HomeMy WebLinkAbout2020-06-16 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
June 16, 2020
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1a) 2018-335-RZ
12010 232 Street and 23223 Dewdney Trunk Road
Lot 1 Section 21 Township 12 New Westminster District Plan 59958
Lot “A” Except: Parcel “One” (Explanatory Plan 10920) Section 21 Township 12 New
Westminster District Plan 6345
Maple Ridge Official Community Plan Amending Bylaw No. 7638-2020
To amend Section 6.3.5, Commercial Node, to re-designate a portion of the subject
properties (23223 Dewdney Trunk Road) from Urban Residential to Commercial to allow
the proposed C-2 (Community Commercial) zoning.
1b) 2018-335-RZ
12010 232 Street and 23223 Dewdney Trunk Road
Maple Ridge Zone Amending Bylaw No. 7501-2018
To rezone from C-1 (Neighbourhood Commercial) and RS-1 (One Family Urban Residential)
to C-2 (Community Commercial).
The current application is to permit the future construction of a two storey mixed use
commercial development.
PUBLIC HEARING AGENDA
June 16, 2020
7:00 pm
Virtual Online Meeting
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. Under
Ministerial Order No. M139, Public Hearings may be conducted by means of electronic or other
communication facilities.
During the COVID-19 health emergency, it is important to ensure that our democratic processes continue
to function and that the work of the City remains transparent for all citizens. For virtual public participation
during the meeting please register by going to www.mapleridge.ca/640/Council-Meetings and clicking on
the meeting date. *The meeting registration link will be available a few days before the meeting*. You will
be asked to give your name and address when attending virtually.
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 and live-streamed by the City of Maple Ridge. Please note that City Hall
is Closed to the Public.
Public Hearing Agenda
June 16, 2020
Page 2 of 2
2a) 2017-553-RZ
12848 240 Street
Lot 2 Section 27 Township 12 New Westminster District Plan 10713
Maple Ridge Official Community Plan Amending Bylaw No. 7636-2020
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan,
and Figure 3D - Horse Hamlet from Conservation and Medium/High Density Residential
to Medium/High Density Residential and Conservation. To amend Silver Valley Area Plan,
Figure 4 - Trails / Open Space to add to Conservation and to remove from Conservation, to
adjust the Conservation designation boundaries to reflect the location of Hennipen Creek.
2b) 2017-553-RZ
12848 240 Street
Maple Ridge Zone Amending Bylaw No. 7424-2018
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District).
The current application is to permit a future subdivision of approximately 11 single family
lots.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT A VIRTUAL ONLINE Public Hearing will be held at 7:00 p.m., Tuesday, June
16, 2020 to consider the following bylaws:
1a) 2018-335-RZ
12010 232 Street and 23223 Dewdney Trunk Road
Lot 1 Section 21 Township 12 New Westminster District Plan 59958
Lot “A” Except: Parcel “One” (Explanatory Plan 10920) Section 21 Township 12
New Westminster District Plan 6345
Maple Ridge Official Community Plan Amending Bylaw No. 7638-2020
To amend Section 6.3.5, Commercial Node, to re-designate a portion of the subject
properties (23223 Dewdney Trunk Road) from Urban Residential to Commercial to
allow the proposed C-2 (Community Commercial) zoning.
1b) 2018-335-RZ
12010 232 Street and 23223 Dewdney Trunk Road
Maple Ridge Zone Amending Bylaw No. 7501-2018
To rezone from C-1 (Neighbourhood Commercial) and RS-1 (One Family Urban
Residential) to C-2 (Community Commercial).
The current application is to permit the future construction of a two storey mixed
use commercial development.
2a) 2017-553-RZ
12848 240 Street
Lot 2 Section 27 Township 12 New Westminster District Plan 10713
Maple Ridge Official Community Plan Amending Bylaw No. 7636-2020
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land
Use Plan, and Figure 3D - Horse Hamlet from Conservation and Medium / High
Density Residential to Medium/High Density Residential and
Conservation . To amend Silver Valley Area Plan, Figure 4 - Trails / Open
Space to add to Conservation and to remove from Conservation , to
adjust the Conservation designation boundaries to reflect the location of
Hennipen Creek.
Map No. 1022 Map No. 1023
2b) 2017-553-RZ
12848 240 Street
Maple Ridge Zone Amending Bylaw No. 7424-2018
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) to R-2 (Urban Residential District).
The current application is to permit a future subdivision of approximately 11
single family lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports
and other information considered by Council relevant to the matters contained in the bylaws
are available for viewing on the City’s Land Development Viewer
site: https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html.
The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640.
During the COVID-19 health emergency it is important to ensure that our democratic
processes continue to function and that the work of the City remains transparent for all
citizens. Under Ministerial Order No. M139, a Public Hearing may be conducted by means of
electronic or other communication facilities. Please note that City Hall is closed to the Public.
ALL PERSONS who believe themselves impacted by the bylaws mentioned above, may
participate using following options:
• For virtual public participation please register by going to:
www.mapleridge.ca/640/Council-Meetings and clicking on the meeting date. You will be
asked to give your name and address. (the meeting registration link will be available a
few days before the meeting).
• Submitting a letter prior to the meeting to the Corporate Officer by 4:00 p.m., Monday,
June 15, 2020 via drop-off at City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X
6A9; or,
• Emailing clerks@mapleridge.ca until 4:00 p.m. on Tuesday, June 16, 2020.
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.
Dated this 3rd day of June, 2020.
Stephanie Nichols
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-335-RZ
File Manager: Wendy Cooper
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan -
7. Lot grading plan
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:
2018-335-RZ Page 1 of 8
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 5, 2020
and Members of Council FILE NO: 2018-335-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7638-2020;
Second Reading
Zone Amending Bylaw No. 7501-2018;
12010 232 Street and 23223 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 12010 232 Street and
23223 Dewdney Trunk Road from C-1 (Neighbourhood Commercial) and RS-1 (One Family Urban
Residential) to C-2 (Community Commercial) zone, to permit the future construction of a two storey
mixed use commercial development of approximately 990m2 (10,656.27 ft.2) in size. (Appendix A)
Council granted first reading to Zone Amending Bylaw No. 7501-2018 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on January 29, 2019.
The applicant is proposing to increase the second storey of the building from 50 percent of the first
storey to 52 percent of the first storey. The application will be utilizing the Density Bonus provisions
of the C-2 (Community Commercial) zone to increase the second storey from 325.5m2 to 339m2
which is an increase of 13.5m2. This Density Bonus is in the form of a cash contribution at a rate of
$161.46 per square metre ($15.00 per square foot) over the 50 percent. The Density Bonus cash
contribution will be approximately $2,179.71 (13.5m2 x $161.46m2).
The proposed rezoning of the subject properties requires an amendment to the Official Community
Plan to re-designate portions of the subject properties from Urban Residential to Commercial. The
intersection of 232 Street and Dewdney Trunk Road is identified as a Community Commercial Node
by the OCP; therefore, some limited expansion of the retail node is permitted 100 metres from the
intersection. Application 7501-2018 adheres to this criteria and is consistent with OCP policies.
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. 7638-2020 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. 7638-2020 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. 7638-2020 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
2018-335-RZ Page 2 of 8
4) That Official Community Plan Amending Bylaw No. 7638-2020 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7501-2018 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "B" under Official Community Plan
Amending Bylaw No 7638-2020;
iii) Road dedication on Dewdney Trunk Road as required;
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) Submission of a Traffic Impact Assessment to the satisfaction of the Engineering
Department.
vii) Removal of existing buildings;
viii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Geoff Lawlor Architect AIBC
Legal Description: Lot 1 Section 21 Township 12 NWD Plan 59958; and
Lot “A” Except: Parcel “One” (Explanatory Plan 10920),
Section 21 Township 12 NWD Plan 6345.
OCP:
Existing: Commercial and Urban Residential
Proposed: Commercial
Zoning:
Existing: C-1 (Neighbourhood Commercial) and RS-1 (One Family Urban
Residential)
Proposed: C-2 (Community Commercial)
2018-335-RZ Page 3 of 8
Surrounding Uses:
North: Use Older single family house
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Gas Station
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Older single family house
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Gas Station
Zone: CS-2 (Service Station Commercial) and CS-1 (Service
Commercial)
Designation: Commercial
Existing Use of Property: Single Family Residential and Commercial Building
Proposed Use of Property: Mixed Use Commercial Development
Site Area: 0.26 ha (0.63 acres)
Access: 232 Street
Servicing requirement: Urban Standard
2) Project Description:
The applicant, Geoff Lawlor, Architect AIBC, has applied to rezone the subject properties from RS-1
(One Family Urban Residential) and C-1 (Neighbourhood Commerial) to C-2 (Community
Commercial), to permit the future construction of a two storey mixed use commercial development
approximately 990m2 (10,656.27 ft.2) in size. The proposed development will include the following
elements:
Building Height 2 Storeys
Building First Floor/Footprint 651 m2 (7,007.31 ft.2)
Building Second Storey size 339 m2 (3,649 ft2) or 52% of First Floor
Lot Coverage Provided 29.89 %
Parking Surface
The proposed building will face both Dewdney Trunk Road and 232 Street with the access from the
site being obtained from 232 Street.
The proposal is subject to Chapter 8 of the OCP, Development Permit Area, Section 8.5, Commercial,
Development Permit Guidelines. Details of how the proposed developments design complies with
the Development Permit Guidelines will be presented in a subsequent report to Council at the
Development Permit Stage.
Council directed the applicant to review the proposal when Council considered the initial land use
question for the First Reading of Zone Amending Bylaw No. 7501-2018 on January 29, 2019. The
applicant has addressed those concerns with increasing the size of the building with the
incorporation of a second storey to the building to increase the commercial space.
2018-335-RZ Page 4 of 8
3) Planning Analysis:
i) Official Community Plan:
The application is consistent with OCP (Community Commercial Node Category) policies but requires
an OCP amendment to re-designate that portion of the subject properties which is designated Urban
Residential to the Commercial designation. For the proposed development an OCP amendment will
be required to re-designate a portion of the subject properties (23223 Dewdney Trunk Road) from
Urban Residential to Commercial to allow the proposed C-2 (Community Commercial) zoning. The
proposed OCP amendment can be supported through the OCP Community Commercial Node policies
found in Section 6.3.5. The proposed expansion of the Commercial designation is supported several
OCP Policies.
6-26 – “Maple Ridge will promote the development of Community Commercial Nodes to serve
the commercial needs of emerging neighbourhoods.”
6-28 – “Total commercial space within each Community Commercial Node is typically less
than 7,000 sq. m. (75,000 sq. ft.) although it is recognized that over time they may expand to
9290 sq. m. (100,000 sq. ft.)."
6-29 – “Commercial and Mixed Use Developments within an identified Community Node must
be designed to be compatible with the surrounding area and will be evaluated against the
following:
a) adherence to additional design criteria;
b) required commercial or mixed use component along the street frontage, within 100
metres from the intersection;
c) continuity of commercial or mixed use from the intersection; and
d) the ability of the existing infrastructure to support the new development.”
The current proposal and design fulfills all of the above policy criteria. It will provide more shopping
opportunities in a commercial node characterized presently by two gas stations. The future uses of
smaller stores, local merchants and possible office space are supported because they are central to
achieving a more balanced community in this area. Further, the proposed expansion of the
Commercial designation at this location is not significant in size. The additional commercial floor
area of 990m2 (10,656.27 ft2) will almost triple the available commercial square floor area available
in this node. There is approximately 224.54m2 (2,417ft2) of commercial space on the northwest
corner of the intersection of 232 Street and Dewdney Trunk Road.
2018-335-RZ Page 5 of 8
ii) Zoning Bylaw:
The zoning application for the C-2 (Community Commercial) zone supports the proposed 990m2
(10,656.27ft2) of mixed use commercial development with surface parking. (Appendix E, F and G).
The proposed development has increased the building to include a second storey to address the
comments from Council. The application will be utilizing the Density Bonus provisions of the C-2
(Community Commercial) zone to increase the second storey from a permitted 50 percent of the first
storey which is 325.5m2 to 52 percent or 339m2 which is an increase of 13.5m2. This Density Bonus
is in the form of a cash contribution at a rate of $161.46 per square metre ($15.00 per square foot)
over the 50 percent. On this basis, the Density Bonus cash contribution will be approximately
$2,179.71.
iii) Off-Street Parking And Loading Bylaw:
The parking and loading is as follows:
Parking Type Required Provided
Disabled Stalls 1 1
Commercial Uses as
proposed based on 1 per
30m2
33 33 including disabled stall
and 3 small stalls
iv) 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.
v) Advisory Design Panel:
The application was reviewed by the ADP at a meeting held on July 17, 2019 and their comments
and the applicants responses can be seen in Appendix H. The recommendations and suggestions
provided by the ADP to the Architect have been incorporated into the design which includes the
following:
Change to the roof:
Refined the entrance elements at the corner of Dewdney Trunk Road and 232 Street to
create a sense of focus and space to the building:
Elimination of pylon sign; and
Changes to the landscaping with respect to species type.
With the incorporation of the recommendations and suggestions by the Architect into the design of
the building it has satisfied the motion of the ADP of July 17, 2019.
A detailed description of the projects form and character will be included in a future Development
Permit report to Council.
2018-335-RZ Page 6 of 8
vi) Development Information Meeting:
A Development Information Meeting was held at Golden Ears Elementary School located at 23124
118 Ave, on February 27, 2020. Eight (8) 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 Applicant’s Response to concerns
Property owners (or representatives) to the
east and west of the development were in
attendance and expressed concern over
security and light pollution. A 6’ fence was
requested as a means of preventing physical
access from the parking areas directly into
their property also as a means of screening
them from the vehicle headlights. A request
was also made to reduce the height of the
parking area lighting to resolve the same
light pollution issue.
To satisfy these concerns, we propose
adding a 6’ fence to the east and west
edges of the parking areas and replacing
the high pole lights with bollard lights.
I am in favour of the development but I do
have some concerns about the traffic at
such a busy intersection. Both for in and out
traffic from the building.
Addressing your point about safety, the City
Engineers are currently examining traffic
around this corner and we hope to hear of
their conclusions in the near future.
N.B. Engineering has requested upgrades to
DTR and 232 Street.
4) Environmental Implications:
The Environmental Section has confirmed that the subject properties are not subject to
Environmental Development Permits.
5) Implications:
i) Engineering Department:
The development will require new services to the property in addition the following items will need to
be addressed by the applicant.
Road
The City is reviewing the right turn movement fronting this development; additional road
widening may be required on Dewdney Trunk Road and 232 Street. The applicant’s civil
consultant is required to contact the Engineering Department prior to detailed road design.
Dewdney Trunk Road is showing ruts, longitudinal and alligator cracks. The road structure is
to be assessed by a certified geotech engineer to confirm if it meets current bylaw standard
and has an expected minimum road life of 20 years.
2018-335-RZ Page 7 of 8
Approximately 2.25m of road dedication fronting Dewdney Trunk Road (DTR) is required to
meet the 26.0m road ROW Arterial standard. Note that additional road dedication fronting
DTR and 232 Street may be required pending final intersection design. There is a 7.5m wide
road dedication required for the construction of a back lane off 232 Street. Corner-cut
dedication is required at DTR and 232 Street; based on the corner design and the bylaw
requirement.
Street Lighting
Decorative streetlights with LED light fixtures are required on DTR, the intersection, and 232
Street.
Street Trees
Street trees are required on DTR and 232 Street with street tree design to be separate from
on-site landscape plan.
ii) Fire Department
The Fire Department has provided comments that will be addressed through the Building Permit
Process.
6) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
and comments have not been received.
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 redesignate 23223 Dewdney
Trunk Road from Urban Residential to Commercial, is considered to be minor in nature. It has been
determined that no additional consultation beyond existing procedures is required, including
referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations,
the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
2018-335-RZ Page 8 of 8
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No 7638-2020,
that second reading be given to Zone Amending Bylaw No. 7501-2018, and that application 2018-
335-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, M.Sc., MCIP, RPP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7638-2020
Appendix D – Zone Amending Bylaw No. 7501-2018
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
Appendix H – ADP design comments
DATE: May 15, 2019
FILE: 2018-335-VP
12010 232 St, PID 005-879-639
23223 Dewdney, PID 009-361-367
PLANNING DEPARTMENT
SUBJECT PROPERTIES
2018-132-RZ
´
Scale: 1:2,000 BY: MC
Legend
Stream
Ditch Centreline
Indefinite Creek
Active Applications (RZ/SD/DP/VP)
DATE: Oct 29, 2018
FILE: 2018-335-RZ
12010 232 STREET &
23223 DEWDNEY TRUNK ROAD
City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJECT PROPERTIES
DEWDNEY TRUNK RD.
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7638-2020
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7638-2020."
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 Section 21 Township 12 New Westminster District Plan 59958;
Lot “A” Except: Parcel “One” (Explanatory Plan 10920), Section 21 Township 12 New
Westminster District Plan 6345.
and outlined in heavy black line on Map No. 1024, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 12th day of May, 2020.
READ a second time the 12th day of May, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
232 ST.232 ST.GLENHURST ST.CHERRYWOOD DR.HAWTHORNE ST.STEPHENS ST.121A AVE.
DEWDNEY TRUNK RD.232B ST.SLAGER AVE.BLOSSOM ST.PEACH TREE CRT.231452313912127
23275121241201023138 12106
11944
12035
1199812106
11987
11971
231642316012098
2318023139121302313812089
23244/4811935
12124
12110
1211311975
119832332612097
11971 232702323811949
12100
12060
121292323512004
11950
11895
12140
232662322712101
23171231472333412010
11953
12006 23205231181211111961121272322523262/68230971207423150
12064
2314212050
2331512009
12076
23155232592321211908
12133
231342315723132232651212723140
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2310912123
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232412314412125
1192912128 2322311983
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1212112030
119532311312122 23270231632310812121
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2310111991232552313023136
11951
1208223142
23145231351194323126 120212314612120121171212612119
2310512050
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231672314312110
1213212045
12051
12030/52
12040
11915
11948
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12120
2330212096
12080
12036
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11945 2313512130
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11939 12075231312315411950
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11936231901213123170 12032
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1206723150
2317712110 12093
1196123154 12092
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Commercial
7638-20201024
CITY OF MAPLE RIDGE
BYLAW NO. 7501-2018
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. 7501-2018."
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 1 Section 21 Township 12 New Westminster District Plan 59958;
Lot “A” Except: Parcel “One” (Explanatory Plan 10920), Section 21 Township 12 New
Westminster District Plan 6345.
and outlined in heavy black line on Map No. 1776 a copy of which is attached hereto and
forms part of this Bylaw, are 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 29th day of January, 2019.
READ a second time the 12th day of May, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
232 ST.232 ST.GLENHURST ST.CHERRYWOOD DR.HAWTHORNE ST.STEPHENS ST.121A AVE.
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´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
C-1 (Neighbourhood Commercial)RS-1 (One Family Urban Residential)C-2 (Community Commercial)
7501-20181776
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Appendix H
Advisory Design Comments.
Landscape Comments:
1. Clarify the guardrail location on landscape drawings;
2. Plant a row of shrubs between the asphalt lane and wood fence on neighbouring lot;
3. Consider moving the oil interceptor behind the trellis further away from proposed trees;
4. Consider adding different colours or patterns to the pavers in building main entry area;
5. Consider using shade tolerant plants under the two retained existing trees;
6. Ensure the mature height of the selected street tree species do not conflict with
overhead power lines;
7. Ensure street trees within the 7.5 visual clearance at intersection does not obstruct
visual sightlines while driving;
8. Coordinate with BC Hydro to confirm existing electrical kiosk location; if kiosk needs to
remain at current location provide aesthetic coating or landscape screening to the
kiosk;
9. Consider controlling water run off on East side of north parking lot to neighbouring
property ie: bioswale.
Architectural Comments:
1. Discuss with City of Maple Ridge the possibility to reduce parking stalls in consideration
of providing a larger public amenity space by stepping back the Eastern portion of the
building;
2. Consider emphasizing more on the integrity of the building entry as a gateway to
residential areas;
3. Consider redesign of the entry roof;
4. Consider a different material with accent colour for trellis and garbage enclosure to
compliment the modern look of building;
5. Consider adding more accent colour throughout the building façade elements;
6. Consider providing signage guidelines for tenants;
7. Consider proportionality of pylon sign size.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-553-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:
2017-553-RZ Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 5, 2020
and Members of Council FILE NO: 2017-553-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7636-2020;
Second Reading
Zone Amending Bylaw No. 7424-2018;
12848 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12848 240 Street, from
RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to R-2 (Urban
Residential District), to permit a future subdivision of approximately 11 single family residential lots.
Council granted first reading to Zone Amending Bylaw No. 7424-2018 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on March 27, 2018.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the OCP.
Ground-truthing on the subject property has established its developable areas, and as a result, an OCP
amendment is required to revise the Conservation designation boundaries to fit site conditions.
Pursuant to Council policy 6.31, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $56,100.00
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. 7636-2020 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. 7636-2020 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. 7636-2020 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7636-2020 be given first and second readings
and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7424-2018 be given second reading, and be forwarded to Public
Hearing;
2017-553-RZ Page 2 of 7
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, Figure 3D - Horse Hamlet, and Figure 4 - Trails / Open Space,
iii) Road dedication on Mill Street as required;
iv) Park dedication as required, including construction of an equestrian trail and removal of all
debris and garbage from park land;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
vi) Registration of an Easement for drainage and servicing of southern retaining wall along
proposed lots 1 to 6;
vii) Registration of a Restrictive Covenant for Tree Protection;
viii) Registration of a Restrictive Covenant for Stormwater Management;
ix) Removal of existing buildings;
x) 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 ta nks 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
xi) That a voluntary contribution, in the amount of $56,100.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: 1110665 BC Ltd.
Legal Description: Lot 2 Section 27 Township 12 New Westminster District Plan
10713
OCP:
Existing: Medium/High Density Residential and Conservation
Proposed: Medium/High Density Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Proposed: R-2 (Urban Residential District)
2017-553-RZ Page 3 of 7
Surrounding Uses:
North: Use: Parkland
Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Designation: Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Designation: Commercial and Medium/High Density Residential
East: Use: Storage (Masonry Contractor)
Zone: M-2 (General Industrial)
Designation: Conservation, Tourist Commercial, Civic
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Density Urban, Open Space, Commercial, Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.71 ha (1.75 acres)
Access: Mill Street and new strata road
Servicing requirement: Urban Standard
2) Project Description:
The subject property, located at 12848 240 Street, is 0.71 ha (1.75 acres) in area and is bound by
the un-opened 240 Street right-of-way to the west, Mill Street to the east, a single family residential
lot to the south and parkland to the north (see Appendices A and B). Hennipen Creek is located in the
northwest corner of the subject property running east to west. The subject property has some minor
grade changes around the location of Hennipen Creek, and there are trees located around the
perimeter of the lot. The subject property is located in the Horse Hamlet of the Silver Valley Area Plan,
which forms part of the OCP.
The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) to permit subdivision into
approximately 11 single family residential lots not less than 315 m² (3,391 ft²). The applicant is
proposing a Bare Land Strata development in order to achieve similar watercourse setbacks as the
adjacent development to the north, as well as a reduced internal road right-of-way.
3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Horse Hamlet of the Silver Valley Area Plan and is currently
designated Medium/High Density Residential (51%) and Conservation (49%). The Medium/High
Density Residential designation permits densities ranging between 18-40 units per hectare in either
single family or multi-family form.
2017-553-RZ Page 4 of 7
The proposed R-2 (Urban Residential District) zoned development is in compliance with the Silver
Valley Area Plan policies. It is important to note that within the Silver Valley Area, the Horse Hamlet
has the lowest relative densities in the plan area. An OCP amendment is required to adjust the
Conservation designation boundaries to reflect the location of Hennipen Creek (see Appendix C).
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) (see
Appendix D) to permit future subdivision into approximately 11 single family residential lots (see
Appendix E).
iii) Off-Street Parking And Loading Bylaw:
The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw No. 4350-1990.
iv) Proposed Variances:
The City does not plan to open the 240 Street road allowance to vehicle traffic due to topography and
environmental constraints. A Development Variance Permit will be required to waive the servicing
upgrades to 240 Street. This will be the subject of a future report to Council
v) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application has
been made (2017-553-DP) because the development is within 50 m of the top of bank of a
watercourse, Hennipen Creek, an important fish bearing system in the local area. The purpose of the
Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas. Enhancement and restoration work will be proposed
as part of the development permit to improve the environmental features of the site, and will be
completed in conjunction with this rezoning application.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made (2018-
165-DP), as the proposed development and subdivision is located in a wildfire risk area, as identified
on Map 1 in Section 8.12 of the OCP. The purpose of the Wildfire Development Permit is for the
protection of life and property in designated areas that could be at risk for wildland fire; and where
this risk may be reasonably abated through implementation of appropriate precautionary measures.
vi) Advisory Design Panel:
A Form and Character Development Permit is not required for single family rezoning applications;
therefore, this application does not need to be reviewed by the Advisory Design Panel.
vii) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School (23347 128 Avenue)
on March 19, 2020. Due to the school closures, the meeting was held outside on the school grounds.
The applicant informed staff that precautions were put in place, as per recommendations from Health
Canada, in terms of social distancing and contact between attendees. One person attended the
meeting; however, this person did not sign in or have any comments on the subject development.
2017-553-RZ Page 5 of 7
viii) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the subject property
and this land will be required to be dedicated as a condition of final reading.
4) Environmental Implications:
An Environmental Assessment, Arborist Report, Geotechnical Report and Wildfire Report were
provided as part of the development application. Hennipen Creek is located in the northwest corner of
the subject property, running in an east-west direction. The subject property has some minor grade
changes around the location of Hennipen Creek, with low-lying areas located in the southwest corner
of the property. Vegetation is located throughout the property in the form of residential lawn and
ornamental shrubs, while native trees and shurbs are located along the edge of the property. Some
invasive, non-native plant species were found throughout the subject property, including Himalayan
Blackberry, which will be removed as part of the Watercourse Protection Development Permit (2017-
553-DP) conditions. A new Conservation area boundary has been determined, and will be dedicated
to the City as part of final reading. Areas within this Conservation boundary will be replanted with native
plant and tree species, through an approved Enhancement Plan as part of the Watercourse Protection
Development Permit. The Enhancement Plan will also include improvements to wildlife habitat by
facilitating movement corridors and increasing food sources for multiple species. An equestrian trail
will also be constructed with this development, connecting the 240 Street Right-of-Way to Mill Street.
5) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the service s required in support of this
development will be provided as a condition of rezoning, including:
Road dedication on Mill Street;
Curb and gutter required across the property frontage and a driveway letdown is to be used to
access the site’s private bareland strata road;
Sidewalk required along the property frontage;
Street light and street tree design required;
The carriageway of Mill Street to be widened to a minimum of 6 m (20 ft.) from 128 Avenue to
the south property line;
Mill Street to be designed to meet Silver Valley Collector standard across property frontage.
Mill Street will also need Benkelman Beam test to determine the extent of road upgrades
required;
A sanitary sewer service is required to be installed from the sanitary main on Mill Street to the
property line. The sanitary on-site will be a private system as part of the bareland strata;
Watermain on Mill Street to be reviewed for capacity; water service to be provided to the
property line from the watermain on Mill Street;
An equestrian trail is required connecting 240 Street and Mill Street; and
Two Servicing Agreements required for the subject application, one for rezoning works and one
for the private strata subdivision works.
2017-553-RZ Page 6 of 7
ii) Parks & Leisure Services Department:
An equestrian trail is to be provided linking the 240 Street Right-of-Way with Mill Street. Securities for
the trail will be determined through the Rezoning Servicing Agreement.
iii) Building Department:
The Building Department does not support storm pumping, and all required services must work with
gravity. Corner lots must also meet visibility clearance and driveway access requirements.
iv) Fire Department:
A fire hydrant will need to be located closer to the development site.
6) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on June 26, 2018 and a response was received on July 3, 2018 with the following information:
“The proposed application would affect the student population for the catchment areas
currently served by Yennadon Elementary and Garibaldi Secondary.
Yennadon Elementary has an operating capacity of 635 students. For the 2017-18 school
year, the student enrolment at Yennadon Elementary was 571 students (92% utilization)
including 130 students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1050 students. For the 2017-18
school year, the student enrolment at Garibaldi Secondary School was 748 students (71%
utilization) including 258 students from out of catchment.”
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, a conservation boundary adjustment,
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.
8) Citizen/Customer Implications:
A Development Information Meeting was held on March 19, 2020. One person attended the meeting;
however, no comments were provided. The Public Hearing will provide an additional opportunity for
citizens to express their concern or support of the development.
2017-553-RZ Page 7 of 7
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7636-2020,
that second reading be given to Zone Amending Bylaw No. 7424-2018, and that application 2017-
553-RZ be forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adam Rieu
Senior Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7636-2020
Appendix D – Zone Amending Bylaw No. 7424-2018
Appendix E – Proposed Subdivision Plan
DATE: May 28, 2018
FILE: 2017-553-DP
12848 240 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
2012-042-DP
2012-057-DP
2016-036-DP
2016-037-SD
2014-108-SD
2014-108-DP
2016-035-DP2017-140-RZ
2018-165-DP
2017-140-DP
2017-140-SD
2017-124-RZ
2017-124-DP
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
DATE: Nov 28, 2017
2017-553-RZ
12848 240 Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
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. 7636-2020
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7636-2020."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D
- Horse Hamlet, are hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 1022, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
3. Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 - Trails / Open Space is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 2 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 1023, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 12th day of May, 2020.
READ a second time the 12th day of May, 2020.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
MILL ST.SHELDRAKE CRT.127B AVE.
FERN
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To:
To Amend Silver Valley Area Plan Figure 2 and Figure 3DConservation and Medium/High Density ResidentialMedium/High Density ResidentialConservation
7636-20201022
MILL ST.SHELDRAKE CRT.127B AVE.
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
To Amend Silver Valley Area Plan Figure 4 As Shown
To Add To Conservation To Remove From Conservation
7636-20201023
CITY OF MAPLE RIDGE
BYLAW NO. 7424-2018
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. 7424-2018."
2. That parcel or tract of land and premises known and described as:
Lot 2 Section 27 Township 12 New Westminster District Plan 10713
and outlined in heavy black line on Map No. 1747 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 27th day of March, 2018.
READ a second time the 12th day of May, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
SHELDRAKE CRT.MILL ST.127B AVE.FERN CRESCENT127B AVE.
12933
24091240192395024070239242399023939239152401224027240982406924001
24011240592395312974
2403212848
2400324000
240652400524033240582402624083239292405324052(FERN CRES.)23979240402406412874
240222400612958240992407724050240372414523918239422398724082240762399612795
240902
11
4
A
27
22
3
30
14
26
31
8
1
28
21
47
Rem 3
5
19
5
15
10
PARK
6
2
85
4
13
5
1
1
PARK
28
25
Rem 18
7
18
29
31 32
Rem 1
2
4
45
3
12
2
16
29
6
17
9
46 Rem 1
P 10713
*PP135SK 9735P 11363
EPP 72767
*PP129
P 10713
P 10335
EPP 66380
P 27196P 10335
P 63118
P 63118
P 21921
P 11128
P 26177
P 7794EPP 26868
P 10335EPP 72767
BCP 50115
P 10335
EP 22444
P 7656
P 47070P
7
6
5
6
P 2622
P 10713
P 9912
P 25056
E
P
P
6
9
1
2
5
RW 51028BCP 24894LMP 30056
BCP 25424
EP 63119EPP 73269240 ST.128 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)R-2 (Urban Residential District)
7424-20181747