276 Group 1 New Westminster District Plan 80156
and outlined in heavy black line on Map No. 956, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 24th day of October, 2017.
READ a second time the 24th day of October, 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
205 ST.KLASSEN PL.
123B AVE.ROAD125 AVE.205 ST.206 ST.207A ST.124A AVE.
124A AVE.
TYNER AVE.
125 AVE.KNOTTS ST.123B AVE.
123 AVE.208 ST.206 ST.205B ST.12374
12330
12269
12485
2055012405
205602057512259 2062112485
12466
20621124621226520510 12511
20539124511236612434 205752
05
20
205352051712461205552070912465
12270
12370
12260
1229012442
1 2 2 5 81244620557
122542072912250
2057520560206492053012470
205851243012431
12475
12340
2049712400206302053512473
12518
2054212447
20785204932061612385
205162077012380
12477
1 244 512355 1241620506 124211243912467205652063920634206502066012266
1 24 3 720619205232071312427205811245612253124412048520516 2061012350
20512205712063812276 20797205682051812505
205162078012487
20545124451233512458 20597124552067012350
2051112315
12390
12495
12371 206851 243 82049820585205272051112431
205651239120624
12282
12500
1 22 352053120508 122501247212358
20765
207882060720635205902059620538124 5012464
12320
12399 2054512535
20491
12400
12365 124461227720591
2050312451
2054920492 1243612245
12488
1236020565 12512
12291 124652052220493
122792050912359
12406
205551241120489
20496206292053412271
12411
2077920622124102059020675
2050212525
2060220484205192061320721206181224220532124541246820497207392051012480
1227620550
12250205562049812266
12283 1242612395
2052612476
12497
1232520515
20680
12345
2067920499 33
18
D
20
2
31
4
13
13
5
5
36
S 100' 5
7
15
6
5
Rem.
12
1
13
1
30
7
C
O
12
A
38
17
18
10
11
15
1
37
2
1911
J
8
Rem
13
24
15
1
17
2
15
9
36
15
24
15
2
19
34
35
22
N
18
6
12
4
7
33
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3
30
11
3
21
7
19
4
115
Q
12
F
1
26
4
PARK
30
21
8
16
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Rem 19
9
5
10
9
4
14
2
14
2
5
10
27
E
22
Rem 17
2
3
13
1
8
B
PARK
G
10
9
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6
37Rem 5
PARK
22
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31
39
6 K
12
41
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8
14
26
40
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6
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24
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34
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7
1
1 20
9
*
28
PARK
5
32
17
B
27
21
Rem 14
5
2
20
W 1/2 3
23
16
21
9
27
19
26
13 PARK
2
35
14
4
222
14
3
A
3
25
1
8
A
3
B
LMP 5840 P 77160LMP 27744P 76349P 13081 P 17921LMP 7351 P 77160P 25866
P 77017
P 17997P 25866
LMP 22302
P 59478
LMP 53004
LMP 15767LMP 7229
P 85548
LMP
P 26346LMP 3146
LMP 22302
LMP
EPP 5093212426
P 59478
P 11392
P 59478
P 77160
P 17921P 17997
P 59478
P 74861LMP 11657
P 80156
LMP 12426 LMP 22302*PP118A
LMP 35108 P 203751527
*PP118A
LMP 12298 P 77160LMP 6687
LMP 6687
P 17056
P 59478
12426
P 59478
P 75346
EPP 50932LMS
BCP 12914
P 77160
P 65204
LMP 12298
BCP37
P 74861
P 77160P 74861
LMP 7642P 79594P 77160
LMP 42697
EPP 50931LMP 12298LMP 7015
LMP 27744
P 75346
EP 77161
EP 59492
EP 61394
EP 59493
E
P 75347
EPP 54835LMP 7526EP 77161RW 82431EP 59493
EP 77161EP 59493
E
P 75347
LMP 6729EP 77161 EP 59492EP 59492
EP 7716
1
EP 59492
RW 82433EP 59493
EP 75347
EP 47468EP 59492EP 59492
L M P 3 2 2 6 7
EP 59493
EP 59493
EPP 54835EP 77161
EP 59493
EP 59493
LMP 12335
LMP 6857
LMP 42698 EP 59479´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Conservation
7383-2017955
205 ST.KLASSEN PL.
123B AVE.ROAD125 AVE.205 ST.206 ST.207A ST.124A AVE.
124A AVE.
TYNER AVE.
125 AVE.KNOTTS ST.123B AVE.
123 AVE.208 ST.206 ST.205B ST.12374
12330
12269
12485
2055012405
205602057512259 2062112485
12466
20621124621226520510 12511
20539124511236612434 205752
05
20
205352051712461205552070912465
12270
12370
12260
1229012442
1 2 2 5 81244620557
122542072912250
2057520560206492053012470
205851243012431
12475
12340
2049712400206302053512473
12518
2054212447
20785204932061612385
205162077012380
12477
1 244 512355 1241620506 124211243912467205652063920634206502066012266
1 24 3 720619205232071312427205811245612253124412048520516 2061012350
20512205712063812276 20797205682051812505
205162078012487
20545124451233512458 20597124552067012350
2051112315
12390
12495
12371 206851 243 82049820585205272051112431
205651239120624
12282
12500
1 22 352053120508 122501247212358
20765
207882060720635205902059620538124 5012464
12320
12399 2054512535
20491
12400
12365 124461227720591
2050312451
2054920492 1243612245
12488
1236020565 12512
12291 124652052220493
122792050912359
12406
205551241120489
20496206292053412271
12411
2077920622124102059020675
2050212525
2060220484205192061320721206181224220532124541246820497207392051012480
1227620550
12250205562049812266
12283 1242612395
2052612476
12497
1232520515
20680
12345
2067920499 33
18
D
20
2
31
4
13
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5
5
36
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7
15
6
5
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12
1
13
1
30
7
C
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12
A
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17
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10
11
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1
37
2
1911
J
8
Rem
13
24
15
1
17
2
15
9
36
15
24
15
2
19
34
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18
6
12
4
7
33
35
19
4
14
20
3
30
11
3
21
7
19
4
115
Q
12
F
1
26
4
PARK
30
21
8
16
23
3
Rem 19
9
5
10
9
4
14
2
14
2
5
10
27
E
22
Rem 17
2
3
13
1
8
B
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G
10
9
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6
37Rem 5
PARK
22
20
7
25
9
17
22
8
2
31
39
6 K
12
41
8
8
14
26
40
6
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Rem
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21
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31
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8
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7
1
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9
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28
PARK
5
32
17
B
27
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Rem 14
5
2
20
W 1/2 3
23
16
21
9
27
19
26
13 PARK
2
35
14
4
222
14
3
A
3
25
1
8
A
3
B
LMP 5840 P 77160LMP 27744P 76349P 13081 P 17921LMP 7351 P 77160P 25866
P 77017
P 17997P 25866
LMP 22302
P 59478
LMP 53004
LMP 15767LMP 7229
P 85548
LMP
P 26346LMP 3146
LMP 22302
LMP
EPP 5093212426
P 59478
P 11392
P 59478
P 77160
P 17921P 17997
P 59478
P 74861LMP 11657
P 80156
LMP 12426 LMP 22302*PP118A
LMP 35108 P 203751527
*PP118A
LMP 12298 P 77160LMP 6687
LMP 6687
P 17056
P 59478
12426
P 59478
P 75346
EPP 50932LMS
BCP 12914
P 77160
P 65204
LMP 12298
BCP37
P 74861
P 77160P 74861
LMP 7642P 79594P 77160
LMP 42697
EPP 50931LMP 12298LMP 7015
LMP 27744
P 75346
EP 77161
EP 59492
EP 61394
EP 59493
E
P 75347
EPP 54835LMP 7526EP 77161RW 82431EP 59493
EP 77161EP 59493
E
P 75347
LMP 6729EP 77161 EP 59492EP 59492
EP 7716
1
EP 59492
RW 82433EP 59493
EP 75347
EP 47468EP 59492EP 59492
L M P 3 2 2 6 7
EP 59493
EP 59493
EPP 54835EP 77161
EP 59493
EP 59493
LMP 12335
LMP 6857
LMP 42698 EP 59479´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
To Amend Schedule C as shown
Add to Conservation
7383-2017956
CITY OF MAPLE RIDGE
BYLAW NO. 7193-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7193-2015."
2. That parcel or tract of land and premises known and described as:
Lot 1 District Lot 276 Group 1 New Westminster District Plan 80156
and outlined in heavy black line on Map No. 1651 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of January, 2016.
READ a second time the 24th day of October, 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
205 ST.KLA
S
S
E
N
P
L
.
123B AVE.ROAD125 AVE.206 ST.207A ST.124A A
V
E
.
124A AVE.
125 AVE.
123 AVE.
12374
12269
12330
20550205601225920575 2062112485
1246
6
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12370
1229012442
122581244620557122502056020530 12470
205851243012431
12340 12400206302053512473
2061612385
2051612380
12477
1244512355 12416124391242120506
20565206392063412266206502066012437207131242720523124561225312441206102051612350205122063812276205681248720545124451233520597124582067012350
12315
12390
12371
12438
205852052720511205652062412282
12500
2053112250
12358
207652060720635
2059020596205381245012464
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12399 2054512365 12446122772059112451
205491243612488
1236020565 12512
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33
18
D
2
31
13
13
5
5
S 100' 5
15
6
12
1
13
1
7
C
12
A
38
17
18
10
11
15
2J
8
Rem
13
24
17
1
2
24
2
19
34
18
6
12
4
7
33
35
14
20
3
30
11
3
21
7
19
4
115
12
F
1
4
30
16
23
Rem 19
5
10
9
4
2
14
10
E
Rem 17
38
PARK
G
10
9
37Rem 5
22
7
17
8
31
39
K
41
14
26
40
L
12
6
36
28
16
4
23
11
16
6
39
8
24
21
3
10
25
29
15
18
21
I
11
1
34
2
3229
1
1 20
9
*
28
PARK
5
32
17
B
27
Rem 14
20
W 1/2 3
23
16
9
27
26
2
4
222
A
25
1
3
B
LMP 5840 P 77160LMP 27744
P 13081
LMP 7351 P 77160P 25866
P 17997P 25866
LMP
2
2
3
0
2
P 59478
LMP 53004
LMP 15767LMP 7229
P 85548
LMP 3146
LMP 22302
LMP
P 59
4
7
8
12426
P 11392
P 59478
P 77160
P 17921P 17997 P 59478
P 80156
*PP118A
1527
*PP
1
1
8
A
LMP 12298 P 77160LMP 6687
P 59478
P 17056
P 75346
EPP 50932LMS
P 77160
LMP 12298
P 77160LMP 7642P 79594P 77160
LMP 42697
LMP 7015
EP 77161
EP 59492
EP 59493
E
P
7
5
3
4
7
EPP 54835EP 77161RW 82431EP 59493
EP 77161E
P
7
5
3
4
7
LMP 6729EP 77161 EP 59492EP 5
9
4
9
2
EP 77161
EP 59492
EP 59493
RW 82433EP 59492
EP 5
9
4
9
3
EP 59493
EPP 54835EP 77161
EP 59493
LMP 6857
LM
P
4
2
6
9
8 EP 59479´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7193-20151651RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-336-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:
Geotechnical Report
Environmental Assessment Report
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 24, 2017
and Members of Council FILE NO: 2016-336-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7396-2017;
Second Reading
Zone Amending Bylaw No. 7287-2016;
11300 & 11250 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 11300 240 and 11250
240 Street from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) and R-2
(Urban Residential District), to permit a future subdivision of 5 lots and the future construction of a
54 unit Townhouse Development. Council granted first reading to Zone Amending Bylaw No. 7287-
2016 and considered the early consultation requirements for the Official Community Plan (OCP)
amendment on October 25, 2016. The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 8000 m2 where community water is provided.
The proposed R-2 (Urban Residential District) and RM-1 (Townhouse Residential) zoning complies
with the policies of the Official Community Plan (OCP). However, an amendment to the OCP is
required to amend the Conservation boundary.
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. 7396-2017 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 Official Community Plan Amending Bylaw No. 7396-2017 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. 7396-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7396-2017 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7287-2016 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
- 2 -
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, Figure 1: and Schedule “C”
iii) Road dedication and lane dedication as required;
iv) Trail construction as required.
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
land on the subject properties;
vii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
viii) Registration of a Restrictive Covenant for Stormwater Management;
ix) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site;
x) That a voluntary contribution, in the amount of $246,900.00 ($5,100.00/lot plus
$4,100.00/unit) be provided in keeping with the Council Policy with regard to Community
Amenity Contributions.
xi) That an additional Amenity Contribution for density bonus in the RM-1 Townhouse Zone be
provided in the amount of $3,100.00 per unit, for a total of $167,400.00.
DISCUSSION:
1) Background Context:
Applicant: Cipe Homes Inc.
Legal Description: Lot: 1, Section: 15, Township: 12, Plan: NWP22347 & Lot: 2,
Section: 15, Township: 12, Plan: NWP22347
OCP:
Existing: MRES (Medium Density Residential), CONSRV (Conservation)
Proposed: Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential), R-2 (Urban Residential District)
Surrounding Uses:
North: Use: Urban Residential
Zone: R-1 (Residential District)
Designation: Medium Density Residential (Albion Area Plan)
South: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Medium Density Residential, and
Conservation (Albion Area Plan)
- 3 -
East: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Medium Density Residential, and
Conservation (Albion Area Plan).
West: Use: Townhouse Residential
Zone: RM-1 (Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Townhouse and Single Family Residential
Site Area: 0.778 HA. (2 acres)
Access: 240th Street
Servicing requirement: Urban Standard
2) Background:
The site is within the Albion Area Plan and is located along a major arterial road (240th Street). A
watercourse (Seigel Creek) traverses the site along its eastern edge. Environmentally sensitive
portions of the site are to be dedicated as a condition of rezoning.
3) Project Description:
This residential development proposal combines 5 smaller lot single family housing forms at the
north edge of the site with ground oriented townhouse (54 units) for the remainder of the site. This
proposal is generally consistent with the land use designation of the site. In addition, the smaller lot
single family lots offer a transition between the single family development to the north of the site and
the proposed townhouse development.
4) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is designated Medium Density
Residential and Conservation. For the proposed development an OCP amendment is required to
adjust the site’s conservation boundaries. A number of residential zones align with the Medium
Density Residential District, including both of the proposed zones (RM-1 Townhouse Residential and
R-2 Urban Residential District). For this reason, this proposal is consistent with the Official
Community Plan.
The setback area along Seigel Creek will trigger requirements for restoration and enhancement
works that will need to be addressed with the Watercourse Protection Development Permit that will
be required as part of this development.
Zoning Bylaw:
The current application proposes to rezone the properties located at 11300 & 11250 240th Street
from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) and R-2 (Urban
Residential District) Minimum parcel size for the current RS-3 One Family Rural Residential zone is
0.8 hectares (2 acres) if connected to municipal water, and the minimum lot size for the proposed R-
2 (Urban Residential District) zone is 315 m2. The minimum lot size for the proposed RM-1
- 4 -
(Townhouse Residential) Zone is 557 m2. Any variations from the requirements of the proposed
zones will require a Development Variance Permit application.
The proposed density of the townhouse portion of the site will exceed the 0.6 FSR maximum in the
RM-1 Zone. However, the site is within the Albion Area and therefore may utilize density bonus
provisions, to a maximum of 0.75 FSR. The additional Amenity Contribution for this density bonus is
$3,100.00 per unit, which for 54 units, will amount to $167,400.00. This fee will be in addition to
the $3,100.00 per unit Amenity Contribution charges.
i) Off-Street Parking And Loading Bylaw:
The R-2 (Urban Residential District) Zone has a required parking compliment of 2 stalls per dwelling
unit. Parking for the single family portion of this development will be addressed as part of the
required building permit after subdivision occurs.
The proposed RM-1 (Townhouse Residential) Zone has a required compliment of 2 stalls per dwelling
unit and an additional 0.2 stalls per unit for visitor parking. Most of the required residential parking
will be accommodated in double car garages, with 5 of the townhouse units proposed to have
tandem parking. A total of 108 stalls is required for resident parking. Required visitor parking is
provided throughout the site with 6 regular stalls, 2 accessible stalls, and 3 small car stalls. A total
of 11 visitor stalls are provided. These parking provisions meet the requirements of the bylaw.
ii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985,
The following variances will be required:
Front yard setback from 7.5 to 4.5 metres
Rear yard setback from 7.5 to 5.0 metres
Side yard setback (north side) from 7.5 to 4.0 metres
Side yard setback (south side) from 7.5 to 6.0 metres
The requested variances to the RM-1 Townhouse Residential Zone will be the subject of a future
Council report.
iii) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current townhouse proposal enhances existing neighbourhoods with compatible housing
styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Council will have the opportunity to review these details further in their consideration of the
Development Permit.
In addition, pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas. A Natural Features Development Permit application is also
required, pursuant to Section 8.10 of the OCP for all development and subdivision activity or building
permits for:
- 5 -
All areas designated Conservation on Schedule “B” or all areas within 50 metres of
an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the
Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural
environment and for development that is protected from hazardous conditions.
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 June 13, 2017. Following presentations by the project
Architect and Landscape Architect, the ADP made the following resolution that:
That the application be supported and the following concerns be addressed as the design
develops and be submitted to Planning staff for follow-up:
1. Consider reducing the use of vinyl, particularly at ground level;
2. Provide postal kiosk details, including garbage and recycling amenities. Provide a
parking space close to mail box that does not require backing out. Connect directly
to kiosk with paving;
3. Provide alternate road surface, especially at internal intersection;
4. Provide accessible connectivity to and from handicap parking stalls;
5. Substitute a few of the Maple species with other species; and
6. Provide a thematic gateway element at the entrance to the development.
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 Kanaka Creek Elementary School on May 24, 2017.
A total of 3 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:
Need for improved bike lanes
Better pedestrian connectivity
The following is provided in response to the issues raised by the public:
Comments received were not directly applicable to the applicant’s proposal.
vi) Parkland Requirement:
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
properties and this land will be required to be dedicated as a condition of Final Reading.
- 6 -
5) Environmental Implications:
Environmentally sensitive portions of the site include the watercourse and steep slopes on the
northeast portion of the site. The development layout reflects these site constraints. A reduction in
stream setback area from 30 to 22.5 metres will be compensated for by instream habitat
complexing and offsite habitat improvements including the removal of invasive species.
6) Interdepartmental Implications:
i) Engineering Department:
Engineering Comments focused on the required road dedication, and improvements required along
240th Street, including widening to support construction of a left turn lane at the intersection along
112th Avenue. Additional works will be required as a condition of subdivision for the single family
development.
ii) Parks & Leisure Services Department:
A multi use path will be required along 240th Street. In addition, the applicant is to provide a publicly
accessible trail within the park dedication on the east side of the site which will be connected to
112th Ave with future developments. The location of the trail will be situated in order to protect
significant trees and watercourses and avoid disturbances to existing grades. At least two
pedestrian connections into the townhome development to access the trail are to be provided.
iii) License, Permits and Bylaws Department:
Referrals have been made for the required development permit and development variance permit.
Comments received will be reflected in the reports accompanying those applications.
iv) Fire Department:
Comments focused on the need for a fire safety plan, for address visibility, and for appropriate
handling of existing structures prior to demolition.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to conservation boundaries, is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
- 7 -
8) Citizen/Customer Implications:
A Development Information Meeting has been provided previously by the applicant. Additional
opportunities for public input will be provided through the required notification process for the
Development Variance Permit and for the required Public hearing as part of this rezoning application.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7396-2017,
that second reading be given to Zone Amending Bylaw No. 7287-2017, and that application 2016-
336-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall M.A. MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7396-2017
Appendix D – Zone Amending Bylaw No. 7287-2016
Appendix E – Subdivision Plan
Appendix F – Streetscapes
Appendix G –Landscape Plan
DATE: Sep 1, 2016
FILE: 2016-336-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11250 & 11300 240 STREETLegend
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
City of PittMeadows
District ofLangley District of MissionFRASER
R
.
^
DATE: Sep 1, 2016
FILE: 2016-336-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11250 & 11300 240 STREET
Aerial Imagery from the Spring of 2015
CITY OF MAPLE RIDGE
BYLAW NO. 7396-2017
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 Schedules "A" & "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. 7396-2017."
2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby
amended for that parcel or tract of land and premises known and described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 22347
Lot 2 Section 15 Township 12 New Westminster District Plan 22347
and outlined in heavy black line on Map No. 958, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 22347
Lot 2 Section 15 Township 12 New Westminster District Plan 22347
and outlined in heavy black line on Map No. 959, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 24th day of October, 2017.
READ a second time the 24th day of October, 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
EPP 25280BCP 20581
EPP 45971BCP 22866
EPP 71011
EP
P
3
5
7
4
3
EPP 32538BCP20581
BCP 20582BCP 20582EPP 36439EPP 35743EPP 35743EPP 35743EPP 25283
EPP 25280
EPP 40982BCP 20581
BCP 22864EPP 37716LMP 28831EPP 45971 EPP 32519EPP 40843
112 AVE.241A ST.113A AVE.
KANAKA WAY 240 ST.240A ST.112 AVE.112 AVE.
11189
11318
2393611181
11312
111812403511183
11381
241702390723915240302395311195
23906239501135
8
11316
1134
6
113
9
3
11340
11303
11357
11300
11369
11345
2395811372
11387
1130611302
11332
11356
2394211325
11372
11350
11386
2398011360
11386
11355
11169
11363
11379
2394511305
11177 11175
11362
11187
11167 2413311187
11175
11370
11163
11373
2396211333
2392511382
11169239281135
2
2391611376
11195
11320 pump sta.
11225
11338
11310
11326
11166
11315
11336
2393511328
11363
11378
11173
1136
6
11321
11250
A
PARK
19
2
13
26
1
7
19
4
8
9
22
2
Rem 1
9
5
29
B
32
36
24
B
27 20
308
38
4
21
1
32
23
35
34
23
PARK
3
15
1
33
3
2
28
PARK
25
5
22
17
21
Pcl. 1
21
16
33
28
20
10
2
4
24
11
25
14
31
3
22
29
31
34
6
18
27
5
PARK
37
6
26
30
6 12
P 3452
EPP 25279
BCP 20580
NWP5589BCP 22865EPP 32520(EPS 2572)
EPP 25279 BCP 15941BCP 20580BCP 22865BCP 20580BCP 20580RP 6761
EPP 25279
RP 6260
EPP 32520 P 22347BCP 15941
BCP 20580LMP 31331
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose From:
To:
To Amend Albion Area Plan Schedule 1Medium Density Residential
Conservation
7396-2017958
EPP 25280BCP 20581
EPP 45971BCP 22866
EPP 71011
EP
P
3
5
7
4
3
EPP 32538BCP20581
BCP 20582BCP 20582EPP 36439EPP 35743EPP 35743EPP 35743EPP 25283
EPP 25280
EPP 40982BCP 20581
BCP 22864EPP 37716LMP 28831EPP 45971 EPP 32519EPP 40843
112 AVE.241A ST.113A AVE.
KANAKA WAY 240 ST.240A ST.112 AVE.112 AVE.
11189
11318
2393611181
11312
111812403511183
11381
241702390723915240302395311195
23906239501135
8
11316
1134
6
113
9
3
11340
11303
11357
11300
11369
11345
2395811372
11387
1130611302
11332
11356
2394211325
11372
11350
11386
2398011360
11386
11355
11169
11363
11379
2394511305
11177 11175
11362
11187
11167 2413311187
11175
11370
11163
11373
2396211333
2392511382
11169239281135
2
2391611376
11195
11320 pump sta.
11225
11338
11310
11326
11166
11315
11336
2393511328
11363
11378
11173
1136
6
11321
11250
A
PARK
19
2
13
26
1
7
19
4
8
9
22
2
Rem 1
9
5
29
B
32
36
24
B
27 20
308
38
4
21
1
32
23
35
34
23
PARK
3
15
1
33
3
2
28
PARK
25
5
22
17
21
Pcl. 1
21
16
33
28
20
10
2
4
24
11
25
14
31
3
22
29
31
34
6
18
27
5
PARK
37
6
26
30
6 12
P 3452
EPP 25279
BCP 20580
NWP5589BCP 22865EPP 32520(EPS 2572)
EPP 25279 BCP 15941BCP 20580BCP 22865BCP 20580BCP 20580RP 6761
EPP 25279
RP 6260
EPP 32520 P 22347BCP 15941
BCP 20580LMP 31331
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose To amend Schedule C as shown
To Add to Conservation
7396-2017959
CITY OF MAPLE RIDGE
BYLAW NO. 7287-2016
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. 7287-2016."
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 22347
Lot 2 Section 15 Township 12 New Westminster District Plan 22347
and outlined in heavy black line on Map No. 1696 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential),
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 25th day of October, 2016.
READ a second time the 24th day of October, 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
EPP 25280BCP 20581
EPP 45971BCP 22866
EPP 71011
EP
P
3
5
7
4
3
EPP 32538BCP20581
BCP 20582BCP 20582EPP 36439EPP 35743EPP 35743EPP 35743EPP 25283
EPP 25280
EPP 40982BCP 20581
BCP 22864EPP 37716LMP 28831EPP 45971 EPP 32519EPP 40843
112 AVE.241A ST.113A AVE.
KANAKA WAY 240 ST.240A ST.112 AVE.112 AVE.
11189
11318
2393611181
11312
111812403511183
11381
241702390723915240302395311195
23906239501135
8
11316
1134
6
113
9
3
11340
11303
11357
11300
11369
11345
2395811372
11387
1130611302
11332
11356
2394211325
11372
11350
11386
2398011360
11386
11355
11169
11363
11379
2394511305
11177 11175
11362
11187
11167 2413311187
11175
11370
11163
11373
2396211333
2392511382
11169239281135
2
2391611376
11195
11320 pump sta.
11225
11338
11310
11326
11166
11315
11336
2393511328
11363
11378
11173
1136
6
11321
11250
A
PARK
19
2
13
26
1
7
19
4
8
9
22
2
Rem 1
9
5
29
B
32
36
24
B
27 20
308
38
4
21
1
32
23
35
34
23
PARK
3
15
1
33
3
2
28
PARK
25
5
22
17
21
Pcl. 1
21
16
33
28
20
10
2
4
24
11
25
14
31
3
22
29
31
34
6
18
27
5
PARK
37
6
26
30
6 12
P 3452
EPP 25279
BCP 20580
NWP5589BCP 22865EPP 32520(EPS 2572)
EPP 25279 BCP 15941BCP 20580BCP 22865BCP 20580BCP 20580RP 6761
EPP 25279
RP 6260
EPP 32520 P 22347BCP 15941
BCP 20580LMP 31331
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)R-2 (Urban Residential District)
7287-20161696
Site Plan
Streetscapes
Landscape Plan
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-191-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:
4.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 24, 2017
and Members of Council FILE NO: 2016-191-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7257-2016;
11939 240th Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11939 240 Street, from
CS-1 (Service Commercial) to C-2 (Community Commercial) to permit future construction of a multi-
tenant commercial development with 2,859 m2 (30,774 ft2) of commercial floor space. This project
is not subject to the Community Amenity Contribution (CAC) program as there is no residential
component to the development.
This application is in compliance with the OCP.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7257-2016 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on 240th Street as required;
iii) Registration of a Statutory Right-of-Way plan and agreement for pedestrian access from the
south end of the site;
iv) Registration of a Reciprocal Cross Access Easement Agreement;
v) Registration of a Restrictive Covenant for the Stormwater Management Plan
vi) Removal of existing buildings;
vii) Receipt of a Certificate of Compliance from the Ministry of Environment and Climate
Change Strategy noting conformance with applicable environmental quality standards in
the Regulation;
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Platform Properties Ltd.
Legal Description: Lot 1, Section 16, Township 12, Plan NWP1676
OCP:
Existing: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Vacant
Zone: CS-2 (Community Commercial) (recently completed under
rezoning application 2016-039-RZ)
Designation: Commercial
South: Use: Single Family Residential
Zone: CD-1-93 (Amenity Residential District), RS1-b (One Family
(Medium Density) Residential)
Designation: Urban Residential
East: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural (in the Agricultural Land Reserve)
West: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Commercial
Site Area: 0.946 ha. (2.3 acres)
Access: 240 Street
Servicing requirement: Urban Standard
2) Background:
The first reading report noted the subject property was potentially a contaminated site, due to its
previous uses as an auto wrecking yard. The applicant has commenced site remediation, and
correspondence received from the Ministry of Environment received August 18, 2017, indicates that
the remediation process is complete and the site is eligible for a Certificate of Compliance.
The first reading report also discussed the Maple Ridge Housing Action Plan and its
recommendations for increasing rental housing stock within the City. These recommendations
included encouraging new rental units above commercial developments as they arise. Although pre-
application meetings included dialogue for rental housing, the applicant’s preference consistently
has been for single storey commercial without residential uses. The Council resolution accompanying
first reading did not require second storey rental accommodation, and the meeting minutes did not
indicate a preference for revisions towards this objective. For this reason, the application as
proposed is considered supportable.
- 3 -
3) Project Description:
The applicant proposes to rezone the property and construct a multi-unit commercial development.
The total proposed floor area is 2,859 square metres (30,774 ft2), distributed between one larger
anchor tenant and several smaller commercial units. Through cross access agreements with
adjacent properties, the proposed commercial site will be integrated with the other commercial uses
to the north of the site (recently adopted Tim Horton’s site and the Outpost Liquor Store)
4) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Urban Area Boundary and is designated Commercial. The
OCP identifies the intersection of Dewdney Trunk Road and 240 Street as one of three Community
Commercial Nodes in the city. The OCP further states that these nodes “are comprised of
commercial or mixed use developments and typically serve several neighbourhoods; provide a wider
range of services; and also serve as a focus for the community.”
Typically, Community Commercial Nodes are less than 7,000 m² (75,350 ft²) in area, but may
increase to 9,290 m² (100,000 ft²) over the long-term. The current commercial floor space at
Dewdney Trunk Road and 240 Street is approximately 3,110 m2 (33,456 ft2), and this proposal will
increase the commercial floor space to approximately 6,362 m² (68,480 ft2). It is noted that there
are two other commercial rezoning projects in the Dewdney Trunk Road and 240 Street node, at
11951 240 Street and at 12040 240 Street. Once build-out is attained, the anticipated commercial
floor space will be within the range suggested in the OCP as appropriate for meeting community
needs. The C-2 (Community Commercial) zone aligns with the Commercial designation and the
Community Commercial Node.
In accordance with OCP Policy 6-12, an Agricultural Impact Assessment and Groundwater Impact
Assessment are required due to the subject property’s adjacency to the Agricultural Land Reserve. A
combined assessment report has been received and is discussed further in this report.
ii) Zoning Bylaw:
The Community Commercial Node in the Commercial land use designation aligns with both the CS-1
(Service Commercial) zone and the C-2 (Community Commercial) zone. The applicant is pursuing
rezoning to the C-2 (Community Commercial) zone because the permitted principal uses reflect the
anticipated mix of neighbourhood serving businesses.
The current application proposes to rezone the subject property located at 11939 240 Street from
CS-1 (Service Commercial) to C-2 (Community Commercial) to permit future construction of a multi-
tenant commercial development. The minimum lot size for the current CS-1 (Service Commercial)
zone is 929 m2, and the minimum lot size for the proposed C-2 (Community Commercial) zone is
2,500 m2. Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
iii) Off-Street Parking And Loading Bylaw:
Parking requirements in the proposed C-2 Community Commercial Zone are based on gross floor
area at a ratio of 1 parking stall per 30 square meters. The proposed commercial floor space is
2859 square meters, and therefore the required parking will be 96 parking stalls. The applicant is
proposing 140 stalls, of which 3 are accessible, and 14 are for small cars. These parking provisions
meet requirements in the Bylaw.
- 4 -
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985,
o Rear yard setback to be varied from 6.0 metres to 4.5 meters.
Maple Ridge Sign Bylaw No. 4653 - 1992
o Free standing sign to be varied by increasing the copy area of the secondary sign
to exceed maximum permitted. Total number of signs will be less than maximum
permitted, from the permitted 3 to 2. Overall copy area will not exceed maximum
permitted.
The requested variances to the C-2 zone and Sign Bylaw will be the subject of a future Council report.
v) Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal’s compatibility with adjacent development, and to enhance the unique
character of the community.
The commercial development will have tall hedging at the interface between residential and
commercial structures. The single storey massing will be unobtrusive in the residential context.
Pedestrian circulation will be fostered with the landscape plan and asphalt treatments marking
vehicle access points.
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 June 13, 2017. The following resolution was passed in
regards to 2016-191-DP at the meeting of the Advisory Design Panel:
That the application be supported and the following concerns be addressed as the design
develops and be submitted to Planning staff for follow-up:
1. Provide planting islands to break up the parking strips.
2. Provide pavement treatment (such as stamped concrete or coloured asphalt) at
entrances off of 240th.
3. Provide speed bumps before and after main pedestrian crossing to Building 2000.
4. Parking stalls along Buildings 1000 and 2000 to be done in alternative paving materials.
5. Provide outdoor seating in front of both buildings by reducing two stalls into “small car”
stalls.
6. Provide screening for roof top units on both buildings and provide a detail on the
architectural plans.
7. Accentuate the north east corner element of Building 1000 facing 240th Street.
8. Provide a second bracket at both corners of Building 1000 to balance elevation.
9. Indicate on landscaping plans that structural soil for trees in parking medians will be
provided.
10. Consider providing additional bicycle racks.
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.
- 5 -
vii) Development Information Meeting:
A Development Information Meeting was held in the library at Andrew Robinson Elementary School
on April 5, 2017. Approximately 15 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:
Support for the land use proposal
Concern with proposed lane connection and nuisance concerns of increased litter
and inappropriate behaviour around the commercial development.
Concern with the proposed garbage container location at the southwest portion of
the site, due to noise, odour, and rodents.
The applicant’s response is as follows:
Issues raised point to conflicts between public concerns and municipal requirements,
through required site services for pedestrian circulation, and development permit
requirements. While there is no simple resolution to these issues raised, mitigation attempts
are sought where possible, by means such the orientation of the garbage containers on the
site.
5) Environmental Implications:
The subject property was used as an autowrecking yard until 2013. Some contamination was noted,
and remediation works have commenced. The Ministry of Environment confirms that required
remediation is complete, and the project is eligible for a certificate of compliance.
6) Agricultural Impact:
As 240th street marks the edge of the urban area boundary, the site is adjacent to ALR land to its
east. The requirement for an agricultural impact assessment was thereby triggered, in accordance
with Policy 6-12 of the Official Community Plan. The applicant has provided this assessment, with
key findings as follows;
Increased vehicle traffic: The assessment concluded that any negative impacts would be
negligible.
Noise and light pollution: The assessment noted that landscaping and lighting design would
mitigate these effects.
Increased pressure at the urban/rural interface: The assessment concluded that 240th
street would provide an effective buffer at this interface.
Pedestrian traffic: No impacts noted.
Increased stormwater runoff: These impacts will be mitigated through the required
Stormwater management plan.
Contamination of groundwater: As previous site contamination will be remediated, the
potential for further impacts will be reduced by this development.
7) Interdepartmental Implications:
i) Engineering Department:
Engineering comments noted the need for road dedication along 240th Street, for servicing upgrades
to sewer, water and storm, street improvements including sidewalk, curb and gutter, lighting, street
trees. A traffic impact study was provided by the applicant in support of a second access on the
subject property on 240th Street. This second access was approved as a right in, right out access, to
be located approximately midway along the 240 Street frontage.
- 6 -
ii) License, Permits and Bylaws Department:
Building Department comments will be reviewed in light of the required Development Permit
application, and will be provided to Council at a later date.
iii) Fire Department:
Fire Department comments focused on a fire safety plan, including the placement of private fire
hydrants, and appropriate addressing to assist with emergency response.
8) Intergovernmental Issues:
As noted, involvement of the Ministry of Environment has been required for site remediation.
9) Citizen/Customer Implications:
Public input has been received at the Development Information Meeting. Additional opportunities for
citizen comment will be provided through the required Public Hearing, and through the notification
process that will accompany the required development variance permit.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No7257-2016, and that
application 2016-191-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7257-2016
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Jun 3, 2016
2016-191-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
Dewdney Trunk Rd
´
Scale: 1:2,500
11939 240 StLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Jun 3, 2016
2016-191-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
Dewdney Trunk Rd
´
Scale: 1:2,500
11939 240 St
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7257-2016
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. 7257-2016."
2. That parcel or tract of land and premises known and described as:
South Half Lot 1 Section 16 Township 12 New Westminster District Plan 1676
and outlined in heavy black line on Map No. 1681 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community 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 12th day of July, 2016.
READ a second time the 24th day of October, 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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DEWDNEY TRUNK RD.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
CS-1 (Service Commercial)
C-2 (Community Commercial)
7257-20161681
Urban Area Boundary
Urban Area Boundary
Site Plan
Landscape Plan