HomeMy WebLinkAbout2020-12-01 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
December 1, 2020
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2019-244-RZ
12155 Edge Street
Lot 305 Section 20 Township 12 New Westminster District Plan 46852
Maple Ridge Zone Amending Bylaw No. 7567-2019
To amend the Zoning Bylaw from Land Use Contract Number L74462 and Land Use
Modification Agreement U101211 to RM-2 (Medium Density Apartment Residential
District).
The current application is to permit a five storey, 209 market rental unit apartment
building.
2) 2018-325-RZ
12581 243 Street
Lot 66 Section 22 Township 12 New Westminster District Plan 43885
Maple Ridge Zoning Bylaw No. 7495-2018
To amend the Zoning Bylaw from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential).
The current application is to permit a future subdivision of two lots.
PUBLIC HEARING AGENDA
December 1, 2020
7:00 pm
Virtual Online Meeting including Council Chambers
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.
For virtual public participation register by going to www.mapleridge.ca/640/Council-Meetings and
clicking on the meeting date.
Note: This Agenda is also posted on the City’s Website at www.mapleridge.ca/AgendaCenter (see:
Public Hearing)
CITY OF MAPLE RIDGE
NOTICE OF VIRTUAL ONLINE PUBLIC HEARING
INCLUDING COUNCIL CHAMBERS
TAKE NOTICE THAT a virtual online Public Hearing, including Council Chambers, 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, December 1, 2020.
For virtual public participation register by going to www.mapleridge.ca/640/Council-Meetings and
clicking on the meeting date.
The Public Hearing Agenda and full reports is posted on the City’s Website at
www.mapleridge.ca/AgendaCenter (see: Public Hearing).
This Public Hearing is held in order to consider the following bylaws:
1) 2019-244-RZ
12155 Edge Street
Lot 305 Section 20 Township 12 New Westminster District Plan 46852
Maple Ridge Zone Amending Bylaw No. 7567-2019
To amend the Zoning Bylaw from Land Use Contract Number L74462 and Land Use
Modification Agreement U101211 to RM-2 (Medium Density Apartment Residential
District).
The current application is to permit a five storey, 209 market rental unit apartment
building.
2) 2018-325-RZ
12581 243 Street
Lot 66 Section 22 Township 12 New Westminster District Plan 43885
Maple Ridge Zoning Bylaw No. 7495-2018
To amend the Zoning Bylaw from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential).
The current application is to permit a future subdivision of two lots.
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
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 at snichols@mapleridge.ca by
4:00 p.m. Tuesday, December 1, 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, November 30, 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, December 1, 2020.
Dated this 18th day of November, 2020.
Stephanie Nichols
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2019-244-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:
2019-244-RZ Page 1 of 10
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: November 3, 2020
and Members of Council FILE NO: 2019-244-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7567-2019;
12155 Edge Street
EXECUTIVE SUMMARY:
An application has been received to zone the subject property located at 12155 Edge Street by
discharging Land Use Contract (LUC) L74462 and LUC Modification Agreement U101211 and zoning
the subject property RM-2 (Medium Density Apartment Residential), to permit a five storey
11,678.68m2 (125,719.00ft2), 209 market rental unit apartment building. The rental units are
divided into 40 bachelor, 128 one-bedroom and 41 two-bedroom units. There are 230 off-street
parking spaces located in an underground parking garage and an above ground parking garage that
is incorporated into the first storey of the building. The subject property is located in the Town
Centre and designated Low Rise Apartment in the Official Community Plan, and no OCP amendment
is required to accommodate the proposed development. The application is proposing an FSR of
1.65 FSR and thus will not be utilizing the Density Bonus provisions.
The subject application is exempt from paying the Community Amenity Contribution, Policy 6.31, as
the applicant is proposing 100% of the units as rental to be secured through a Housing Agreement
with the City.
Council granted first reading to Zone Amending Bylaw No. 7567-2019 on September 10, 2019.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7567-2019 be given second reading, and be forwarded to Public
Hearing; and
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on Edge Street 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 Statutory Right-of-Way plan and agreement for a public walkway to the
City’s satisfaction;
2019-244-RZ Page 2 of 10
v) Arborist report reviewing the potential of retaining the stand of cedars locate d on the
subject property’s northern property line;
vi) Registration of a Restrictive Covenant for protecting the Visitor Parking; Tree Protection,
Stormwater Management;
vii) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that units will be restricted to
residential rental units; and
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.
DISCUSSION:
1) Background Context:
Applicant: Townline Homes Inc. Mr Ross Moore
Legal Description: Lot 305 Section 20 Township 12 New Westminster District
Plan 46852
OCP:
Existing: Low-Rise Apartment
Proposed: Low-Rise Apartment
Zoning:
Existing: Land Use Contract L74462
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartment
Zone: Land Use Contract
Designation: Low-Rise Apartment
South: Use: Vacant Land
Zone: RS-1 (One Family Urban Residential)
Designation: Park
East: Use: Eric Langton Elementary School
Zone: P-1 (Park and School)
Designation: Institutional
West: Use: Apartment
Zone: CD-5-94 (Comprehensive Development)
Designation: Medium and High-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Purpose built rental apartments
Site Area: 0.706 HA. (1.72 acres)
Access: Edge Street
Servicing requirement: Urban Standard
2019-244-RZ Page 3 of 10
2) Site Characteristic:
The subject property is located at 12155 Edge Street west of Eric Langton Elementary School. The
site is flat, fully fenced and has been vacant for many years. No significant trees or vegetation exist
on the site; there is a hedge of cedars along the northern property line.
3) Project Description:
The application proposes to discharge Land Use Contract L74462 which was registered in
September 1975 to permit a 60 - bed Seniors Boarding Home. In 1982, this use Land Use Contract
(LUC) was amended to a 52 – bed Intermediate Care Facility under LUC Modification Agreement
U101211. The exact date in which this facility ceased operations and was demolished in 2009.
The rezoning of the site to RM-2 (Medium Density Apartment Residential) will extinguish the
historical Land Use Contracts and convert the use of the land to market rental residential
apartments. A Housing Agreement will be registered at the rezoning stage to ensure the units
remain rental tenure in perpetuity. A parking reduction will be required for this project.
The development proposal is for a five-storey, 11,678.68m2 (125,719.00ft2), 209 market rental-unit
apartment building. The rental units are divided into 168 one-bedroom and 41 two-bedroom units.
N
2019-244-RZ Page 4 of 10
There are 230 off-street parking spaces proposed, 21 of which are intended for visitors and 8 for
disabled parking, and that are located in an underground parking garage and an above ground
parking garage that is incorporated into the first storey of the building.
Bicycle facilities will be included in accordance with the Parking and Loading Bylaw No. 4350-1990
and initially consist of: 219 long term parking bicycle spaces and 20 short term parking bicycle
spaces will be provided on site.
4) Planning Analysis:
The subject property is located within the Downtown North View Precinct of the Town Centre Area
Plan. The Downtown North View Precinct includes policies supporting a mix of housing types at
various densities to provide housings choices for people of varying ages, family sizes and income
levels.
The subject property is designated Low Rise Apartment in the Official Community Plan. No OCP
amendment is required to accommodate the proposed development and zoning. The following
policies apply to this proposal:
2019-244-RZ Page 5 of 10
Official Community Plan (OCP) Policies :
The following OCP policies apply to this project:
3-31 Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms. Maple Ridge may also
limit the demolition or strata conversion of existing rental units, unless District-wide vacancy
rates are within a healthy range as defined by the Canadian Mortgage and Housing
Corporation, and,
3-32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District…
This project will add up to 209 new purpose built market rental housing units to the Town Centre. It
currently proposes 40 bachelor, 128 one-bedroom, and 41 two-bedroom units. No three or more
bedroom units, which are more suitable to families with children, are included in this project.
Town Centre Area Plan Policies:
The following Area Plan policies apply to this project:
3-1 An increase in residential and commercial density is encouraged in the Town Centre,…
Land-use should include a mix of housing types catering to various demographics, including
affordable and special needs housing, within walking distance to a broad mixture of uses,
including shops, services, cultural facilities, and recreation.
This project will increase the number of purpose built rental units in the Central Business District. It
is located within walking distance to a range of shops, services, and transit in and around the Central
Business District.
3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight. Consideration should also be given to the privacy of residents in existing
buildings.
This project will be five storeys in height, and will be built next to existing multi-family buildings to the
north and west.
3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi-
family uses… in the Town Centre. Below grade parking structures are particularly
encouraged for Low-Rise, Medium, and High-Rise Apartment…buildings.
This project includes an underground parking structure and an above structure which is incorporated
into the first floor of the building.
3-22 All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
This project complies with the height range envisioned by the policy as the building is five storeys
with a total building height including elevator shaft of 21.24 m (69.7 ft.).
2019-244-RZ Page 6 of 10
Housing Action Plan:
The Housing Action Plan (HAP), which was endorsed by Council in September, 2014, identifies rental
housing as a priority. This was reaffirmed with the endorsement of the Housing Action Plan
Implementation Framework in September, 2015.
Housing Agreement:
In exchange for the RM-2 zone and a reduced parking ratio for the project, the applicant is willing to
enter into a registered Housing Agreement at final reading. The the full details will come before
Council after third reading as a separate Housing Agreement report and bylaw.
The Housing Agreement will contain the following provisions:
I. Set the total rental unit number at 209:
II. All units shall be market rental units in perpetuity;
III. The fixed term of rental shall be only month to month or under a residential tenancy
agreement of a fixed term NOT exceeding 3 years; and
IV. The lands shall not be subdivided, except by means of a strata plan that included all of the
units with a single strata lot.
The Housing Agreement shall be registered on Title of the land and act as a 219 covenant and
Housing Agreement that bind all future owners.
As a market rental project, this development is exempt from the payment of Community Amenity
Contributions.
i) Zoning Bylaw:
The current application proposes to zone to zone the subject property located at 12155 Edge Street
by discharge of Land Use Contract L74462 and LUC Modification Agreement U101211 and zone the
subject property RM-2 (Medium Density Apartment Residential) as discussed above. The rental units
are divided into 38 bachelor; 128 one-bedroom and 41 two-bedroom units. The application is
proposing a density of 1.65 FSR which complies with the RM-2 zone maximum FSR of 1.8.
View From Edge Street
2019-244-RZ Page 7 of 10
ii) Off-Street Parking And Loading Bylaw:
The calculations above detail the stall requirements per parking type. The requested variance for
automobiles is only one (1) stall for residents parking and twenty-one (21) stalls for visitor parking.
The proposal has provided four (4) stalls in excess of the requirements for disabled parking stalls.
The subject property is located within a few minutes walking distance to the Maple Ridge Transit
exchange which will connect the residents to the new B Line transit services as shown on the
diagram below. The requested variances to the parking requirements can be supported due
proximity to the Transit exchange and the Downtown Core. The proposed building will bring 209
rental residential units to the City’s Downtown and be able to utilize the existing transit system and
the services that provided within easy walking distance for the residents.
Ratio Stalls Required
per unit
Total Stalls
Required
Total
Proposed
Required Variance
Bachelor 0.9 space/unit 40x0.9 = 36 36 stall 36 stalls None
1
bedroom
1 space/unit 128X 1 = 128
spaces
128 stalls 128 stalls None
2
bedroom
1 space/unit plus
0.1 per additional
bedroom over 1.
(41X1)0.1
=4.1+41=45.1
= 46 spaces
46 stalls 45 stalls 1 stall reduction
Visitor
Parking
0.20 space/unit 0.20 x 209 =
41.8
42 stalls 21 stalls 21 stalls
Disabled 3 spaces for every
200 stalls plus
one space for
every 100
required spaces in
excess of 200
N/A 4 stalls 8 stalls N/A
Parking
Totals
256 stalls 238 stalls 18 stall reduction
Short
Term
Bicycle
6 spaces for every
20 units
(209/20)6=62.7 63 stalls 20 stalls 43 stalls
Long Term
Bicycle
1 space for every
4 units
(209/4)1=52.25 53 stalls 219 stalls None
2019-244-RZ Page 8 of 10
iii) Proposed Variances:
A Development Variance Permit application has been received for this project to request the
following relaxations to Maple Ridge Zoning Bylaw No. 3510 -1985 and Maple Ridge Off-Street
Parking and Loading Bylaw No. 4350-1990:
Detail Required Proposed
Maximum building height 15 m 21.24 m to the top of elevator shaft
and 16.17 m to the main building
roof.
Maximum Storeys 4 5
Front (East) Balcony face 7.5 m 6.89 m (reduction of 1.25 m)
Rear (West) Balcony face 7.5 m 6.25 m (reduction of 1.25m)
Side (North) Balcony face 7.5 m 6.89 m (reduction of 0.61 m)
Side (South) Balcony face 7.5 m 6.89 m (reduction of 0.61m)
Parking
Visitor
42 Spaces
21 Spaces
Residential Parking 210 209
Short Term Bicycle Parking 63 20
The requested variances to the RM-2 (Medium Density Apartment Residential) zone and the parking
bylaw will be the subject of a future Council report The project is currently 22 stalls short and is
seeking a variance arguing a rental project of this nature has lower parking demand than the 209
stalls proposed. The overall parking per unit ratio is 1.1.
If Council does not support the requested variance the Off-Street Parking and Loading Bylaw No.
4350-1990, payment in-lieu fee of $8,000 per residential stall could apply.
iv) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
A separate report concerning issuance of the Development Permit required for this development will
be submitted to Council at a later date.
v) Advisory Design Panel:
The application was reviewed by the ADP at a meeting held on March 18, 2020.
A resolution was passed at the City of Maple Ridge Adviso ry Design Panel Meeting held March 18,
2020 which supported the project. The comments that ADP provided focused on the colour and
texture of the building, as well as, increasing the articulation of the building and roof. With respect to
the landscaping the panel provided suggestions on plant material; outdoor lighting options and
pedestrian circulation. A letter from the project Architect fully addressed the matters raised by the
ADP were addressed. Staff is satisfied in the manner the ADP comments were addressed.
2019-244-RZ Page 9 of 10
A detailed description of the projects form and character will be included in a future Development
Permit report to Council.
vi) Development Information Meeting:
A Development Information Meeting was conducted via the Public Comment Opportunity process
from October 10 to October 19, 2020 (Appendix D). Two individuals contacted the applicant via
email. A summary of the main comments and discussions with the attendees was provided by the
applicant detailed below:
The 10 day consultation period window has closed for the above noted project. The
consultation period ran from October 10th to the 19th. Mail out notices were issued on Friday
October 2nd, 2020.
We received 2 emails back to the edgestreet.development@townline.ca email account
provided during the course of the 10-day consultation period.
No phone messages were received in relation to the mail out.
A summary of the feedback provided is attached to the report in addition to the response
provided on behalf of Townline. All responses from Townline included a link to an FTP
website where additional information was provided for viewing including: architectural &
landscape plans, information on the variances sought, OCP and zoning excerpts, relevant
reports & a copy of the mail out letter.
There was a concern expressed by one of member of the public that there is not sufficient
space in developments for the exercise of one’s pets such as dog. The developer has
included in the open space an area to exercise resident’s pets.
The other response from the public came from a resident located in an adjacent building.
The concern from the resident was the impact that the parking reeducation would have on
the parking on the IntergGnerational Garden’s Parking. The applicant advised that an
independent traffic study was commissioned and that this traffic study supported the
requested parking variance.
vii) Parkland Requirement:
There is no parkland dedication required, as the land is not being subdivided.
5) Interdepartmental Implications:
i) Engineering Department:
Comments from the Engineering Department were provided to the applicant for the Servicing
Agreement. The majority of the matters are to be addressed following third reading in relation to
servicing requirements, road upgrading and consultant reports that are required such as an on-site
stormwater management.
2019-244-RZ Page 10 of 10
ii) Parks, Recreation and Culture Department:
There is an existing Statutory Right of Way (SROW) on the property to the west (Ridge Meadows
Seniors Society) that has a paved walkway through it. The City requires that this SROW for public
access be registered and continue on the subject property, to Edge Street. This development would
then provide clear and unobstructed access on a paved walkway through to subject property to
connect to the existing walkway located on the adjacent property east.
The Fire Department had no concerns with the plans submitted. Necessary details will be addressed
as normal at the building permit stage.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7567-2019, and that
application 2019-244-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, M.Sc., RPP, MCIP
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 – Zone Amending Bylaw No. 7567-2019
Appendix D – DIM Results
Appendix E – ADP Response
Appendix F – Site Plan
Appendix G – Building Elevation Plans
DATE: Ju l 5, 2019
FIL E: 201 9-2 44-RZ
12155 EDG E STREET
PLANNING DEPARTMENT
2017-462-RZ
2018-004-RZ
2018-004-VP
2017-462-DP2017-061-RZ
´
Sc ale: 1:2,500 BY: DT
SUBJ ECT PROPERTY
Legend
Stream
Ditch Centreline
Indefinite Creek
Active Applications (RZ/SD/DP/VP)
DATE: Ju l 5, 2019
FIL E: 201 9-2 44-RZ
12155 EDG E STREET
City of Pit t
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^PLANNING DEPARTMENT
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SUBJ ECT PROPERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7567-2019
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended, and
to Discharge certain Land Use Contracts.
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended; and
AND WHEREAS, a land use contract may, under s.546 of the Local Government Act, be
discharged by bylaw with the agreement of the local government and the owner of any parcel of
land that is described in the bylaw as being covered by the discharge; and
AND WHEREAS, the owner of land legally described as;
Lot 305 Section 20 Township 12 New Westminster District Plan 46852
has agreed in writing to the discharge of land use cotracts charging the parcel;
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 and Land Use Contract
Discharge Bylaw No. 7567-2019."
2. That parcel or tract of land and premises known and described as:
Lot 305 Section 20 Township 12 New Westminster District Plan 46852
and outlined in heavy black line on Map No. 1804 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
4. The Land Use Contract registered on September 2, 1975 and assigned registration
number L74462 is discharged from the land described as Lot 305 Section 20 Township
12 New Westminster District Plan 46852 (PID 006-147-828).
5. The Land Use Contract modification registered on October 28, 1982 and assigned
registration number U101211 is discharged from the land described as Lot 305 Section
20 Township 12 New Westminster District Plan 46852 (PID 006-147-828).
6. The Corporate Officer shall register in the Land Title Office a dischare of each of the land
use contracts that are subject to this bylaw, together with a certified copy of this bylaw, in
accordance with the Land Title Act and Section 546 and 547 of the Local Government
Act.
READ a first time the 23rd day of July, 2019.
READ a second time the 10th day of November, 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
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P 8081
P 46852
P 8679
BCP 15645
LMP 39518(lease)
LMS 873
LMP 2358
LMP 34533
(EPS 1223)
LMP 21095
P 1161
P 7875
BCP 15645
P 42134
BCS 2621
LMP 26249
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P 43724
P 42134
P 52376
P 9446
P 86603
P 42134
NWS 1688
P 8843
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RP 56793P 8005(EPS 4738)
LMS 4011
P 61324
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BCS 2665
P 43724P 8843P 42134LMP 34533 P 8679
LMP 43240
LMP 44378
BCS 2665
RP 56793
RW 18394LMP 39 56 2 (lea se )
BCP 20 95 0
RW 41758BCP 19 88 6
RW 41758
EPP 1 36 48
LMP 174 EP 61325BCP 15 64 6
LMP 26402
BCP 41528RW 81 54 4
LMP 43 24 1
RP 60276LMP 4709 7.5P 67454LMP 37897
LMP 87
P 2 84 05
LMP 2359
EPP 61234
LMP 24 82 9
LMP 24835RP 80 47 9
LMP 24830RW 80 47 8
EP 48212LMP 24 82 8
LMP 4968HINCH CRES.
122 AVE.EDGE ST.´
SCALE 1:2 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
LUC (L and U se Contract L74462 modified by U101211)
RM-2 (Medium De nsity Apartment Residential District)
756 7-20 191804
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-325-RZ
File Manager: Therese Melser
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2018-325-RZ Page 1 of 5
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: November 3, 2020
and Members of Council FILE NO: 2018-325-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7495-2018;
12581 243 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12581 243 Street, from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to permit a future
subdivision of two lots with first reading being granted to Zone Amending Bylaw No. 7495-2018 on
February 12, 2019. The minimum lot size for the proposed RS-2 (One Family Suburban Residential)
zone is 0.4 hectare/1 acre, and the subject property is 0.82 hectare/2 acres in area.
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, where the original lot is exempt if fewer than 3
lots are proposed, for an estimated amount of $5,100.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7495-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Road dedication on 243 Street as required;
ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iii) Registration of a Restrictive Covenant for No Build/No Disturb for the protection of the
Geotechnical Sensitive areas on the subject property;
iv) Registration of a Restrictive Covenant for the sanitary pump in the basement;
v) Registration of a Restrictive Covenant for Stormwater Management;
vi) Registration of a Restrictive Covenant detailing building design and landscaping
requirement ensuring Wildfire protection of life and property within the Wildfire
Development Permit Area;
2018-325-RZ Page 2 of 5
vii) If the Director of Waste Management from the Ministry of Environment determines that a
site investigation is required based on the submitted Site Profile, a rezoning, d evelopment,
or development variance permit cannot be approved until a release is obtained for the
subject property;
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 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 $5,100.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Hugh Burke
Owner: Hugh Burke and Eva A Boyd
Legal Description: Lot 66 Section 22 Township 12 New Westminster District Plan 43885
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
East: Use: Single Family Residential
Zone RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RG-2 (Suburban Residential Strata Zone)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.82 ha (2 acres)
Access: 243 Street
Servicing: Urban or Rural Standard Rural Standard
2018-325-RZ Page 3 of 5
2) Project Description:
The subject property, located at 12581 243 Street, is generally flat, with single family development
to the north, south, and east, and a bare land strata to the west, with the lands sloping down towards
the South Alouette River to the north (see Appendices A and B). The applicant is proposing to rezone
the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential) to permit a future subdivision into two lots.
3) Planning Analysis:
i) Official Community Plan:
The subject property is designated Estate Suburban Residential in the Official Community Plan
(OCP), which supports single detached and two-family residential housing. This land use designation
permits 0.40 ha (1 acre) lots. The RS-2 (One Family Suburban Residential) zone is supported by this
land use designation. On September 5, 2017, Council reaffirmed the Suburban Residential
designation with the following resolution:
That no changes be made to the current policies in the Official Community Plan for Estate
Suburban Residential and Suburban Residential Land Use Designations, as discussed in the
Council report dated September 5, 2017.
On this basis, this proposal remains consistent with the Official Community Plan.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into two lots.
The RS-2 (One Family Suburban Residential) zone requires a minimum lot area of 0.40 ha (1 acre), a
minimum lot width of 36m (118 ft.) and a minimum lot depth of 60m (197 ft.). The proposed meets
the minimum lot area requirement. Due to the irregular geometry of the property, a Development
Variance Permit is required to reduce the minimum lot width for the RS-2 (One Family Suburban
Residential) zone (see Appendix D).
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, to reduce the minimum lot width
requirement for the RS-2 (One Family Suburban Residential) zone, from 36m (118 ft.) to
approximately 25m (82 ft.) for the lot with the existing home, and to 22m (72 ft.) for the
newly created vacant lot.
These variances will be the subject of a future report to Council. The variances can be supported as
the lot is pie-shaped and widens towards the back of lot.
iv) Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
2018-325-RZ Page 4 of 5
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
After review of professional environmental reports/information, a separate Development Permit is
not required for environmental purposes within this development.
The subject property is located within the Wildfire Development Permit Areas as identified on Map 1
in Section 8.1 of the Official Community Plan. Pursuant to Section 8.12 of the OCP, a Wildfire
Development Permit application is required for development and subdivision activity identified in the
wildfire risk areas. However, a two lot subdivision is exempt from a Wildfire Development Permit.
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. A Restrictive Covenant detailing building
design and landscaping requirement will be required as a condition of rezoning.
v) Advisory Design Panel:
As the proposed development is for single family development, a Form & Character Development
Permit is not required and the Advisory Design Panel does not need to review the proposed.
vi) Development Information Meeting:
In accordance with Council Policy 6.20, a Development Information Meeting was not required, as
less than five units are proposed.
4) Interdepartmental Implications:
A geotechnical assessment was warranted for this two lot split, and registration of a Restrictive
Covenant for the Geotechnical Report is required, which addresses the suitability of the subject
property for the proposed development. Furthermore, registration of a Restrictive Covenant for No
Build/No Disturb for the protection of the Geotechnical Sensitive areas on the subject property is a
requirement for final approval of the proposed rezoning. Based on the proposed building elevations,
the buildings will be serviced with sanitary pump systems. The detailed design is required to meet
Fraser Health requirements and a sanitary pump restrictive covenant must be registered on Title
after approval, as a condition of rezoning.
As a condition for rezoning, road dedication of 2.5m along the east property line is required to be
registered with Land Title Office.
At subdivision stage, the registration of a subdivision servicing agreement will be a requirement for
subdivision approval. City services, including water and sewer, are to be required as conditions under
the subdivision approval. The existing water service will need to be disconnected and two new 38mm
water service connections will need to be installed by the City at the applicant’s cost. All works are to
be done in accordance with the Watercourse Protection Bylaw.
An arborist report was submitted, indicating that approximately 19 trees are to be removed. A Tree
Cutting Permit will be required for subdivision, and replacement trees may be required if there are
2018-325-RZ Page 5 of 5
not sufficient trees retained on each lot. Tree protection fencing around retained trees within 10
metres of the building sites, a Bird Nesting Survey to ensure no active nests will be harmed, and a
Tree Risk Assessment once clearing is complete, will be conditions on the Permit.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7495-2018, and that
application 2018-325-RZ be forwarded to Public Hearing.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
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 – Zone Amending Bylaw No. 7495-2018
Appendix D – Site Plan
DATE: Aug 14, 2018FILE: 2018-325-RZ
12581 243 STREET
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
´
Scale: 1:2,500 BY: LP
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
DATE: Dec 11, 2018FILE: 2018-325-RZ
12581 243 Street City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJEC T PRO PERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7495-2018
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. 7495-2018."
2. That parcel or tract of land and premises known and described as:
Lot 66 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1773 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 12th day of February, 2019.
READ a second time the 10th day of November, 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
126 AVE.243 ST.F E R N C R E S .2433124162
12580
2
4
1
3
8
24150
24186
12561
12552 2433724184
243282432512581 24205 ALOUETTE RD.24169
24301AND NORTH OF RIGHT-OF-WAY
1
1
PART LYING EAST OF ALOUETTE RIVER
CP
3
4
8
2
Rem part (1.502 Acres)
62
65
1
1
Rem 64
CP
10
11
9
67
66
PARK
5
1
8
Rem 1
3
1
1
2
2
7
12
6
83
2
2
1
P L . 3 0 4 1
P 70798
BCP 47502
P 43885
P 86522
P 3 0 4 1
L M S 3 7 5 5
LMS 3755PL. 3 0 4 1
LMP 123
EPP 48454
P 43885
P 43885
L M P 4 0 3 1 5
P 86522
P 9364
P 69960BCP 44571
P 43885LMS 3755
P 9364
LMP 39898CA 1419261
LM P 39898EPP 48455
LMP 6920´
SCALE 1:2,533
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7495-20181773