HomeMy WebLinkAbout2020-10-20 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
October 20, 2020
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2020-217-RZ
22000 Block (22625 and 22631 119 Avenue) and Portion of 22558 McIntosh Avenue
Lot A District Lot 401 Group 1 New Westminster District Plan LMP15424;
Lot 2 District Lot 401 Group 1 New Westminster District Plan 8695; and
a portion of Lot 120 District Lot 401 Group 1 New Westminster District Plan 60562 Except
Plan BCP52040
Maple Ridge Official Community Plan Bylaw No. 7664-2020
To allow a Temporary Use Permit for a public gravel parking lot for approximately 128
vehicles for a period of 3 years.
2) 2019-394-RZ
20857 Golf Lane
Lot 185 District Lot 277 Group 1 New Westminster District Plan 40699
Maple Ridge Zone Amending Bylaw No. 7611-2020
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District).
The current application is to permit a future subdivision of approximately six (6) single
family lots.
3) 2020-240-RZ
510 – 20395 Lougheed Highway
Lot D District Lot 222 Group 1 New Westminster District Plan LMP34007
Maple Ridge Zone Amending Bylaw No. 7669-2020
To allow for the proposed Muse Cannabis retail store to be located 340.5 metres in
distance from another cannabis retail store.
PUBLIC HEARING AGENDA
October 20, 2020
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 Agenda
October 20, 2020
Page 2 of 2
4) 2018-498-RZ
21640 124 Avenue
East 72 Feet Lot 2 Except: Part in Plan LMP16156 District Lot 245 Group 1 New
Westminster District Plan 8586
Maple Ridge Zone Amending Bylaw No. 7533-2019
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential
Infill).
The current application is to permit a ground oriented, multi-family development of
approximately three (3) units.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995 Haney
Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, October 20, 2020, to consider
the following bylaws:
1)2020-217-RZ
22000 Block (22625 and 22631 119 Avenue) and Portion of 22558 McIntosh Avenue
Lot A District Lot 401 Group 1 New Westminster District Plan LMP15424;
Lot 2 District Lot 401 Group 1 New Westminster District Plan 8695; and
a portion of Lot 120 District Lot 401 Group 1 New Westminster District Plan 60562
Except Plan BCP52040
Maple Ridge Official Community Plan Bylaw No. 7664-2020
To allow a Temporary Use Permit for a public gravel parking lot for approximately 128
vehicles for a period of 3 years.
2) 2019-394-RZ
20857 Golf Lane
Lot 185 District Lot 277 Group 1 New Westminster District Plan 40699
Maple Ridge Zone Amending Bylaw No. 7611-2020
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District).
The current application is to permit a future subdivision of approximately six (6) single
family lots.
3) 2020-240-RZ
510 – 20395 Lougheed Highway
Lot D District Lot 222 Group 1 New Westminster District Plan LMP34007
Maple Ridge Zone Amending Bylaw No. 7669-2020
To allow for the proposed Muse Cannabis retail store to be located 340.5 metres in
distance from another cannabis retail store.
4) 2018-498-RZ
21640 124 Avenue
East 72 Feet Lot 2 Except: Part in Plan LMP16156 District Lot 245 Group 1 New
Westminster District Plan 8586
Maple Ridge Zone Amending Bylaw No. 7533-2019
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential
Infill).
The current application is to permit a ground oriented, multi-family development of
approximately three (3) units.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council to be relevant to the matters contained in the bylaws are available
for viewing on the City’s Land Development Viewer site at:
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. As authorized
by Ministerial Order No. 192, the Public Hearing pertaining to the aforesaid bylaws will be conducted
virtually using the link set out below. Attendance and participation virtually is encouraged, however,
limited opportunities to attend and participate in-person will also be provided.
ALL PERSONS who believe themselves affected by the above-mentioned bylaws shall be afforded a
reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in
the bylaws. Please note that all written submissions provided in response to this notice will become
part of the public record which includes the submissions being made available for public inspection.
These are the ways to participate:
• Virtually, by going to: www.mapleridge.ca/640/Council-Meetings and clicking on the meeting
date to register. When registering you will be asked to give your name and address, to give
Council your proximity to the land that is the subject of the application. We ask that you have
your camera on during the Public Hearing;
• Attendance in person by pre-registering with the Corporate Officer to snichols@mapleridge.ca
by 4:00 p.m. Tuesday, October 20, 2020. Please provide your name, address, and phone
number as well as the item you wish to speak to. Due to restrictions under Provincial Health
Orders, in-person attendance will be limited, and registrations will be assigned on a first come
basis. Persons who have not pre-registered will not be permitted to attend or to speak in person
at the Public Hearing.
• Submitting correspondence prior to the Public Hearing to the Corporate Officer by 4:00 p.m.,
Monday, October 19, 2020 via drop-box 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, October 20, 2020.
Dated this 6th day of October, 2020.
Stephanie Nichols
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2020-217-RZ
File Manager: Adrian Kopystynski
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.
2020-217-RZ Page 1 of 6
I
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 1, 2020
and Members of Council FILE NO: 2020-217-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7664-2020;
22000 Block and 22631 119 Avenue and Portion of 22558 McIntosh Avenue
EXECUTIVE SUMMARY:
An application has been received for a Temporary Use Permit, (formerly called a Temporary
Commercial or Industrial Permit), to temporarily allow a public gravel parking lot for approximately
128 vehicles, including two (2) disabled parking spaces. The site includes a metered parking lot,
mainly to serve the parking needs of commuters making use of the Haney Transit Exchange and
Civic Centre facilities to the west. The subject site includes two lots and a portion of a third lot.
These are: an unaddressed lot in the 22000 block of 119 Avenue, 22631 119 Avenue and a sliver
of City land on the east side of 226 Street at 22558 McIntosh Avenue (see Appendices A and B). The
two privately owned properties are currently under a lease agreement. This sliver of land on the east
of 226 Street is part of City-owned land containing the Haney Transit Exchange.
The initial lease for this public parking lot was permitted under the “Public Service” use under Zoning
Bylaw 3510-1985 to provide a commuter parking facility supporting the B-Line express bus service
from Maple Ridge to Coquitlam Central Station, as well as for users of City facilities in the Civic Core.
A text amendment to Appendix D - Temporary Use Permits of the OCP is proposed to allow a
Temporary Use Permit on the subject properties for this public parking lot for a period of three (3)
years and allow community comment on the parking lot through the Public Hearing process (see
Appendix C). Therefore, Council is requested to grant first and second reading simultaneously,
proceed to Public Hearing and issue the Temporary Use Permit concurrently with final adoption of
the OCP Amending Bylaw No. 7664-2020.
This type of application is not subject to the Community Amenity Contribution (CAC). When the
privately-owned lands are subject to rezoning for development in the future, any applicable CAC in
place would apply and be collected at that time.
Given the strategic location and the role of supporting transit and Civic Core activities in the Town
Centre, it is recommended that application 2020-217-RZ be granted first and second reading and be
forwarded to Public Hearing.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on -
going consultation has been provided by way of posting Official Community Plan Amending Bylaw
No. 7664-2020 on the municipal website, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2020-217-RZ Page 2 of 6
2) That Official Community Plan Amending Bylaw No. 7664-2020 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. 7664-2020 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7664-2020 be given first and second
readings and be forwarded to Public Hearing; and
5) The following actions take place after third reading:
i) That Official Community Plan Amending Bylaw No. 7664-2020 be adopted;
ii) That the Corporate Officer be authorized to sign and seal 2020-217-CU respecting the
properties located at 22000 block and 22631 119 Avenue and portion of 22558
McIntosh Avenue.
DISCUSSION:
1) Background Context:
Applicant: City of Maple Ridge (Darrell Denton)
Legal Description: Lot A District Lot 401 Group 1 New Westminster District Plan LMP15424; Lot
2 District Lot 401 Group 1 New Westminster District Plan 8695 and a portion
of Lot 120 District Lot 401 Group 1 New Westminster District Plan 60562
Except Plan BCP52040
OCP:
Existing: APTH (Medium and High-Rise Apartment)
Proposed: APTH (Medium and High-Rise Apartment)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential)
Surrounding Uses:
North: Use: Commercial and Vacant
Zone: C-3 (Town Centre Commercial), CS-1 (Service Commercial)
and a Temporary Use Permit for a Taxi Dispatch Facility
Designation: Town Centre Commercial
South: Use: Mixed Use
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Residential
Zone RM-1 (Townhouse Residential)
Designation: Medium and High-Rise Apartment
West: Use: Institutional (Haney Transit Exchange)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial, Medium and High-Rise Apartment
and Institutional
2020-217-RZ Page 3 of 6
Existing Use of Property: Vacant
Proposed Use of Property: Temporary gravel parking lot
Site Area: 0.45 HA (1.1 Acres)
Access Entrance and Exit: 119 Avenue
Servicing: Urban Standard
2) Background:
The lease of the land for a public parking lot has initially been permitted under “Public Service” use
which is allowed in any area of the City under Zoning Bylaw 3510 -1985. The applicant proposes to
amend Appendix D - Temporary Use Permits of the OCP for a Temporary Use Permit. This process
allows community comment on the parking lot through the Public Hearing process, including any
public comments on the design and functioning of the parking lot. Two of the subject properties,
which are privately owned, are currently vacant. The third lot is a small sliver of City owned vacant
land severed by 226 Street (a hooked lot) located on the east side of that street.
The Local Government Act provides for a two-step approval process. Firstly, designating the subject
land as a Temporary Use Permit Area for the purposes of a temporary parking lot (Off Street Parking
use as a Principal Use) in Appendix D of the Official Community Plans. OCP Amending Bylaw No.
7664-2020 is the vehicle to designate the subject site as a Temporary Use Permit Area for parking
purposes. Secondly, is the issuance by Council resolution of the Temporary Use Permit, including the
proposed parking lot layout and any necessary conditions or security as the legislation allows.
The use of the private land for temporary parking purposes is governed by a lease agreement that
will run concurrently with the Temporary Use Permit. The current lease agreement is for three years
with potential 1-year renewal periods. The legislation permits Council to allow land to be put to
requested temporary uses for up to three (3) years, and there would be another application to extend
the Temporary Use Permit by Council for up to an additional three (3) years.
3) Project Description:
The proposed temporary use is for a pay parking lot with 128 parking spaces, including two (2)
disabled parking spaces, mainly for commuters and Civic Centre users as shown in the figure below.
2020-217-RZ Page 4 of 6
This layout was designed by City Engineering. Vehicles will enter and exit by way of 119 Avenue. The
north exit to the lane shown in the figure has been deleted for traffic safety reasons. The parking lot
has already been created and the meter for parking payment installed at the southwest area of the
site close to the crosswalk giving direct and convenient pedestrian access to the Haney Transit
Exchange and Civic Centre. The parking lot entrance is asphalt and the parking surface is made up
of from compacted, reclaimed asphalt, with the parking stalls delineated by concrete curbs.
4) Planning Analysis:
i) Official Community Plan:
The subject properties are located within the Town Centre Area Plan and are currently designated
Medium and High-Rise Apartment. The existing zoning RS-1 (One Family Urban Residential) is the
historical residential zoning of the area. The proposed off-street parking use is not consistent with
the current designation or with the desired Town Centre policies; however, a Temporary Use Permit
for parking is appropriate to serve the needs of commuters and Civic Centre users.
An OCP amendment is required to add the subject properties into Appendix D – Temporary Use
Permits of the Official Community Plan. This will become Temporary Use Permit Area No. 9.
Appendix D of the Official Community Plan states the following:
1. Lands in the City may be designated to permit temporary uses if a condition or
circumstance exists that warrants the use for a short period of time but does not warrant a
change of land use designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary
uses on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
security bond. A permit may be issued for a period of up to three years, and may be
renewed only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas;
b) temporary industrial uses, i.e. soil screening; and
c) other temporary uses.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the
Local Government Act.
As outlined in points 2 and 3 above, the Temporary Use Permit may have conditions and guidelines
for the use to occur, as well as removal and restoration requirements once the permit terminates.
These conditions and guidelines are similar to Development Permit requirements such as surface
finishes, landscaping, and fencing. In this instance, no such provisions are being proposed given the
existing state of the property.
2020-217-RZ Page 5 of 6
Temporary Use Permits are valid for a period of up to three (3) years, and may be renewed and
extended only once for up to an additional three (3) years. A Temporary Use Permit extension is
granted by Council, and Council is under no obligation to approve an extension. The main difference
between rezoning and a Temporary Use Permit is the duration of time that the use is permitted on
the property, the removal and restoration requirements and accompanying conditions, if any.
ii) Development Information Meeting:
A Development Information Meeting is not required for this type of application.
5) Interdepartmental Implications:
i) Engineering:
Engineering does not have any requirements for this temporary use. Given that the site is zoned
residential and is only temporarily being used as a parking lot, Engineering is satisfied necessary any
upgrades, dedication, etc. can be obtained when future development applications are submitted to
the City.
ii) Parks, Recreation and Culture:
If this parking lot is to become a long term use, some landscaping (low maintenance shrubs and
iii) Fire Department:
The Fire Department reported they had no comments or concerns with this temporary use.
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 Appendix D Temporary Use Permits
is considered to be minor in nature. It has been determined that no additional consultation beyond
holding a Public Hearing on the bylaw is required.
2020-217-RZ Page 6 of 6
CONCLUSION:
Given the strategic location and the role of supporting transit and civic core activities in the Town
Centre, it is recommended that first and second reading be given to OCP Amending Bylaw No. 7664-
2020, and that application 2020-217-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, M SC, MCIP, RPP, MCAHP
Planner
“Original signed by Mark McMullen” for
_______________________________________________
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. 7664-2020
DATE: Aug 12, 2020FILE: 2020-217-RZ
LOT 2, PLAN 8695 & 22631 119 AVENUEPID'S: 018-717-438 & 000-969-273
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.227 ST.227 ST.LANE
LANE FLETCHER ST.SELKIRK AVE.
LOUGHEE D H I G H W A Y 227 ST.118 A AVE.
BROWN AVE.BROWN AVE.
LOUGHEED HWY.226 ST.119 AVE.
DEWDNEY TRUNK ROADDEWDNEY TRUNK ROAD
LANE
119 AVE.EDGE ST.SELKIRK AVE.22650226741207 5
22606225612256522611118 65
118 58226022256722645 227401201 8 22583119 37
119 71
119 63RCMP22681
22632225192258722712/2822535/372258822630118 90
119 70
22637-451207 7
118 82 225972257622610119 00 225902262122574118 44225772268011910
119 90 225571200 3 226111205 7
119 44
226252264122624119 80
119 96
2271122577Hane y Pla ce Mall
227012255022541226212253022575/62
119 20/26
22705119 31
22581118 37
2266122558119 60
22713/172263122633Courtho use 2261022554118 76226382264922644/4822641225892256622603Mu nicipal Hall
118 6222597 119 47 227151206 7
226611204 7
118 34 22611Arts Centre
2252922720119 40/48
118 93
1206 0
1203 8
22701/119 95
/09
22540226702270822596SUBJEC T PRO PERTIES
2014-006-DP
2019-428-VP
2019-428-DP
2019-250-RZ
2017-462-RZ
2017-462-DP
2015-126-DP
2019-056-VP2019-056-DP
´
Scale: 1:2,500 BY: PC227 STLegend
Active Applications (RZ/SD/DP/VP)
DATE: Aug 12, 2020FILE: 2020-217-RZ
LOT 2, PLAN 8695 & 22631 119 AVENUEPID'S: 018-717-438 & 000-969-273
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.227 ST.227 ST.LANE
LANE FLETCHER ST.SELKIRK AVE.
LOUGHEE D H I G H W A Y 227 ST.118 A AVE.
BROWN AVE.BROWN AVE.
LOUGHEED HWY.226 ST.119 AVE.
DEWDNEY TRUNK ROADDEWDNEY TRUNK ROAD
LANE
119 AVE.EDGE ST.SELKIRK AVE.22650226741207 5
22606225612256522611118 65
118 58226022256722645 227401201 8 22583119 37
119 71
119 63RCMP22681
22632225192258722712/2822535/372258822630118 90
119 70
22637-451207 7
118 82 225972257622610119 00 225902262122574118 44225772268011910
119 90 225571200 3 226111205 7
119 44
226252264122624119 80
119 96
2271122577Hane y Pla ce Mall
227012255022541226212253022575/62
119 20/26
22705119 31
22581118 37
2266122558119 60
22713/172263122633Courtho use 2261022554118 76226382264922644/4822641225892256622603Mu nicipal Hall
118 6222597 119 47 227151206 7
226611204 7
118 34 22611Arts Centre
2252922720119 40/48
118 93
1206 0
1203 8
22701/119 95
/09
22540226702270822596SUBJEC T PRO PERTIES
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: PC227 ST
CITY OF MAPLE RIDGE
BYLAW NO. 7664-2020
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS the Local Government Act empowers a local government to adopt or amend an
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community
Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amending Bylaw No. 7664-2020.
2. Appendix D is amended by adding the following new Temporary Use Area:
TEMPORARY COMMERCIAL USE PERMIT AREA LOCATION NO. 9
Purpose:
To permit a temporary gravel / reclaimed asphalt public parking lot.
Location:
Those parcels or tracts of land and premises shown on Temporary Use Permit Area
Location No. 9 map, and known and described as:
Lot A District Lot 401 Group 1 New Westminster District Plan LMP15424;
Lot 2 District Lot 401 Group 1 New Westminster District Plan 8695; and
a portion of Lot 120 District Lot 401 Group 1 New Westminster District Plan 60562
Except Plan BCP52040.
is hereby designated to permit a temporary gravel / reclaimed asphalt public parking
lot, for a three-year period, effective upon issuance of a Temporary Use Permit.
3. Appendix D. Temporary Use Permits, Section TEMPORARY USE PERMIT AREA is
amended by the addition of the attached Temporary Use Permit Area Location No. 9
map in sequential numeric order after Temporary Commercial Use Permit Area
Location No. 8.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby
amended accordingly.
READ A FIRST TIME the 8th day of September, 2020.
READ A SECOND TIME the 8th day of September, 2020.
PUBLIC HEARING HELD the day of , 2020.
READ A THIRD TIME the day of , 2020.
ADOPTED, the day of , 2020.
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
DATE: Aug 19, 2020
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.227 ST.LANE
SELKIRK AVE.
118 A AVE.226 ST.DEWDNEY TRUNK ROAD
LANE
119 AVE.
SELKIRK AVE.2265022674226062256111865
11858226022264512018
11937
11971
11963RCMP22587
2263222712/28225882263011890
11970
22637-4511882 2259722610225762259011900 22574118442268011910
11990
12003
226252262411980
11996
2271122577Haney Place Mall 225502253011920/26
2270511931
1183722558 2263122633Courthouse 226102255411876226382264922644/482256611862
11947
12047
11834 22611Arts Centre
2272011940/48
11893
12038
22701//09
225402267022708225962
79
Rem.
2
81.5
A
4 299
14
61
Rem.
303
301
8
3
15
2
2
Rem.64 657
2
4
Rem 127
West
A1 3
Rem. A
Feet
5
Rem 120
5
3
Rem.
300
CP
1
4
7
6
Rem. A
313Rem 120Rem.
2
3
20
4
1
9
1
21
1
3
297
E
13
Rem.
10
11
6
A
B
1
A
2
2
Rem 2
1
1
78
3
12
4
2 A43
Rem.
LOT A
4
298
1
117
P 51311
P 7863
EPS 1222
P 9446
P 65452P 65997
EPP 65496P 8679P 68843
P 9541
RP 61086
*PP094
P 60562
P 60562
*LMP18210
P 80888P 12445P 8081
(EPS 4630)
P 12640
P 8615Plan 81350
P 8695
P 13017
EP 63907
(P9687)
LMP 15424
*PP093
P 9541
EPP 65496
(P 9541)LMP 37413P 12215P 9541
P 8615
EPP 65496
P 51167
1346*PP088P 20546
P 76002
LMP 19460
P 12445*PP086P 12215P 8081*PP087BCP 34253
P8695EPP 90125 (LEASE)LMP 19737LMP 19737*PP088
NWS 2977EPS 2538P 67142NWS 2403P 12567P 8615 LMP12129P 60451
NWS 2403
P 43724
NWS 1556
P 77953
*PP084
P 8844P 44882
P 9687
P 58055*LMP 21534
LMS
LP 73289
P 76459
LMP 53687 (LEASE/EASE.)P 47933P 9446
P 14185P 54086P 21553´
Scale: 1:2,000 BY: DT
TEMPORARY USE
PERMIT AREA
Location No. 9
CITY OF MAPLE RIDGE
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2019-394-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:
Geotechnical report prepared by Valley Geotechnical Engineering Services Ltd. – dated February 21, 2020
2.
2019-394-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 1, 2020
and Members of Council FILE NO: 2019-394-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7611-2020;
20857 Golf Lane
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 20857 Golf Lane from
RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit a future subdivision of
approximately six (6) single family lots. Council granted first reading to Zone Amending Bylaw No.
7611-2020 on February 4, 2020. The minimum lot size for the current R-1 (Residential District)
zone is 371 m2.
This application is in compliance with the Official Community Plan.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $30,600.
There is not sufficient suitable land for park dedication on the subject site and it is recommended
that Council require the developer to pay to the City an amount that equals fiver percent (5%) the
market value of the land required for parkland purposes, as determined by an independent
appraisal.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7611-2020 be given second reading, and be forwarded to Public
Hearing;
2) That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local
Government Act; and,
3) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication on Golf Lane as required;
2019-394-RZ Page 2 of 6
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v) Registration of a Statutory Right-of-Way plan and agreement for the driving, shooting hitting
or otherwise of golf balls onto, into, through, over and above the subject property;
vi) Registration of a Restrictive Covenant for Stormwater Management;
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 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
ix) That a voluntary contribution, in the amount of $30,600 ($5,100 per lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Project Description:
The applicant proposes to rezone the subject property from RS-1 (One Family Urban Residential) to
R-1 (Residential District). The proposed development is a six (6) lot single-family residential
subdivision (see Appendix D). The subject property is located within the Fraser River Escarpment
Area; therefore, the proposed development is subject to Council Policy 6.24.
2) Planning Analysis:
i) Official Community Plan:
The OCP designated the subject property as Urban Residential and falls within the Neighbourhood
Residential category. This category manages residential growth through infill and intensification in a
manner that respect the neighbourhood and the existing physical character of the surrounding
areas.
The following OCP policies support the proposed zoning:
Policy - 3-19 Neighbourhood Residential Infill
This policy supports residential infill subject to compliance with the following criteria:
1) Infill development on a property that is larger than the prevailing lot size of the surrounding
neighbourhood or existing zoning of the lot may include the following:
a) a possible change in lot size and configuration providing that:
i) the proposed lot area and width should be not less than 80% of the lot area and
width prescribed under the predominate or adjacent zoning in the surrounding
neighbourhood;
2019-394-RZ Page 3 of 6
ii) the proposed lot configuration is similar to the predominate lot pattern that exists
within the neighbourhood; and
iii) the proposed housing form is consistent in scale an massing to that of the
surrounding neighbourhood.
The proposed lot concept plan included in the applications, is similar to the predominate lot pattern
that exists within the neighbourhood. Since the proposed subdivision layout and lot size area in
keeping the neighbourhood, the size and scale of new housing will be similar to the existing
neighbourhood homes and is supportable.
Policy 3-21 All Neighbourhood Residential Infill developments will respect and reinforce the physical
patterns and characteristics of established neighbourhoods.
The proposed zoning with the associated conceptual subdivision is in keeping the existing
neighbourhood lot configuration and housing form.
ii) Zoning Bylaw:
The application is to rezone the property located at 20857 Golf Lane from RS-1 (One Family Urban
Residential) to R-1 (Residential District) zone to permit a six (6) lot single-family subdivision (See
Appendix D).
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510-1985, Schedule "D" Minimum Lot Area and Dimensions.
To vary the minimum lot width from 12 m to 9.96 for proposed lot 1; and
To vary the minimum lot width from 12 m to 11.91 for proposed lot 2 thru 5.
Maple Ridge Subdivision and Development Servicing By-law No. 4800-1993.
To vary the minimum right-of-way from 18 m to 15 m.
This relaxation is minor in nature and the lots are in excess of the minimum parcel size for the R-1
zone. The requested variances to minimum lot width requirement and right-of-way will be the subject
of a future Council report.
iv) Development Information Meeting:
A Development Information Meeting was conducted via the Public Comment Opportunity process
from May 10 to May 19, 2020. Three individuals contacted the applicant via email. A summary of
the main comments and discussions with the attendees was provided by the applicant and include
the following main points:
Two individuals were interested in what the homes would look like and what the general plan
was for the project. The applicant responded to them immediately with the information
available and requested that they send us their contact information if they w anted to be on
2019-394-RZ Page 4 of 6
record with any comments. The applicant concludes that the his responses were satisfactory
to these individuals as they made no further comments.
One individual’s comments were received on May 18th the owner/operator of the Maple
Ridge Golf Course at 20818 Golf Lane. He sent the applicant an email that highlighted
seven (7) concerns he had with the project.
1) Noise complaints from new residents from Lawnmowers in the mornings;
2) Potential noise complaints with patrons in the parking lot leaving events late in the
evening;
3) Storm Water;
4) Street Light;
5) Their water service line not costing them to be moved or fixed;
6) Covenants placed on newly created Lots for noise and errant golf balls;
7) Noise from building disturbing Tee box #8 and #9.
The applicant advised that he believed the best way to address the concerns outlined in the email
was to telephone the owner/operator of the Maple Ridge Golf Course. The applicant advised that he
had a very constructive conversation which has set a good base for a healthy relationship moving
forward. The applicant advised that he sent a summary email to the owner/operator of the Maple
Ridge Golf Course of their conversation.
The applicant advised that the owner/operator of the Ma ple Ridge Golf Course was not opposed to
the development of the property and saw that it has its benefits to the area, however, as the project
moves forward owner/operator of the Maple Ridge Golf Course desires to minimize the potential
impacts it may have on the business.
In response to the comments from the owner/operator of the Maple Ridge Golf Course the applicant
assured owner/operator of the Maple Ridge Golf Course that the applicant was doing his part to be a
respectful neighbour and minimize noise during the building process (when and where possible).
The applicant mentioned he will look into applying a legal agreement on the newly created lots so all
future residents know they live near a golf course and some nuisances from tim e to time may be
experienced.
It will be a project requirement for applicant to install the storm sewer along with a future street light.
Lastly, there would be no concern regarding the Golf Course waterline, if affected, it would be at
applicant’s cost for repair. The applicant advised that the owner/operator of the Maple Ridge Golf
Course was very satisfied with these solutions and applicants response to the concerns.
v) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
For this project, there is no suitable land for park dedication on the subject property and it is
therefore recommended that Council require the developer to pay to the City an amount that equals
the market value of 5% of the land required for parkland purposes. The amount payable to the City
in lieu of park dedication must be derived by an ind ependent appraisal at the developer’s
expense. Council consideration of the cash-in-lieu amount will be the subject of a future Council
report.
2019-394-RZ Page 5 of 6
3) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure. A total of six (6) new homes will not
significantly affect the existing traffic volume or traffic pattern in the area.
4) Interdepartmental Implications:
i) Engineering Department:
Servicing
Road – Golf Lane is designated as an urban local road and will need to be built to an urban local
standard across the full frontage at the subdivision stage. The Right-of-Way (ROW) for an urban local
road is 18 m; the current ROW is approximately 15 m. Engineering is supportive of a variance to the
ROW for Golf Lane from the required width of 18 m to 15 m.
Sanitary Sewer - At subdivision stage 6 new service connections off of the existing 200mm sanitary
sewer on Golf Lane is required to service the 6 new proposed lots. At subdivision stage the
forcemain on Golf Lane may require realignment.
Sidewalk – A concrete sidewalk on the north side of Golf Lane will be required behind the curb at the
subdivision stage.
Storm Sewer/Drainage - The subject property is not serviced by a municipal storm sewer; therefore
the line will need to be extended to either the east or west property line. Engineering will not support
a storm sewer line through the rear of the proposed lots.
Geotechnical Considerations - The subject site is located within the Fraser River Escarpment;
therefore Council Policy 6.24 requires that the applicant supply a geotechnical report that addresses
the requirements outlined in the policy. The applicant has supplied a geotechnical report prepared by
Valley Geotechncial Engineering Services Ltd dated February 21, 2020 which satisfies Policy 6.24
(See Appendix G).
ii) Parks, Recreation and Culture Department:
The Parks Department is not interested in acquiring this lot; therefore, park dedication is to be
provided as cash in lieu payment.
iii) Fire Department:
The Fire Department has no issues with the application moving forward. That each lot needs to be
addressed individually.
iv) Building Department:
A referral was sent to Building and no comment has been provided.
2019-394-RZ Page 6 of 6
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7611-2020, and that
application 2019-394-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the City an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MSc., MCIP, RPP
Planner
“Original signed by Mark McMullen” for
_______________________________________________
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 – Zone Amending Bylaw No. 7611-2020
Appendix D – Site Plan
Appendix E– Geotechnical Report
DATE: Nov 15, 2019FILE: 2019-394-RZ
20857 GOLF LANEPID: 005-397-90 1
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
RIVER ROAD
115 AVE.
LANE STEEVES ST.GOLF LANE
116 AVE.
115 AVE.209 ST.LANE
GO LF LA NE STEEVES ST.116 3720824
20767116 132075020832
209902092520935/37
20767116 34
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2092720779116 162073620815
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116 44
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114 802085220755 20940114 70 20772114 70207402087020745 116 40
114 50 20913208952082820838207322097020920207442077711628
2095620950116 45
2091520720SUBJEC T PRO PERTY
´
Scale: 1:2,500 BY: PC
DATE: Nov 15, 2019FILE: 2019-394-RZ
20857 GOLF LANEPID: 005-397-90 1
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
RIVER ROAD
115 AVE.
LANE STEEVES ST.GOLF LANE
116 AVE.
115 AVE.209 ST.LANE
GO LF LA NE STEEVES ST.116 3720824
20767116 132075020832
209902092520935/37
20767116 34
20961116 32
2092720779116 162073620815
207642098120759208982090520771116 21
209602076520911115 25
2094520750207602079720842207652075820875207391153720855
20910115 9920769
2098520745207562088520846207522090320818114 60
116 48
207762093520751116 22
116 44
208232096320857116 29
2080520859209252092220930207562097220820207872096520975116 05
207772085820763208652084720912207802095520831208861154920868
1152020786
114 802085220755 20940114 70 20772114 70207402087020745 116 40
114 50 20913208952082820838207322097020920207442077711628
2095620950116 45
2091520720SUBJEC T PRO PERTY
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7611-2020
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. 7611-2020."
2. That parcel or tract of land and premises known and described as:
Lot 185 District Lot 277 Group 1 New Westminster District Plan 40699
and outlined in heavy black line on Map No. 1826 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 11th day of February, 2020.
READ a second time the 8th day of September, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
RIVER ROAD
11 5 AVE.
LA N E
GO LF LA N E
116 AVE.
115 AVE.209 ST.LA N E207A ST.GO L F L A N E STEEVES ST.2076711 6 13
20747209902092520935/37
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2076420735209812075920898209052077120960207652091111 5 25
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2091011 5 99
20985207452075620885209032081811 4 60
207762093520751209632085720859209252092220930207562097220820209652097511 6 05
207772086520847209122078020955208312088611549
1152020786
11 4 8020755 2094011 4 70 2077211 4 70207402074511450 2091320895207322097020920207442095620950209152072019 Rem 3871
1
9
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353
22
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19
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Rem 105Rem 1901
17
26LMS 809LMP 28091
P 21114
P 73638
P 84260
P 44312
P 66930P 33160P 44702
P 10601 P 33160LMP 9843P 60914
P 10601
LMP 40400
LMP 23463
P 34701
P 54678
P 75786
P 84260
P 31152
LMP 28091
LMP 5112
P 76498P 33160
P 76457
LMP 28091
*LMP 23485P 40699 LMP 28091P 43794LMP 5112
P 19225P 40807RW 64315RW 64315RW 39461
LMP 28 35 0
P 65505
LMP 28093
EP 73639RW 36500
RW 24 96 7 LMP 27947EP 43798
LMP 28 09 2
E P 609 15
´
SCALE 1:2 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-1 (One Fa mily Urban Residential)
R-1 (Res ide ntial D is trict)
761 1-20 201826
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2020-240-RZ
File Manager: Adrian Kopystynski
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:
Business operation plan provided by applicant.
3.
2020-240-RZ Page 1 of 3
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 15, 2020
and Members of Council FILE NO: 2020-240-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First Reading
Zone Amending Bylaw No. 7669-2020
510 - 20395 Lougheed Highway
EXECUTIVE SUMMARY:
On July 14, 2020, Council deferred a report from Bylaw & Licensing Services about a proposed
non-medical cannabis retail store to be known as Muse Cannabis at 510 - 20395 Lougheed
Highway (Westgate Centre) for more information. It was acknowledged that the proposed store
was within 1,000 metres of another proposed cannabis store.
An application has been received for a site specific text amendment to the Zoning Bylaw to
reduce the 1,000 metre separation distance between Cannabis Retail Uses, to allow such a use
to be located in unit 510 on the subject property at 20395 Lougheed Highway. The reduction is
from 1,000 metres to 340.5 metres. This is the distance from the property at 20690 Lougheed
Highway which is being processed for another cannabis retail store under rezoning application
2019-427-RZ currently at first reading
Being a text amending application, there are no terms and conditions and the Community
Amenity Contribution policy does not apply. Therefore, this application may be considered for first
and second reading and proceed to Public Hearing.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7669-2020 be given first and second reading; and
forwarded to Public Hearing.
DISCUSSION:
a) Background Context
On July 14, 2020, Council received a report from the Planning Department recommending that
Maple Ridge Zone Amending Bylaw No. 7650-2020 to remove the general 1,000 metre
minimum distance separation removed from the Zoning Bylaw. Council defeated the motion to
move forward this amendment to the zoning bylaw.
At the meeting on July 14, 2020, Council also received a report from Bylaw & Licensing Services
about a proposed non-medical cannabis retail store to be known as Muse Cannabis at 510 -
20395 Lougheed Highway (West Gate Centre) as shown in Appendix A and B and passed the
following resolution:
2020-240-RZ Page 2 of 3
That the motion to support the application for a proposed non-medical cannabis retail store at
510 – 20395 Lougheed Highway be deferred until further information is received from staff.
Given the above, further information on the proposed business operations for Muse Cannabis
has been received in support of a site-specific amendment to reduce the 1,000 metre separation
for this cannabis store (Appendix C).
The applicant was also advised that an application to amend the Zoning Bylaw was required.
b) Planning Analysis
To allow this business to be established on the subject site, a site specific text amendment is
required to Zoning Bylaw General Regulation Section 401 (3) (h). The amendment requested by
the applicant is to reduce the current separation distance from 1,000 metres to 340.5 metres,
which is the distance to the property at 20690 Lougheed Highway under rezoning (2019-427-RZ)
for another cannabis retail store (Appendix D).
The proposed store is located within the Westgate Shopping Centre on the north side of Lougheed
Highway is surrounded by other commercial uses. The proposed cannabis store is located 340.5
metres to the east on the south side of Lougheed Highway serving traffic heading eastbound. Given
the surrounding commercial uses and physical barrier of Lougheed Highway, the proposed distance
reduction is not a concern from a land use planning perspective.
Given that there are no terms and conditions to be fulfilled, third reading and final adoption of
this bylaw may follow the Public Hearing.
Following possible adoption of this text amending bylaw, the Bylaw & Licensing Services
Department can report back as may be required on other matters prompting the deferral of the
application.
CONCLUSION:
This Zoning Bylaw text amending application will allow a for a Cannabis Retail Store to be known
as Muse Cannabis to locate at 510 - 20395 Lougheed Highway (West Gate Centre), which would
be 340.5 metres in distance from another Cannabis Retail Store to be located at 20690
Lougheed Highway.
2020-240-RZ Page 3 of 3
It is recommended that Council grant first and second reading and advance this Zoning Bylaw
Text Amending Bylaw to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MSc, MCIP, RPP, MCAHP
Planner
“Original signed by Mark McMullen”
_______________________________________________
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 – Information and Site Plan from applicant
Appendix D - Separation Distance Map
Appendix E – Zone Amending Bylaw No. 7669-2020
DATE: Aug 12, 2020FILE: 2020-240-RZ
#510 - 20395 LOUGHEED HWYPID: 023-816-42 2
PLANNING DEPARTMENT
LOUGHEED HWY.
119 AV E .
12 0B AV E .205 ST.203 ST.D E W D N EY T R U N K R O A D
WALNUT CR.205A ST.118 AV E .
119 AVE.205222054212045
204582057720247204832058011871
203292052811927/35
205192039012105
2055612092
204922051420278202831201020475
2032020448205302046111808
11957
12065
203312044520399203352034411826
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1 2 0 6 7
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1 2 0 3 1
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20340205251 2 0 7 1
11789 2031820515203582030420413202842056720433SUBJEC T PRO PERTY
2016-202-RZ
2016-202-VP
2016-202-SD
2016-202-RZ
2016-202-DP
2016-202-VP
2016-202-SD
2016-202-DP
2018-489-RZ
2018-489-VP
2018-489-DP
2016-246-RZ
´
Scale: 1:3,000 BY: PC
Legend
Active Applications (RZ/SD/DP/VP)
DATE: Sep 10, 2020
FILE: 220-240-RZ
#510 - 20395 LOUGHEED HWY
PID: 023-816-422
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
LOUGHEED H
W
Y
.205 ST.11
9
A
V
E
.
119 AVE.WALNUT CR.118 AVE.205A ST.203 ST.120B AVE.
DEWDNEY TRUNK ROAD
2052220475204582057720247204832027912092
11871
203292053520528204452051912066
204922052512052
2027820455202832039812071
203202044812068
2046112105
11808
11959
12079
11927/35 2031820542203352034411826
2037820284204752053012070
205032051512010
11834
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205252053112067
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2044011961
20492 2050520325203452030620436203982029911985
2029220336204512053712020
205472054511957
20370120652028512040
205572039520319203252034012045
2032111789 2035820304204132046512031
12083
2056712012
20433Aerial Imagery from the Spring of 2018´
Scale: 1:3,000 BY: DT
SUBJECT PROPERTY
DATE: Ju n 3, 20 20
FIL E: Cann abisLo catio ns6 .mxd
1000m Buffer of
510 - 20395 Lougheed Hwy
LICENCES, PERMITS & BY LAWS DEP T.´Fraser R iverLOUG HEE D HWY
LOUGHEED HWY SPRING AVE123 AVE
POWE LL AV E203 STTHORNE AVE 207 ST124 AVE
123 AVE
WICKLUND AVEWICKLUND AVE
207 ST203 ST210 STR I V E R R D
RI V E R R D210 ST216 ST113B AVE
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SHANTZ WAY^_
^_
^_
1000
Metre
Buffer
340.5Metres
The Ci ty o f M ap le R idg e m ak es no gua ran tee
reg ard ing the ac cur acy or pre se nt s tat us o f
the info rm atio n s ho wn on this m ap.
Scale: 1:12,000 BY: DT
Legend
^_Private Retail
^_Gove rnmen t Retail
City of
Pitt Meadows
CITY OF MAPLE RIDGE
BYLAW NO. 7669-2020
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. 7669-2020”
2. That Part 4 Section 401 (3) (h) ii be amended as follows:
a. By adding a colon between “except for” and “the property” and making the existing
remaining text as a clause (a); and
b. By adding the following clause immediately following in correct alphabetical order:
the property legally described as Lot D District Lot 222 Group 1 New Westminster District
Plan LMP34007, that is 340.5 metres from a cannabis retail use.
3. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 29th day of September, 2020.
READ a second time the 29th day of September, 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
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-498-RZ
File Manager: Adrian Kopystynski
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 and landscaping 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.
2018-498-RZ Page 1 of 5
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 1, 2020
and Members of Council FILE NO: 2018-498-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Third Reading
Zone Amending Bylaw No. 7533-2019;
21640 124 Avenue
EXECUTIVE SUMMARY:
On May 26, 2020, Council passed a motion that this application at 21640 124 Avenue (Appendix A
and B) be referred to staff for further discussion with the applicant after hearing representations at
the May 19, 2020 Public Hearing. A modified proposal has been submitted, reducing the density by
25 percent from four (4) to three (3) dwelling units. Only one dwelling now faces the Manor Avenue
cul-de-sac, in keeping with the character of this street.
The project retains the courtyard between the one (1) dwelling unit building on Manor Avenue and
the two (2) dwelling unit facing 124 Avenue. Therefore, the proposal continues to comply with the
RT-2 (Ground Oriented Residential Infill) zone.
If Council chooses to proceed to third reading, the terms and conditions need to be adjusted to add
the registration of a restrictive covenant limiting the number of dwelling units to a maximum of three
(3) and to adjust the Community Amenity Contribution requirement as outlined below.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7533-2019 be given third reading;
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 124 Avenue as required;
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a Restrictive Covenant for Stormwater Management, including a
maintenance guide;
v) Registration of a Restrictive Covenant limiting the number of dwelling units on the
subject site to a maximum of three (3) dwelling units;
vi) Removal of any existing buildings or structures;
2018-498-RZ Page 2 of 5
vii) In addition to the site profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
viii) That a voluntary contribution, in the amount of $8,200 ($4,100.00 /unit based on 2
units) be provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Ryan Huctman
Legal Description: East 785 Feet Lot 2 Except Part in Plan LMP1615, District Lot 245 Group 1
NWD Plan 8586
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground Oriented Residential Infill)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 988 sq. m. (0.24 acres)
Access: Manor Avenue and 124 Avenue
Servicing requirement: Urban Standard
2) Background and Project Description:
On May 26, 2020, following the Public Hearing held on May 19, Council passed a motion that this
application at 21640 124 Avenue (Appendix A and B) be referred to staff for further discussion with
the applicant. Most comments at the Public Hearing revolved around the traffic, parking and
2018-498-RZ Page 3 of 5
pedestrian safety impacts and the character of the development. There was concern about the
proposed density of four (4) dwelling units, and more particularly with having two (2) dwelling units
facing Manor Avenue rather than one (1) dwelling unit to match the single residential dwellings
around the rest of the cul-de-sac.
Following discussion with the applicant, a revised proposal has been submitted showing a 25%
reduction in density, from four (4) to three (3) dwelling units. There will be only one dwelling unit
facing the Manor Avenue cul-de-sac, set back and designed more like a single residential dwelling,
while retaining the courtyard between the two proposed buildings to comply with the requirements of
the desired RT-2 (Ground Oriented Residential Infill) zone. The proposed RT-2 zone would permit the
“Courtyard Residential” use which allows for two or more buildings with any combination of up to
eight dwelling units. A comparison of the earlier and current site plan is shown below.
Plan Presented at Public Hearing
Revised Plan (3 dwelling units)
2018-498-RZ Page 4 of 5
Section 470 of the Local Government Act, permits, without further notice or hearing, an alteration
decreasing the density with the owner’s consent. This consent has been given by the owner and
Council may granting third reading, based on the revised development proposal.
If Council wishes to proceed to third reading, the conditions have been adjusted as follows:
• To insure not more than three (3) dwelling units are constructed under the “Courtyard
Residential” use, a Restrictive Covenant to this effect is to be registered on title; and
• With the reduction of one dwelling unit, the Community Amenity Contribution is reduced.
With the credit in the policy for the first dwelling unit, the requirement becomes $8,200
(based on $4,100 for 2 units).
3) Planning Analysis:
The more detailed analysis about this project, respecting OCP Policy, ADP review, DIM comments,
Design Guidelines and Departmental comments are contained in the second reading report dated
April 7, 2020 is attached as Appendix D for reference. The main changes between the previous and
new proposal include the following:
The project continues to have two buildings. The building facing 124 Avenue resembles a
duplex and the building facing Manor Avenue is a single family residential dwelling;
The single family residential dwelling facing Manor Avenue has both required parking
spaces in a side-by-side garage and a longer driveway allowing for two more parking
spaces;
The revised proposal has a larger courtyard space between the two buildings, thereby
creating an improved open space for residents;
Although the variance is still required for the shape of the lot, other variances are reduced
improving neighbourhood compatibility. The development variance permit application will
be updated and the variances being sought will be described in the staff report that is
presented to Council concurrently with final adoption; and
The development permit plan and landscaping will also be described more fully in the staff
report required for issuance of a development permit for form and character that is
presented to Council concurrently with final adoption.
2018-498-RZ Page 5 of 5
CONCLUSION:
The applicant has reduced the proposed density by 25 percent to three (3) dwelling units with one
dwelling unit facing Manor Avenue for improved compatibility with the existing single residential
atmosphere on the cul-de-sac.
Therefore, it is recommended that third reading be given to Zone Amending Bylaw No. 7533-2019.
“Original signed by Adrian Kopystynski”
______________________________________________
Prepared by: Adrian Kopystynski, MSc, MCIP, RPP, MCAHP
Planner
“Original signed by Mark McMullen” for
_____________________________________________
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 – Zone Amending Bylaw No. 7533-2019
Appendix D – April 7, 2020 Report (without Attachments)
DATE: May 21, 2019FILE: 2018-498-DP
21640 124 AvePID 011-363-797
PLANNING DEPARTMENT´
Scale: 1:1,500 BY: MC
SUBJECT PROPERTY
Legend
Ditch Centreline
DATE: May 21, 2019FILE: 2018-498-DP
21640 124 AvePID 011-363-797
City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
Aerial Imagery from the Spring of 2018´
Scale: 1:1,500 BY: MC
SUBJECT PROPERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7533-2019
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. 7533-2019."
2. That parcel or tract of land and premises known and described as:
East 72 feet Lot 2, Except Part in Plan LMP16156, District Lot 245 Group 1 New
Westminster District Plan 8586
and outlined in heavy black line on Map No. 1791 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RT-2 (Ground Oriented Residential Infill).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 19th day of March, 2019.
READ a second time the 14th day of April, 2020.
PUBLIC HEARING held the 19th day of May, 2020.
PUBLIC HEARING held the day of , 2020.
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
216 ST.216 ST.EVANS ST.MANOR AVE.
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LMP 183193.6LMP 18392BCP 6490´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No.From:
To:
RS-1 (One Family Urban Residential
RT-2 (Ground Oriented Residential Infill)
7533-20191791
2018-498-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2018-498-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7533-2019;
21640 124 Avenue
EXECUTIVE SUMMARY:
On November 5, 2019, Council resolved that this application to rezone the subject property located
at 21640 124 Avenue (Appendix A and B) from RS-1 (One Family Urban Residential) to RT-2 (Ground-
Oriented Residential Infill) for a four (4) unit Courtyard Housing project, “be referred back to staff for
further work with the applicant relative to parking and density options.”
The applicant has submitted revised plans (Appendix D) that have modified the parking and
landscaping components of the project, while retaining the same four (4) unit Courtyard Housing
design. The size of the parking spaces and perimeter landscaping were both expanded to address
Council’s concerns.
The November 5, 2019 report to Council (Appendix E) considered this project from two perspectives.
The Development Information Meeting (DIM) on June 26, 2019 and compliance with the interim
Multiplex Design Guidelines together with the applicable Multi Residential Development Permit Area
Guidelines. The DIM comments were related to the project being too dense, not fitting into the
neighbourhood and perceived safety and traffic fears. The form and character of the proj ect was
considered as a work in progress with a report and finalized plans being forwarded to Council for
issuance of a Development Permit.
This application is in compliance with the OCP with respect to use and density.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per dwelling unit, with the first of the four (4) units being exempted,
for an estimated amount of $12,300.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7533-2019 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 124 Avenue as required;
2018-498-RZ Page 2 of 6
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a Restrictive Covenant for Stormwater Management, including a
maintenance guide;
v) Removal of any existing buildings or structures;
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 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.
vii) That a voluntary contribution, in the amount of $12,300 ($4,100.00 /unit based on 3
units) be provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Ryan Huctman
Legal Description: East 785 Feet Lot 2 Except Part in Plan LMP1615, District Lot 245 Group 1
NWD Plan 8586
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground Oriented Residential Infill)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 988 sq. m. (0.24 acres)
Access: Manor Avenue and 124 Avenue
Servicing requirement: Urban Standard
2018-498-RZ Page 3 of 6
2) Background:
On November 5, 2019, Council resolved that this application to rezone the subject property located
at 21640 124 Avenue (Appendix A and B) from RS-1 (One Family Urban Residential) to RT-2 (Ground
Oriented Residential Infill) for a four (4) unit Courtyard Housing project, “be referred back to staff for
further work with the applicant relative to parking and density options.”
3) Project Description:
The proposal for the subject property at 21640 124 Avenue is for an infill development of four (4)
dwelling units, in two (2) buildings, designed in the form of Courtyard Housing (Appendix E). The
project includes three (3) bedroom units, with basement area. The size of the units are essentially
the same as the earlier submission consisting of two (2) units of 202 square metres (2,175 square
feet) each and two (2) of 188 square metres (2,024 square feet) each.
The changes since the November 5, 2019 submission include:
There now is a landscaping strip between the fence and car parking spaces. The
alternative is to place a hedge toward the street with the fence behind it;
Each unit has a longer and wider garage.
The building facing 124 Avenue has two single garage doors rather than one double garage
door;
The buildings have been shifted closer together to increase the landscaping and the size of
the unenclosed parking spaces, particularly for the building on 124 Avenue. Consequently,
the Courtyard has been reduced from about 8.4 to about 7.5 metres in depth.
4) Planning Analysis:
i) Official Community Plan:
The development site is designated Urban Residential Major Corridor, which is appropriate for the
proposal. The proposal, as modified, continues to adhere to applicable OCP policies as described in
the November 5, 2019 report and summarized below.
A number of OCP Infill Policies apply to this site and are evaluated with respect to the proposal’s
design as follows:
In changing the single family residential to a Courtyard Housing form, Policy 3-19-b sets
the criteria with respect to achieving street-oriented buildings, including developing a
design “that resemble a single detached dwelling, with an emphasis on orientation to the
street.”
Design comments include strengthening the prominence of the front entrances facing
124 and Manor Avenues, and additional front façade articulation and detailing for both
proposed buildings to “read” more like single residential buildings from both Manor
Avenue and 124 Avenue.
This will be achieved through the development permit process.
Policy 3-21 requires attention be paid to having site plans, setbacks and building
massing that respects existing development patterns and are sensitive to the
surrounding neighbourhood.
2018-498-RZ Page 4 of 6
Design comments include added attention to the massing along the in terior side lot lines
to be more sensitive to the existing single residential dwellings on abutting lands. This
would include the steeping down the massing to the interior lot lines.
The proposed buildings do comply with the 9.5 metre maximum height requirement.
Single residential zones allow for taller buildings (11 metres); however, there are one or
1 ½ storey homes along Manor Avenue.
This will be achieved through the development permit process.
The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB),
including growth through infill by a mix of housing types and tenures (Policy 3-1). This is achieved
by the increased density being proposed.
ii) Zoning Bylaw:
The analysis of compliance does not change from the November 5, 2019 proposal. All variances to
accommodate the existing lot and proposed setbacks as described in the November 5, 2019 report
are unchanged, except that the proposed front yard setback to 124 Avenue is increased from 6.0
metres in the previous proposal to 6.68 metres in the revised proposal.
iii) Off-Street Parking And Loading Bylaw:
The project continues to provide eight (8) parking spaces, which is double the bylaw requirement.
iv) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, minimize potential conflicts with neighbouring land uses and achives the
interim multiplex Design Guidelines.
The following is a preliminary analysis, applying the interim guidelines contained in the “Proposed
Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report” evaluating the form and
character of proposed Courtyard Housing project.”
Guideline Staff Comment
Not a rowhouse form. More front façade articulation and
prominence to the front facing entrance
area will achieve full compliance.
Dwelling units may be located in more
than one building on a lot.
Two dwellings are located in each of the two
buildings.
Orientation is characterized by units
that are facing inwards towards each
other.
Inward facing orientation with direct access
off the patios into the courtyard and
overlook from living spaces (kitchen) is
provided.
Pedestrian walkways lead from the
street to an inner courtyard area.
This is provided.
Courtyards are programmed for flexible
and interactive outdoor space but are
not intended for parking.
This will be addressed through the
development permit process. A gazebo is
being proposed.
Where lane access is available, parking Not applicable.
2018-498-RZ Page 5 of 6
will be located at the rear of the
property.
Scale and massing shall be compatible
with the surrounding area.
Discussed in the OCP Policy section above.
Mix of unit sizes. Two units have 202 square metres and two
have 188 square metres of floor space.
A detailed description of the project’s form and character will be included in a future Development
Permit report to Council.
v) Advisory Design Panel:
This application predates the requirement for such projects to be submitted to the Advisory Design
Panel. Therefore, the review was undertaken by staff based on the Courtyard Housing Project Interim
Guidelines noted in the table in the previous section. Depending on the matters outlined in the
Alternatives section, a referral to ADP could be required by Council in the instance of finalizing the
design of this project.
vi) Development Information Meeting:
A Development Information Meeting (DIM) that was held at Maple Ridge Secondary School Library on
June 26th, 2019.
There were 18 people in attendance at the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant. The public’s comments focused on
the following four (4) issues as described in more detail in Appendix E.
A summary of the applicant’s report is as follows:
Residents felt a rezoning to multi-residential was sudden and unexpected, with concerns
being expressed about rental and safety during construction;
Residents perceived that there would be parking, traffic and pedestrian safety problems;
Residents expressed concerns with the way higher density could affect the character of their
neighbourhood, greenery and views. They asked if an impact assessment has or could be
done by the City.
The DIM meeting notes are included to the November 5, 2019 staff report (Attachment E).
5) Interdepartmental Implications:
The modified proposal did not require another interdepartmental review. The comments contained in
the November 5, 2019 report continue to apply.
6) Alternatives:
There are two alternatives that Council may wish to consider:
1. Council may wish to deny this application; or
2. Council may wish to forward this application to staff to pursue a different type of infill design
with the applicant, such as: a triplex or duplex as a way of achieving an infill project with
some increase in density.
2018-498-RZ Page 6 of 6
With Alternative No. 2, a new Development Information Meeting would be required to re-engage the
neighourhood and explain how resident’s concerns are being alleviated.
CONCLUSION:
Following discussions with the applicant after this application was referred to staff, the applicant has
modified the project with respect to parking issues raised by Council. It remains the preference of
the client to proceed with a four (4) unit Courtyard Housing Project. As the project proceeds forward,
staff will work with the applicant to finalize a design to be closer to conformity with applicable
guidelines and ensuring sensitive infill and landscaping buffers are achieved. These details will be
available to Council in a future Development Permit report.
It is recommended that second reading be given to Zone Amending Bylaw No. 7533-2019, and that
application 2018-498-RZ be forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner II
“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 – Zone Amending Bylaw No. 7533-2019
Appendix D – Revised Site Plan
Appendix E – November 5, 2019 CoW Report