HomeMy WebLinkAbout2021-03-23 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
March 23, 2021
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2014-070-RZ
10470 245B Street and 24589 104 Avenue
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
Maple Ridge Official Community Plan Amending Bylaw 7156-2015
To adjust the area designated Conservation around the watercourse.
Maple Ridge Zone Amending Bylaw 7157-2015
To rezone from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached
(Medium Density) Residential).
The current application is to adjust the area designated Conservation around the
watercourse as well as permit a future subdivision of 11 lots and 0.277ha (0.68 acres) of
dedicated parkland.
2) 2019-409-RZ
12471 223 Street
Lot 39 District Lot 400 Group 1 New Westminster District Plan 30974
Maple Ridge Zone Amending Bylaw 7613-2020
To rezone from RS-1 (Single Detached Residential) to R-4 (Single Detached (Infill) Urban
Residential).
The current application is to permit the future subdivision of 2 lots.
PUBLIC HEARING AGENDA
March 23, 2021
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)
3) 2018-182-RZ
11040 Cameron Court
Lot 34 Section 10 Township 12 New Westminster District Plan 66748
Maple Ridge Zone Amending Bylaw 7562-2019
To rezone from RS-2 (Single Detached Suburban Residential) to RS-1d (Single Detached
(Half Acre) Residential).
The current application is to permit the future subdivision of 6 lots utilizing density bonus
provisions in the Zoning Bylaw.
4) 2018-190-RZ
23627 132 Avenue
Lot 20 Section 28 Township 12 New Westminster District Plan 47603
Maple Ridge Zone Amending Bylaw 7470-2018
To rezone from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density
Townhouse Residential).
The current application is to permit the future construction of a 23 unit residential
townhouse development.
5) 2020-031-RZ
Maple Ridge Zone Amending Bylaw 7629-2020
To define and prohibit vape retail.
The current application is to define and prohibit vape retail within the City of Maple Ridge.
6) 2021-032-AL
(Golden Ears Way) Plan NWP63218, District Lot 280 Group 1 New Westminster Land
District DEDICATED PARK & 63221
To exclude an 8.5 hectare (21 acre) parcel from the Agricultural Land Reserve.
The current application is to exclude the subject parcel from the Agricultural Land Reserve
to allow for a Metro Vancouver sewer main included within plans for regional growth
management and sewer servicing.
CITY OF MAPLE RIDGE
NOTICE OF VIRTUAL ONLINE PUBLIC HEARING
TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, March 23, 2021 at 7:00 p.m.
This meeting is an online virtual meeting only, to be hosted in Council Chambers at City Hall, 11995
Haney Place, Maple Ridge.
For virtual online participation, access the link at: www.mapleridge.ca/640/Council-Meetings and
click on the meeting date to register.
For viewing only, access the link at http://media.mapleridge.ca/Mediasite/Showcase and click on
the March 23, 2021 Public Hearing presentation video;
The Public Hearing Agenda and full reports are 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:
1a) 2014-070-RZ
10470 245B Street and 24589 104 Avenue
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
Maple Ridge Official Community Plan Amending Bylaw 7156-2015
To adjust the area designated Conservation around the watercourse.
Map No. 907 Map No. 912
1b) Maple Ridge Zone Amending Bylaw 7157-2015
To rezone from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached
(Medium Density) Residential).
The current application is to adjust the area designated Conservation around the
watercourse as well as permit a future subdivision of 11 lots and 0.277ha (0.68 acres)
of dedicated parkland.
2) 2019-409-RZ
12471 223 Street
Lot 39 District Lot 400 Group 1 New Westminster District Plan 30974
Maple Ridge Zone Amending Bylaw 7613-2020
To rezone from RS-1 (Single Detached Residential) to R-4 (Single Detached (Infill) Urban
Residential).
The current application is to permit the future subdivision of 2 lots.
3) 2018-182-RZ
11040 Cameron Court
Lot 34 Section 10 Township 12 New Westminster District Plan 66748
Maple Ridge Zone Amending Bylaw 7562-2019
To rezone from RS-2 (Single Detached Suburban Residential) to RS-1d (Single Detached
(Half Acre) Residential).
The current application is to permit the future subdivision of 6 lots utilizing density bonus
provisions in the Zoning Bylaw.
4) 2018-190-RZ
23627 132 Avenue
Lot 20 Section 28 Township 12 New Westminster District Plan 47603
Maple Ridge Zone Amending Bylaw 7470-2018
To rezone from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density
Townhouse Residential).
The current application is to permit the future construction of a 23 unit residential
townhouse development.
5) 2020-031-RZ
Maple Ridge Zone Amending Bylaw 7629-2020
To define and prohibit vape retail.
The current application is to define and prohibit vape retail within the City of Maple
Ridge.
6) 2021-032-AL
(Golden Ears Way) Plan NWP63218, District Lot 280 Group 1 New Westminster Land
District DEDICATED PARK & 63221
To exclude an 8.5 hectare (21 acre) parcel from the Agricultural Land Reserve.
The current application is to exclude the subject parcel from the Agricultural Land
Reserve to allow for a Metro Vancouver sewer main included within plans for regional
growth management an d sewer servicing.
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 the current health order, the Public Hearing pertaining to the aforesaid bylaws will be conducted
virtually using the links set out below.
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.
• For virtual online participation, access the link at: www.mapleridge.ca/640/Council-Meetings
and click 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;
• For viewing only, access the link at http://media.mapleridge.ca/Mediasite/Showcase and click
on the March 23, 2021 Public Hearing presentation video;
• To submit correspondence prior to the Public Hearing, provide written submissions to the
Corporate Officer by 12:00 Noon, Tuesday, March 23, 2021 (quoting file number) via drop-box at
City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X 6A9; or,
• To email correspondence, forward written submissions to clerks@mapleridge.ca to the attention
of the Corporate Officer, by 12:00 Noon, Tuesday, March 23, 2021 (quoting file number).
Dated this 10th day of March, 2021.
Stephanie Nichols
Corporate Officer
2014-070-RZ Page 1 of 8
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 2, 2021
and Members of Council FILE NO: 2014-070-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7156-2015;
Second Reading
Zone Amending Bylaw No. 7157-2015;
10470 245B Street and 24589 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 10470 245B Street and
24589 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached
(Medium Density) Residential) to permit a future subdivision of 11 lots and 0.277 ha (0.68 acres) of
dedicated parkland. The applicant intends to apply the Density Bonus Amenity Contribution option in
addition to the general Community Amenity Contribution (CAC) fees within the RS-1b (Single Detached
(Medium Density) Residential) zone, which is specific to the Albion Area, enabling single family
residential lot sizes of 371m2 or greater.
The required Density Bonus Amenity Contribution fee of $3,100.00 for each lot with an area less than
557m2 is payable prior to Final Reading. The estimated amount for the Density Bonus Amenity
Contibution would be $31,000.00. Pursuant to Council Policy, this application is also subject to the
Community Amenity Contribution Program at a rate of $5,100.00 per lot for an estimated amount of
$51,000.00. Total CAC’s would total an estimated $82,000.00; the lot being dedicated as parkland
is exempt.
Council granted First Reading to Zone Amending Bylaw No. 7157-2015 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on June 27, 2017.
The proposed RS-1b (Single Detached (Medium Density) Residential) zoning complies with the policies
of the Official Community Plan (OCP); however, an amendment to the OCP is required to adjust the
area designated Conservation around the watercourse.
To proceed further with this application, additional information is required as outlined below.
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. 7156-2015 on the municipal website and requiring that the applicant host a Development
Information Meeting (DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7156-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
2014-070-RZ Page 2 of 8
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7156-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7156-2015 be given First and Second Readings
and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7157-2015 be given Second Reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to Final Reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Schedule “C”;
iii) Road dedication at the intersection of 104 Avenue and 245B Street as required;
iv) Park dedication as required and removal of all debris and garbage from park land;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
Areas (wetlands) on the subject properties;
vii) Registration of a Restrictive Covenant for ‘No-Build’ controlling the future subdivision layout
and restricting the building areas on lots to facilitate the optimum subdivision design
incorporating the lands to the north addressed as 10470 245B Street;
viii) Registration of a Restrictive Covenant for Stormwater Management;
ix) Removal of existing buildings;
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site;
xi) That a contribution, in the amount of $51,000.00 ($5,100.00 x 10 lots) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions; and
xii) That a contribution, in the amount of $31,000.00 ($3,100.00 x 10 lots) be provided in
keeping with Density Bonus Amenity Contribution Fee.
DISCUSSION:
1) Background Context:
Applicant: Paul Hayes Ltd.
2014-070-RZ Page 3 of 8
Legal Description: Lot 9, Section 10 and 11, Township 12, New Westminster Plan 7210
Lot 10, Section 10 and 11, Township 12, New Westminster Plan 72100
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential, Conservation
Zoning:
Existing: RS-2 (Single Detached Suburban Residential)
Proposed: RS-1b (Single Detached (Medium Density) Residential) with a Density Bonus
through the Albion Community Amenity Program
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (Single Detached (Medium Density) Residential)
Designation: Low/Medium Density Residential
South: Use: Albion Park
Zone: P-1 (Park and School)
Designation: Park
East: Use: Vacant
Zone: RS-3 (One Family Rural Residential), and
RS-2 (Single Detached Suburban Residential)
Designation: Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (Single Detached (Medium Density) Residential)
Designation: Low/Medium Density Residential
Existing Use of Property: Single Family (Suburban) Residential
Proposed Use of Property: Single Family (Urban) Residential
Site Area: 1.2 hectares (2.97 acres)
Access: 245B Street
Servicing: Urban Standard
The subject properties are located on the northeast corner of 104 Avenue and 245B Street (see
Appendices A and B), and have a total site area of 1.2 hectares (2.97 acres). The lots have a gradual
slope from east to west down towards 245B Street and there are some areas of steep slopes adjacent
to the east property line. There are saturated wetland areas, channelized flows and riparian habitats
located on the subject properties with water that flows onto this land from the l ands to the east (see
Appendix B). Stormwater management plans, habitat protection, and restoration plans for this site are
being coordinated by the applicant and City staff with development plans for the adjacent property to
the east, a former gravel pit, under application 2018-478-SD, for a similar development of RS-1b
(Single detached (Medium Density) Residential) zoned lots.
2014-070-RZ Page 4 of 8
2) Project Description:
The applicant has submitted a proposal to rezone the properties to RS-1b (One Family Urban
(Medium Density) Residential) and subdivide the lands into approximately 11 lots and park
dedication (see Appendix E). The applicant intends to utilize the Density Bonus Amenity
Contribution option within the RS-1b (Single Detached (Medium Density) Residential) zone,
which is specific to the Albion Area, enabling single-family lot sizes with a minimum area of
371m² as permitted under the R1 zone as outlined below.
The Density Bonus Amenity Contributions Regulations as outlined in Section 402.8 in Zoning
Bylaw No. 7600-2019 will permit a base density with a net lot area of 557m2 for the RS-1b zone.
The Density Bonus option in the RS-1b zone shall be applied as follows:
Zoning requirements consistent with the R-1 (Single Detached (Low Density) Urban
Residential) zone will apply and supersede the zoning requirements for the RS-1b (Single
Detached (Medium Density) Residential) zone;
Amenity Contribution of $3,100.00 shall be required for each Lot in a subdivision with a
minimum Lot Area of less than 557m2 but not less than 371m2;
The maximum density permitted through the Density Bonus option is:
o Minimum net lot area of 371m2;
o Minimum lot width of 12m;
o Minimum lot depth of 24m.
3) Planning Analysis:
i) Official Community Plan:
The subject properties are located within the Albion Area Plan and are currently designated
Low/Medium Density Residential. The Low/Medium Density Residential designation allows
for single detached or duplex housing with lot sizes ranging from 891m2 to 557m2. For the
proposed development, an OCP amendment will be required to re-designate a portion of the
subject properties to Conservation for the protection of watercourses and riparian areas (see
Appendix C).
The application is in compliance with the following Albion Area Plan Community Amenity
Program policies:
10-4: A Density Bonus through the Community Amenity Program will be permitted on lands
designated Low Density Residential, Low-Medium Density Residential and Medium
Density Residential in the Albion Area Plan.
10-5: Where a Density Bonus option is utilized in a single-family subdivision, an Amenity
Contribution is to be applied to all of the single-family lots in the subdivision that
exceed the base density permitted.
10-7: Maple Ridge Council may consider Density Bonuses as part of the development
review process for Albion Area Plan amendment applications seeking a land use
designation change that would permit a higher density than currently permitted.
2014-070-RZ Page 5 of 8
10-8: A Density Bonus will only be permitted on those lands that are located entirely within
the boundaries of the Albion Area Plan and Urban Area Boundary.
ii) Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-2 (Single Detached
Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) with a
Density Bonus to permit a subdivision of approximately 11 lots and 0.277ha (0.68 acres) of
dedicated parkland.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (Single Detached (Medium
Density) Residential) base density of 557m2 to 371m2. An Albion Amenity Contribution of
$3,100 per lot for each lot that is less than 557m2 is required, as discussed in the Project
Description section above.
The original development proposal planned for 16 lots, however, once ground truthing work
was completed, the proposal was scaled back to 11 lots and 0.277ha (0.68 acres) of
dedicated parkland. Because the application had not received Third Reading prior to
December 2020, this application is proceeding under the recently adopted Zoning Bylaw No.
7600-2019. As such, minor adjustments to the original proposed development had to be
made and can be seen in the updated proposed subdivision layout (Appendix E).
Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
iii) Off-Street Parking And Loading Bylaw:
As per Schedule ‘A’ of the ‘Off-Street Parking and Loading Bylaw No. 4350-1990”, the
number of parking spaces required per dwelling unit is two and must meet all of the
provisions as outlined within the aforementioned Bylaw.
iv) Advisory Design Panel:
Not required as the proposal is for single family development.
v) Development Information Meeting:
Due to the Covid-19 pandemic and to adhere to Provincial Health Orders, a Public Comment
Opportunity was held in lieu of Development Information Meeting between August 21, 2020
and September 1, 2020. Three people submitted comments during this time period. A
summary of the main comments and discussions with the attendees was provided by the
applicant and include the following main points:
Request that an additional sidewalk be constructed, including the replacement of
existing drainage ditches with proper engineered drainage system (storm water
management), along the eastern side of 245B Street;
Request that neighbouring ditches be filled and grasses planted on the opposite side
of the road line;
Request that a photo/information of
o what is planned for 245B Street be provided;
2014-070-RZ Page 6 of 8
o of what a bioswale is; and
o a bioswale after a few years of being installed
The following are provided in response to the issues raised by the public:
Construction of a permanent curb, gutter and sidewalk in front of 10530 and 10570
245B St. is a challenge due to the existing ditch which cannot be filled in without
environmental considerations. When those properties develop they will be required
to complete this work.
In the interim, Engineer can have the developer improve the existing gravel shoulder
across these two properties. This development will be creating redundancy in the
road network with the extension of McVeety St to 245B St as well as a connection
from McVeety to 106 Ave to the north was recently completed further improving the
road network.
City Engineering sees no justification for the developer to provide additional
infrastructure beyond the scope of the proposed development.
City Planning informed inquirer that bioswale design is determined at the subdivision
stage of the application and that bioswales provide bio-filtration opportunities from
run-off in developed areas.
vi) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be
required to comply with the park dedication requirements of Section 510 of the Local
Government Act prior to subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park, as shown
on Appendix E, on the subject properties. This land will be required to be dedicated as a
condition of Final Reading.
vii) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application was submitted in 2018 to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas. This application met the City’s
requirements and was subsequently approved. No further environmental Development
Permits are required as discussed below.
4) Environmental Implications:
This development site is within 50 metres of existing water features which requires a
Watercourse Protection Development Permit (WPDP). The majority of the works related to habitat
protection were completed to the north when some unpermitted works took place at an earlier
date. It has been determined that the works met the City’s environmental requirements . A
restrictive covenant of protected ESA lands is required as part of this application for the
watercourse on the north side of the property. There will also be a ‘No-Build’ covenant registered
on the site to the north of the park dedication (see Appendix F).
An update by the applicant’s QEP regarding the status of the watercourses on the site was
provided to the City’s Environment Staff. Based on the new hydrological patterns, flows, and
changes made to the site as part of the previous WPDP, which were approved for the surrounding
2014-070-RZ Page 7 of 8
site to the east, the remaining portion of ditch along 245B St., south of the protected area no
longer meets the definition of a “stream” or “watercourse”. The City accepts this recent update
from the QEP that there is no longer any stream or watercourse on the current development site
that requires additional watercourse protection. Furthermore, this development does not require
an additional WPDP since the previous Development Permit addressed the confirmed water
features that were reconstructed and relocated on the northern portion of the site.
5) Interdepartmental Implications:
i) Engineering Department:
Proposed development must meet urban standard engineering requirements for street
lighting, plantings, roadway materials, servicing infrastructure, roadway widths, etc. All works
to comply with the Watercourse Protection Bylaw.
6) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42
is required at the time of preparing or amending the OCP. A referral was sent to School District
No. 42 on September 4, 2019 and comments were received on December 19, 2019 with the
following:
“The proposed application would affect the student population for the catchment areas
currently served by C̓əsqənelə Elementary, Albion Elementary, and Samuel Robertson
Technical Secondary.
C̓əsqənelə Elementary has an operating capacity of 611 students. For the 2019-20 school
year the student enrolment at C̓əsqənelə Elementary is 461 students (75.4% utilization).
Albion Elementary has an operating capacity of 421 students. For the 2019-20 school year
the student enrolment at Albion Elementary is 580 students (138.0% utilization).
Samual Robertson Technical Secondary has an operating capacity of 600 students. For the
2019-20 school year the student enrolment at Westview Secondary is 770 students
(128.0% utilization) including 277 students from outside of catchment.”
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties
and to adopt related bylaws in compliance with the procedures outlined in Section 477 of
the Local Government Act. The amendment required for this application, the Conservation
designation, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the
Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Metro Vancouver Regional District and determined to have no
impact.
2014-070-RZ Page 8 of 8
CONCLUSION:
It is recommended that First and Second Reading be given to OCP Amending Bylaw No. 7156-2015,
that Second Reading be given to Zone Amending Bylaw No. 7157-2015, and that application 2014-
070-RZ be forwarded to Public Hearing.
“Original signed by Tyson Baker”
_______________________________________________
Prepared by: Tyson Baker, B.Pl.
Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7156-2015
Appendix D – Zone Amending Bylaw No. 7157-2015
Appendix E – Subdivision Plan
Appendix F – Plan showing Park Dedication, ESA Covenant and No-Build Covenant Plan
DATE: Aug 21, 20152014-070-RZ BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
10470 245B St/24589 104 AveLegend
!(Ponds
\\Wetlands
GPS Creek CentrelinesStreams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River CentrelineRivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
DATE: Dec 9, 2020FILE: 2014-070-RZ
24589 104 AVE & 10470 245B STCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
Aerial Imagery from the Spring of 2020´
Scale: 1:2,500 BY: BD
SUBJEC T PRO PERTIES
CITY OF MAPLE RIDGE
BYLAW NO. 7156-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7156-2015”.
2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby
amended for that parcel or tract of land and premises known and described as:
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
and outlined in heavy black line on Map No. 907, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
and outlined in heavy black line on Map No. 912, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 9th day of February, 2021.
READ a second time the 9th day of February, 2021.
PUBLIC HEARING HELD the day of , 20 .
READ a third time the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
McEACHERN ST.104 AVE.JACKSON RD.245 ST.105A AVE.ROBERTSON ST.ROBERTSON ST.McVEETY ST.245B ST.104 AVE.
103B AVE.
10386
10476
10516
24716246932472510406
1045 0
10509
10458
10500
10435
10508
1058 6
1045 5
1057 0 246241058 5
10517
247002471310485
10416
1047 6
10345
1053 6
1033 9
10523
10456
10366
10480
246762467010496 10493
10357
1053 0
10450
10462
10486
2470710426
1056 5
10387
1057 0
10505
10558
1055 8
10425
10360
10530
10550
10430
10429
10473
1051610548
2465910481
10545
10411
10460
1044 5
246671054 3
10445
10466
10506
10561
1044 1
2470210509
1051 2
10342
10448
1052 6
10439
1049 2
10356
10415
10492
10519
246861046 9
10540
10459
10502
1052524598
1045 8
246982470510522
247102468524592246301058 3
10536
10524
10396
10465
10419
1057 9
10546
10490
10489
1047 0
10340
10393
10438
10472
10542
10512
10420
1048 6
1045224606
2470810440
10468
10536
2458910381
2469510528
10476
2466910449
104462463824618
10390
1046 6
10539
10531
10339 247231047724612 10497
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10501
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10469
2468310500
10348
10436
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246751048 1
10410
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10513
10369
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10556
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1058 2
10519
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11
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96
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103
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8 31
91
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82
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80
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6
100
2
2529
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88
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12
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38
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4
47
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1
90
9
37
87
6
30
89
42
33
23
35
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15
48
18
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13
54
102
53
54
5
56
438
41
26
5
49
83
3
9
10
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8
46
5
4
33
61
26
9
3
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44
1
48
8
9
86
53
51
4
37
21
24
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6
28
77
7
7
50
22
31
11
84
60
19
41
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38
6
95
58
4
5
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2
PARK
92
6
29
51
36
7
59
101
25
21
91
104
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93
8
24
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14
1
10
99
7
57
92
8
93
43
29
34
1
9
58
5
33
40
9
43
20
30
47
2
31
85
39
32EPP 76590EPP 53595EPP 32314BCP 23574
EPP 32314EPP 16544P 72100 EPP 32314EPP 16544BCP 20685BCP 23574
EPP 34124
EPP 76590BCP 29521EPP 32314EPP 76590
BCP 36341BCP 20685EPP 53595EPP 32314BCP 36044P 72100
P 72100
BCP 36044EPP 81670
E P P 8 1 6 7 0
RW 72102EPP 81669EPP 20700EPP 16545
EPP 20700EPP 76591EPP 69143EPP 84199
BCP 29522
BCP 36045EPP 14530RW 7 2 1 0 1
EPP 32315EPP 32316EPP 84199EPP 32316
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. Purpose:From:
To:
To Amend Albion Area Plan Schedule 1Low/Medium Density Residential
Conservation
7156-2015907
McEACHERN ST.104 AVE.JACKSON RD.245 ST.105A AVE.ROBERTSON ST.ROBERTSON ST.McVEETY ST.245B ST.104 AVE.
103B AVE.
10386
10476
10516
24716246932472510406
1045 0
10509
10458
10500
10435
10508
1058 6
1045 5
1057 0 246241058 5
10517
247002471310485
10416
1047 6
10345
1053 6
1033 9
10523
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10366
10480
246762467010496 10493
10357
1053 0
10450
10462
10486
2470710426
1056 5
10387
1057 0
10505
10558
1055 8
10425
10360
10530
10550
10430
10429
10473
1051610548
2465910481
10545
10411
10460
1044 5
246671054 3
10445
10466
10506
10561
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2470210509
1051 2
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246861046 9
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246982470510522
247102468524592246301058 3
10536
10524
10396
10465
10419
1057 9
10546
10490
10489
1047 0
10340
10393
10438
10472
10542
10512
10420
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1045224606
2470810440
10468
10536
2458910381
2469510528
10476
2466910449
104462463824618
10390
1046 6
10539
10531
10339 247231047724612 10497
10562
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10444
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246751048 1
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11
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96
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62
78
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3
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90
88
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81
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8 31
91
8
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1
80
57
76
94
27
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2
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12
32
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17
4
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56
2
1
90
9
37
87
6
30
89
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33
23
35
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15
48
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46
23
55
13
54
102
53
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5
56
438
41
26
5
49
83
3
9
10
16
8
46
5
4
33
61
26
9
3
3
44
1
48
8
9
86
53
51
4
37
21
24
10
6
28
77
7
7
50
22
31
11
84
60
19
41
22
45
44
38
6
95
58
4
5
52
2
PARK
92
6
29
51
36
7
59
101
25
21
91
104
40
32
93
8
24
35
45
14
1
10
99
7
57
92
8
93
43
29
34
1
9
58
5
33
40
9
43
20
30
47
2
31
85
39
32EPP 76590EPP 53595EPP 32314BCP 23574
EPP 32314EPP 16544P 72100 EPP 32314EPP 16544BCP 20685BCP 23574
EPP 34124
EPP 76590BCP 29521EPP 32314EPP 76590
BCP 36341BCP 20685EPP 53595EPP 32314BCP 36044P 72100
P 72100
BCP 36044EPP 81670
E P P 8 1 6 7 0
RW 72102EPP 81669EPP 20700EPP 16545
EPP 20700EPP 76591EPP 69143EPP 84199
BCP 29522
BCP 36045EPP 14530RW 7 2 1 0 1
EPP 32315EPP 32316EPP 84199EPP 32316
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No.
Purpose:To Add To Conservation on Schedule C as shown
7156-2015912
CITY OF MAPLE RIDGE
BYLAW NO. 7157-2015
A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 -
2019 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7157-2015."
2. Those parcels or tracts of land and premises known and described as:
Lot 9 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 10 Section 10 and 11 Township 12 New Westminster District Plan 72100
and outlined in heavy black line on Map No. 1639 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (Single Detached (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 7600 - 2019 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 27th day of June, 2017.
READ a second time, as amended, the 9th day of February, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
10476
10502
10587
10441
10579
2460810336
2465310470
10435
10492
10496
10506
10477
10512
2470010485
2471010501
10513
10601
10346
10457
10463
10606
10438
10505
10552
1050224472
10466
10486
10526
10582
10455
10529 1059110530
10312
246162463210333
10396
10357
10381
2466710360
24673246702469110445
10302
103062469510316247011032624715 247232472610521
10605
10350
10481
10551
10392
10408
10418
10428
10511
10536
10571
10573
10581
10450
10492
10596
2460210318
10356
10345
10406
10416
10363
10369
10426
246562465910419
246852468310500
246962470210452
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10336
10340
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103562473210441
10445
10469
10500
10541
10580
10374
10526
10518
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10348
2462210360
10309
10372
10390
10321
10327
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10430
10436
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10411
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10429
2467824687246982469210444
10516
10312
10339
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10530
2470810468
10540
10332
10566
10570
247312473710432
10462
10517
10488
10508
10560
10588
10592
1058810303
10375
2466510460
2467510476
10480
1049024683
24680246692467710455
10473
247132471610576
1043110435
10506
10613
10516
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10499
10577
105122476710556
2446010458
10570
10580 10583
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10578
2458910306
10330
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10425
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2468210459
10520
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10517
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10490
10362
10510
10380
10475
10520
10559
10493
10482
10536
10558
10586
10585
10469
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10565 10570
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2470510472
2471910480
10562
10486
10531
10555
10561
10386
10468
10523
10540
244452448010445
10512
10548
10590
10326
10315
10410
2466110446
2466610456
2467210439
246882469310502
10510
2469910465
10458
10481
10536
10476
10509
10556
2472510451
10368
10487
10442
10456
10565
10567
10476
10496
10546
ROBERTSON ST.McEACHERN ST.JACKSON RD.McEACHERN ST.104 AVE.JACKSON RD.104 AVE.245B ST.103 AVE.ROBERTSON ST.245 ST.103 AVE.
103B AVE.
JACKSON RD.103A AVE.ROBERTSON ST.105A AVE.
BCP 5562
BCP 5562
Section 3 Township 12Rem N 1/2 of NE 1/4
6
1
9
2
18
63
84
28
1
5
7
68
11
104
44
18
22
119
33
29
84
63
20
9
112
109
67
107
99
13
108
28
BCP 13498 PARK
P 72100
2 BCP 295211 EPP 1654411
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5
43
42 62 74
P 75957
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77 78
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102 101
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PARK
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3
7
9
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16
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P 18280
BCP 206852
76
88EPP 3231448
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83
93
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62
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70
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24
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BCP 5562
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PAR K
6 BCP 3604410
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35
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6 EPP 323141
89
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42
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123
122
85
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36
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108
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69 76
72
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101 EPP 3231437
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1
BCP 14851
P 75957
41
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61
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64
55
P 72103
50
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72BCP 23574
50
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16
71
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19 EPP 3231481
54
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120
EPP 32314
32
30BCP 363413
95
22
6 BCP 36341BCP 23574
110
80
78
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19
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98*PP023106B CP 363415
PARK
BCP 36044P 72100
60
59
32
53
52
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90
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118
117
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PARK
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11
PARK
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17
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33
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115
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107
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BCP 2068530
65
73
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86
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PARK
17 40
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BCP 23574
90
55
1
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114
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BCP 2357497
102
105
74
73
109
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RW 72102EPP 32316EPP 323 17 EPP 323 17
RW 75 958
BC P 3948 4
B C P 2 6 0 9 8
EPP 32316BC P 3948 4
BC P 1798 0
BCP 2357 5
BC P 1797 7
BCP 1376 8
BCP 5563BCP 3604 5EPP 20700BCP20686BCP 17390EPP 32319BC P 3948 4
R W 7 2 1 0 1 EPP 165 45
RW 75 958
B C P 1 7 9 7 9
EPP 32315
EPP 22456
RW 75958
BCP 17977
BC P 3948 4
EPP 323 16
NWP 39911
EPP 32318
BCP 2952 2
EPP 20700BCP 17979
EPP 32315EPP 14530B C P 2 9 5 2 2
RW 76098EPP 323 17
BCP 39484
JACKSON RD.´
SCALE 1:3,565
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
7157-20151639 Suburban Residential)RS-2 (Single Detached
To: RS-1b (Single Detached (Medium Density) Residential)
2019-409-RZ Page 1 of 5
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 16, 2021
and Members of Council FILE NO: 2019-409-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Final Reading
OCP Amending Bylaw No. 7493-2018;
Second Reading
Zone Amending Bylaw No. 7613-2020;
12471 223 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12471 223 Street from
RS-1 (Single Detached Residential) to R-4 (Single Detached (Infill) Urban Residential), to permit a
future subdivision of approximately two lots. Council granted first reading to Zone Amending Bylaw
No. 7613-2020 on February 25, 2020. The minimum lot size for the proposed zone is 450m2 and
the proposed lots are 530m2 in area. The R-4 (Single Detached (Infill) Urban Residential) zone is a
newly created zone through the adoption of Maple Ridge Zoning Bylaw 7600 -2019.
The subject property is located along 223 Street, which is classified to be a local road. The
application is therefore subject to the Residential Infill policies of 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. As fewer than three lots are proposed, the
original lot is exempt, and the program contribution is estimated to be $5,100.00.
RECOMMENDATIONS:
1)That Official Community Plan Amending Bylaw No. 7493-2018 be given final reading;
2)That Zone Amending Bylaw No. 7613-2020 be given second reading, and be forwarded to Public
Hearing;
3)That the following terms and conditions be met prior to final reading:
i)Registration of a Restrictive Covenant for Stormwater Management;
ii)Removal of existing buildings;
iii)Approval of a Development Variance Permit application 2019-409-DVP;
iv)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.
2019-409-RZ Page 2 of 5
v) 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: Pav Rakhra
Owner: MP Pacific Developments Ltd
Legal Description: Lot 39, District Lot 400, Group 1, New Westminster District Plan 30974
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (Single Detached Residential)
Proposed: R-4 (Single Detached (Infill) Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (Single Detached Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (Single Detached Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-3 (Single Detached Rural Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (Single Detached (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.113 ha. (0.28 acres)
Access: 223 Street
Servicing requirement: Urban Standard
2) Project Description:
The subject property, located at 12471 223 Street, is approximately 1130m2 in area, and is
generally flat, with some shrubs and hedges located along the perimeter. The subject property is
situated just north of the Town Centre Area, and is bounded by single family residential properties on
all sides, with 223 Street fronting the east property line. There is an active application in process to
rezone the property located directly across the street, 12478 223 Street, to allow future subdivision
into two RS-1b zoned lots, which application 2020-369-RZ received first reading on January 13,
2021 (see Appendix A).
2019-409-RZ Page 3 of 5
3)Planning Analysis:
i)Official Community Plan:
The development site is currently designated Urban Residential. The Zoning Matrix identifies both a
neighbourhood residential infill category, and a major corridor residential category. The subject
property is considered Neighbourhood Residential Infill, which designation allows for single detached
dwellings and other housing forms, subject to the Neighbourhood Residential Infill Policies.
Specifically, Policy 3-19 provides for subdivision in established neighbourhoods providing that the lot
area and width is not less than 80% of the lot area and width prescribed under the predominate
zone in the neighbourhood. On January 29, 2019, Council granted OCP Amending Bylaw 7493-2019
third reading to amend Policy 3-19 with the addition of the following language:
RS-1 (One Family Urban Residential) zoned parent parcels that are unable to satisfy the 80%
requirement may be eligible for R-4 (Single Detached (Infill) Urban Residential) zoning subject to
satisfying Policy 3-21.
For reference, Policy 3-21 states:
All Neighbourhood and Major Corridor Residential infill developments will respect and reinforce the
physical patterns and characteristics of established neighbourhoods, with particular attention to:
a)the ability of the existing infrastructure to support the new development;
b)the compatibility of the site design, setbacks, and lot configuration with the existing pattern of
development in the area;
c)the compatibility between building massing and the type of dwelling units in the proposed
development and the surrounding residential properties;
d)the location, orientation, and visual impact of vehicle access/egress in relation to:
i.adjacent developments
ii. the street
iii. the pedestrian environment
e)minimizing adverse parking and traffic impacts on the existing neighbourhood;
f)a gradual transition of scale and density through the design of building mass and form, such as:
i. reduction in building heights at the edges of a development;
ii. location of lower density components towards the perimeters of a site; and
iii. concentration of density to the centre of a development or towards a non-residential
boundary;
g)retention and preservation of significant trees, other natural vegetation, and environmental
features;
h)maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent
neighbourhoods;
i)conservation of special landscapes such as gardens, or built-form features, including heritage
buildings,that contribute to the unique character of a neighbourhood.
As the subject application is moving to second reading, it is now an appropriate time for Council to
consider final reading of OCP Amending Bylaw 7493-2018. Adoption of the additional Policy 3-19
text will align the OCP with the newly created R-4 (Single Detached (Infill) Urban Residential) zone.
Staff continue to explore new tools to support the creation of sensitive infill development identified
as the ‘missing middle’.
2019-409-RZ Page 4 of 5
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 12471 223 Street from RS-1
(Single Detached Residential) to the R-4 (Single Detached (Infill) Urban Residential) zone, to permit
future subdivision into two residential lots of approximately 530 m2.
The new R-4 (Single Detached (Infill) Urban Residential) zone is the equivalent to 80% of the RS-1b
(Single Detached (Medium Density) Residential) zone, with a minimum lot area of 450m² and a
minimum lot width of 12m, consistent with the existing transition between the RS-1 (Single Detached
Residential) and RS-1b (Single Detached (Medium Density) Residential) zones. The new infill zone
allows a lower height maximum of 9.5m compared to the typical 11m to ensure better compatibility
with existing (and often smaller) developments. A maximum height of 9.5m would still permit a two
storey home to be constructed. Additionally, front yard and side yard setbacks are enlarged to reflect
RS-1 (Single Detached Residential) zone requirements, so that the siting of the homes is more
consistent with existing homes.
The minimum lot size for the current RS-1 (Single Detached Residential) zone is 668m2, and the
minimum lot size for the proposed R-4 (Single Detached (Infill) Urban Residential) zone is 450m2.
The subject application is proposing two residential lots, of each 530m2 in area.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix E):
Maple Ridge Zoning Bylaw No. 7600-2019, Section 604.4.1.6: to reduce the required
minimum lot width from 12.0 metres, to 11.5 metres;
The requested variance will be the subject of a future Council report.
4) Interdepartmental Implications:
i) Engineering Department:
Storm sewer analysis will become a condition under the future subdivision comments, and full
requirement items will be addressed at the appropriate time in the referral of the subdivision
application.
5) Citizen/Customer Implications:
Planning Staff received an email from neighbouring property owners on December 21, 2019,
speaking against the subdivision plans, due to a private dispute. There will be an opportunity for
them to speak at the Public Hearing, as per procedural practice.
2019-409-RZ Page 5 of 5
CONCLUSION:
It is recommended that final reading be given to OCP Amending Bylaw 7493-2018, that second
reading be given to Zone Amending Bylaw No.7613-2020, and that application 2019-408-RZ be
forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
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 – OCP Amending Bylaw 7493-2018
Appendix D – Zone Amending Bylaw No. 7613-2020
Appendix E – Subdivision Plan
DATE: Feb 1, 2021FILE: 2019-409-RZ
12471 223 STREETPID: 000-440-906
PLANNING DEPARTMENT
SUBJECT PROPERTY
2020-369-RZ
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline (Topographic)
Parcels
Active Applications (RZ/SD/DP/VP)
DATE: Feb 1, 2021FILE: 2019-409-RZ
12471 223 STREETPID: 000-440-906
City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2020´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7613-2020
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7613-2020."
2. That parcel or tract of land and premises known and described as:
Lot 39 District Lot 400 Group 1 New Westminster District Plan 30974
and outlined in heavy black line on Map No. 1827 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-4 Single Detached (Infill) Urban
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 25th day of February, 2020.
READ a second time the 23rd day of February, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
PL.
126 AVE.ISAAC CRES.124 AVE.222 ST.COLEMORE
125 AVE.223 ST.126 AVE.COLEMORE ST.12527
12461
12470
12445
12478
22185
22134
22155
2230812520
12411
222792217612478 2231522174
12538
22181
22350221412213012421
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3
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12555
12509
12475
12462
1250412507
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12510 2233012455
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12422 2227012551
2213312454
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1
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2215722158
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22138
2237712439
12447
223552227012540
22177
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2222812543
12
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1
9
12495
12513
12414
1251122326
12471
12530
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12466 2232412451
12438
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22173
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22313222382237812578
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2232012541
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221282220612415
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12561
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12545 2232822169
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22162
2234322166
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2218622154
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2239512405
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2233712544
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221781252312485
2221712441 124302230322
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12573
12484222981251522220
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124772228222170
22182 12561 12556
22332222941
4
55
21
16
33
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PARK
189
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LMP 12101
P 82709
P 82669P 74108P 70851P 12568LMP 6002P 76966 P 71514P69033
P 77621P 30690BCP 30582
P 20644
P 20644P 20644P 70941*PP120P 67507P 70061LMS 631
P 87455
P 20644P 30974P 70022
P 66147 P 75000
EP 13727
P 70736
BCP 46508P 31494(P 26005)P 20644P 72874P 30690*PP126
P 71514P 71514
EPS 4353
P 74108
P 70376
P 70376
P 71514BCP 50510
P 70022
P 70376LMP 12847
P 19826 P 17360SK 8957
P 70022P 69867
P16012(EPS 1073)P 67507P 72874P 20644P 70376LMP10694P 66147P 71514
RW 71515RW 82710EP 65769LMP 4597RW 77622
LMP 6738LMP 19806
LMP 6917
EPP 59005EP 66148EP 82622LMP 6711
E
P
7
0
0
2
3
EP 70737
BCP 50518
RW 65977
LMP 6712
RP 27049EP 85188EP 65768EP 72875EP 74109EP 70023EPP 62130EP 66148EPP 59004RW 70377LMP 8710LMP 18470LMP 17058
RW 87456
EPP 75257EP 30750
LMP 4543LMP 6728
BCP 46509RW 71515EP 74355BCP 46510
LMP 17357
BCP 50509EP 67074 RW 70377124 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To: R-4 (Single Detached (Infill) Urban Residential)
7613-20201827RS-1 (Single Detached Residential)
2018-182-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 2, 2021
and Members of Council FILE NO: 2018-182-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7562-2019;
11040 Cameron Court
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11040 Cameron Court
(Appendix A and B) from RS-2 (Single Detached Suburban Residential) to RS-1d (Single Detached
(Half Acre) Residential), with a density bonus, to permit a future subdivision of approximately six (6)
lots. Council granted first reading to Zone Amending Bylaw No 7562-2019 on September 8, 2020.
The proposed RS-1d (Single Detached (Half Acre) Residential) zone utilizing the Density Bonus will
allow the development of RS-1b (Single Detached (Medium Density) Residential) sized single family
lots of 557m2. The proposed RS-1d zone and Density Bonus complies with the policies of the Official
Community Plan (OCP).
In order to achieve the Density Bonus provision and have RS-1b (Single Detached (Medium Density)
Residential) zone sized lots a Density Bonus contribution of approximately $18,600 will be required.
Pursuant to Council Policy, this application is subject to the City-wide 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 five percent (5%) of the
market value of the land required for parkland purposes, as determined by an independent
appraisal.
Zone Amending Bylaw No. 7562-2019 is proposed to be given Second Reading as amended, to
include revisions that include wording and referencing to the new Zoning Bylaw 7600-2019.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7562-2019 be given Second Reading as amended, and be
forwarded to Public Hearing;
2)That, as a condition of subdivision approval, the developer 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.
2018-182-RZ Page 2 of 6
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. Road dedication on Cameron Court as required;
iii. Submission of a site grading and storm water management plan to the City’s satisfaction;
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 Restrictive Covenant for the protection of the Environmentally Sensitive
Areas (wetlands) on the subject property;
vi. Registration of a Restrictive Covenant for Tree Protection and Storm-water 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 tanks on the
subject property; and if so, a Stage 1 Site Investigation Report is required to ensure that
the subject property is not a contaminated site;
ix. That a voluntary contribution, in the amount of $30,600.00 ($5,100.00 per lot X 6 lots) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions; and
x. Payment of the Density Bonus provision of the RS-1d (Single Detached (Half Acre)
Residential) zone, in the amount $18,600.00 ($3,100.00 per lot X 6 lots).
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Legal Description: Lot 34 Section 10 Township 12 New Westminster District Plan 66748
OCP:
Existing: Low Density Residential
Proposed: Single-Family Residential
Zoning:
Existing: RS-2 (One Detached Suburban Residential)
Proposed: RS-1d (Single Detached (Half Acre) Residential)
2018-182-RZ Page 3 of 6
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (Single Detached Rural Residential)
Designation: Low Density Residential and Conservation
South: Use: Regional Park
Zone: RS-3 (Single Detached Rural Residential)
Designation: Park
East: Use: Single Family Residential
Zone: RS-3 (Single Detached Rural Residential)
Designation: Low Density Residential
West: Use: Single Family Residential
Zone: RS-2 (One Detached Suburban Residential)
Designation: Low Density Residential
Existing Use of Property: Suburban Single Family Residential
Proposed Use of Property: Urban Single Family Residential
Site Area: 0.406 ha (1.0 acre)
Access: Cameron Court
Servicing requirement: Urban Standard
1) Project Description:
The applicant has requested to rezone the subject property from RS-2 (One Detached Suburban
Residential) to RS-1d (Single Detached (Half Acre) Residential), with a Density Bonus.
The RS-1d (Single Detached (Half Acre) Residential) zone specifies the base density with a minimum
net lot area of 2,000m2, minimum lot width of 30m, and a minimum lot depth of 40m. A Density
Bonus is an option in the RS-1d (Single Detached (Half Acre) Residential and shall be applied as
follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing
one or more lots with an area of less than 2,000m2.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 557m2;
ii. minimum lot width of 14m;
iii. minimum lot depth of 27m.
c. Zoning requirements consistent with the RS-1b (Single Detached (Medium Density)
Residential) zone will apply and supersede the zoning requirements for the RS-1d zone.
The proposal consists of six (6) lots amounting to a Density Bonus Contribution of approximately
$30,600. As per Council direction, this application will also be subject to the City-wide Community
Amenity Contribution Program which will require a contribution of $5,100.00 per lot. (Appendix E)
This rezoning application is one of several along the Cameron Court/110th Avenue corridor all of
which require the installation of a sanitary sewer pump station. The subject property has dedicated
the land that is required for the pump station after First Reading was granted to Zone Amending
Bylaw 7562-2019.
2018-182-RZ Page 4 of 6
2) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Albion Area Plan and is currently designated Low Density
Residential.
The Low Density Residential designation corresponds with single detached residential development
at a lot density urban standard with lot sizes at 2000m2 (half acre). Higher densities many be
supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning
Bylaw and Albion Area Plan.
Albion Plan Policy 10.2.2 is intended to meet the needs of the community and res pond to changes in
housing form and demand over time by enabling an additional means of providing neighbourhood
amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density
Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’
density may be achieved through an Amenity Contribution toward community amenities that will be
located within the boundaries of the Plan Area.
The application is in compliance with the Density Bonus option in the Low Density Residential
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description.
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 11045 Cameron Court from RS-2
(One Family Suburban Residential) to RS-1d (One Family Urban (Half Acre) Residential) with a
Desnity Bonus, to permit future subdivision of six (6) RS-1b (Single Detached (Medium Density)
Residential) sized single family lots. The application of the Density Bonus, which is specific to the
Albion Area Plan, will permit the application to reduce the single-family lot size from RS-1d (One
Family Urban (Half Acre) Residential base density of 2,000m2 to 557m2 as discussed above.
iii) Proposed Variances:
The applicant has not applied for any variances to facilitate the proposed subdivision layout. Any
variances that maybe required to the RS-1d (Single Detached (Half Acre) Residential) zone will be
subject of a future Council report. With the Density Bonus provision of the to RS-1d (Single
Detached (Half Acre) Residential) zone, the RS-1b (Single Detached (Medium Density) Residential)
zone siting requirements apply.
iv) Development Information Meeting:
A Development Information Meeting (DIM) was conducted via the Public Comment Opportunity
process from December 7, 2020 to December 17, 2020. The applicant advised that there was no
public comments received.
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.
2018-182-RZ Page 5 of 6
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 to pay to the City an amount that
equals the market value of five percent (5%) of the land required for parkland purposes. The
amount payable to the City in lieu of park dedication must be derived by an independent appraisal at
the developer’s expense. Council consideration of the cash-in-lieu amount will be the subject of a
future Council report.
3) Interdepartmental Implications:
i) Engineering Department:
Sanitary Sewer:
The recently approved rezoning (2018-105-RZ) located at 24145 and 24185-110 Avenue, which is
situated west of the subject property, and has designed and provided security for a sanitary pump
station which is required to facilitate this rezoning and other rezonings in the area. The subject
property, as outlined in the First Reading report to Council, was identified as the location for the
sanitary sewer pump station. The required land for the pump station has been dedicated to the City
in the form of road dedication from the subject property.
This development will be subject to a latecomer payment through the subdivision approval process
related to the sanitary sewer. At this time the latecomer payment has not been determined.
Storm-water Drainage:
There is no existing storm drainage system fronting the property. A storm sewer main would need to
be installed upon the site as a condition of rezoning. The preliminary drawings show the drainage
system outfall to the nearby Kanaka Creek system. This would require a design and sign off from a
Qualified Environmental Professional. The drainage proposal would need to be referred to the City's
Environment staff as well as the appropriate agencies.
A storm-water management plan needs to be provided with respect to the proposed development
and should include all contributing factors such as adjacent lots, road runoff etc. This will also need
to be accompanied by storm sewer design and catchment analysis. The discharge to the creek will
need to be controlled via a source control facility such as a flow control manhole.
Water:
The existing 150mm watermain does not meet the minimum size of 200mm. In addition it does not
provide sufficient fire flow and is exceeding the maximum length for a dead end watermain. The
existing 150mm watermain would need to be upgraded to a minimum 250mm main from 240 Street
provided that this is sufficient in delivering the required 60-120 L/s required for single family
residential development. The developer’s engineer will need to demonstrate that this is achievable.
The watermain could also be looped to the existing system on 112 Avenue.
Any water servicing option would require assessment of the existing City water distribution system.
Forests, Lands, Natural Resource Operations and Rural Development
The proposed storm water outfall to Kanaka creek may require approval from the Province and other
government agencies as applicable.
2018-182-RZ Page 6 of 6
Geotechnical:
The geotechnical report must be reviewed by the engineer of record with respect to the final civil
design.
CONCLUSION:
It is recommended that Second Reading, as amended, be given to Zone Amending Bylaw No. 7562-
2019 and 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 (five percent) 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, M.Sc., MCIP, RPP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix D – Zone Amending Bylaw No. 7562-2019
Appendix E – Site Plan
11040 CAMERON COURTPID: 002-140-896
PLANNING DEPARTMENT
SUBJECT PROPERTY
2017-262-RZ2017-262-SD
2017-434-RZ
2017-434-VP
2017-434-SD
2017-434-DP
2019-064-RZ
2019-064-VP
2018-160-RZ
2018-160-DP
2018-160-SD2018-159-RZ 2019-064-DP
2019-064-SD
´
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Legend
Stream
Ditch Centreline
Edge of River
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
River
Active Applications (RZ/SD/DP/VP)FILE: 2018-182-RZDATE: Jul 30, 2020
11040 CAMERON COURT
PID: 002-140-896
City of Pitt
Meadows
District of
Langley
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2018
Scale: 1:2,500 BY: PC
FILE: 2018-18 -RZ
DATE: Jul 30, 2020
CITY OF MAPLE RIDGE
BYLAW NO. 7562-2019
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600- 2019 as amended
______________________________________________________________________________
WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7562-2019."
2. That parcel or tract of land and premises known and described as:
Lot 34 Section 10 Township 12 New Westminster District Plan 66748
and outlined in heavy black line on Map No. 1802 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RS-1d (Single Detached (Half Acre)
Residential.
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 8th day of September, 2020.
READ a second time, as amended, the 9th day of February, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
CAMERON CRT.110 AVE.2433124372110 40
2444024426110 11
2445424387110 45
243692438624495110602440824481Rem 3
1
2
7
26
4 2
PARK
5
27
6
Rem 1
3
32
4
1
33
4
Rem 34
42
41
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1P 7408
P 61001
P 68852P 70647 P 62092
P 55335
P 80959
P 7759
P 70647
P 7408
P 13199
EPP 94570
P 66748
P 13199
P 59802
P 66748
P 13199
P 62092 BCP 49216RW 66747
EPP 100163CAMERON CRT.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. From:
To:
RS-2 (Single Deta ched Suburban Residential)
RS-1d (Single Detached (Half Acre) Residential)
7562-20191802
2018-190-RZ Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 2, 2021
and Members of Council FILE NO: 2018-190-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7470-2018;
23627 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 23627 132 Avenue from
RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to
permit the future construction of a 23-unit residential townhouse development. An amendment is
also being included to reflect changes in the calculation of density from the old Zoning Bylaw 3510 -
1985 to new Zoning Bylaw 7600-2019. This application is subject to Density Bonus contribution of
approximately $89,346.00
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per townhouse dwelling unit for an estimated amount of
$94,300.00.
This application is in compliance with the OCP.
Zone Amending Bylaw No. 7470-2018 is proposed to be given second reading, as amended, to
include revisions that include working and references to the new Zoning Bylaw 7600-2019.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7470-2018 be given second reading as amended, 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 upgrades and sidewalk along 132 Avenue as required;
iii)Road dedication as required;
iv)Registration of a Restrictive Covenant for the Geotechnical, which addresses the suitability
of the subject property for the proposed development;
v)Registration of a Restrictive Covenant for protecting the Visitor Parking and Stormwater
Management.
2018-190-RZ Page 2 of 7
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 $94,300.00 ($4,100.00 X 23 units) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
viii)Cash Contribution for additional Density at a rate of $344.46 per square metre ($32.00 per
square foot) of density over 0.60 FSR in the amount of approximately $89,346.00.
DISCUSSION:
1)Background Context:
Applicant: Don Schmidt
Legal Description: Lot 20, Section 28, Township 12, New Westminster District
Plan 47603
OCP:
Existing: Medium/High Density Residential
Zoning:
Existing: RS-2 (Single Detached Suburban Residential)
Proposed: RM-1 (Low Density Townhouse Residential)
Surrounding Uses:
North: Use: Townhouses
Zone: RM-1 (Low Density Townhouse Residential)
Designation: Medium/High Density Residential
South: Use: Single Family House
Zone: RS-2 (Single Detached Suburban Residential)
Designation: Medium/High Density Residential and Conservation
East: Use: Townhouses
Zone: RM-1 (Low Density Townhouse Residential)
Designation: Medium/High Density Residential
West: Use: Single Family House
Zone: RS-2 (Single Detached Suburban Residential)
Designation: Medium/High Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.405 ha (1.0 acres)
Access: 132nd Avenue
Servicing requirement: Urban Standard
2018-190-RZ Page 3 of 7
1) Project Description:
The subject property is located at 23627 132 Avenue and is bounded to the north by a new 61-unit
townhouse development; the south by 132 Avenue and new townhouse developments; the west by
an older single family home; and to the east a newer 69-unit townhouse development. The subject
site is sloping down from the northeast corner to the southwest corner, towards the intersection of
132 Avenue and 236 Street (see Appendix A).
The current development application consists of 23 townhouse units arranged in seven buildings
that all face onto a strata road. The access for the site will be off 132 Avenue at approximately the
middle of the road frontage of the site. The proposal has a mixture of double and tandem garages.
The application was submitted in 2018 and Zone Amending Bylaw No. 7470-2018 was granted First
Reading on June 26, 2018 under Zoning Bylaw 3510-1985. Due to the current global pandemic, the
project was not able to meet the deadlines to be present to Council before Zoning Bylaw 7600-2019
was adopted. The applicant has spent a great deal of time and resources designing the project to
bring smaller affordable units to the City of Maple Ridge. Therefore, staff are supportive in this
circumstance to support a site specific text amendment to the RM-1 (Low Density Townhouse
Residential) to exclude 50m2 of habitat basement area in the FSR calculation which was permitted
under old Zoning Bylaw 3510-1985 and not permitted in new Zoning Bylaw 7600-2019.
2) Planning Analysis:
i) Official Community Plan:
The subject property (Appendix A) is located east of 236 Street and north of 132 Avenue, within the
Silver Valley Area Plan, located outside the “River Village” Hamlet Centre. The OCP designation for
the subject property is “Medium-High Density Residential”.
Silver Valley Area Plan Policy 5.2 states:
River Village is located along a main arterial route in the Silver Valley area, on Fern Crescent,
between Maple Ridge Park to the south and an escarpment to the north and east.
The principles within the River Village area within the Area Plan talk about making it a complete
community with diverse mix of uses and building types.
Land uses in the periphery of the Hamlet are meant to serve as a transition to higher density in the
Hamlet Centre. The subject property (Appendix A) is outside of both the defined higher density areas
in the Area Plan and the 400 metre or five (5) minute walking radius of the River Village Hamlet
Centre. Based on the location is designated medium/high density. The project has a density of 56.7
units per gross hectare which is generally consistent with the Silver Valley Plan.
ii) Zoning Bylaw:
The current application is to rezone the subject property located at 23627 132 Avenue from RS-2
(Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit the
future construction of a 23-unit residential townhouse development.
Council granted first reading to Zone Amending Bylaw No. 7470-2018 on June 26, 2018 under
Zoning Bylaw 3510-1985 which excluded 50m2 of habitable basement area in the FSR calculation
2018-190-RZ Page 4 of 7
while the new Zoning Bylaw 7600-2019 includes all of the habital basement area in FSR. In light
of the change in the method of calculating the FSR, a site specific amendment is required for this
project to exclude 50m2 of habitat basement area in the FSR calculation to a maximum of 0.664
FSR.
The table below illustrates the maximum floor space ratio (FSR) with and without the Density Bonus
provision of the zoning bylaw. The table also details the proposed FSR and the associated density
bonus cost for the application.
Maximum Floor Space Ratio (RSR) Density Bonus
RM-1 (Low Density Townhouse Residential)
zone
0.60 FSR $89,346 (approximately)
Proposed density excluding 50m2 of
basement area via a site specific zoning
amendment to RM-1
0.664 FSR
iii) Off-Street Parking And Loading Bylaw:
The proposed parking for the residential dwelling units fulfills the minimum requirements of 2.0
parking spaces per dwelling unit. The parking proposed consists of eight (8) double-wide car
garages and fifteen (15) tandem parking garages with 11 of them having aprons. In addition there
are six (6) visitor parking stalls which include an accessible stall.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations to Maple Ridge Zoning Bylaw No. 7600-2019.
Siting
Front lot line setback reduced from 7.5m to 6.0m
Rear lot line setback reduced from 7.5m to 4.34 and 2.76m
Interior side lot line setback reduced from 7.5m to 4.5m
Outdoor Amenity Area
The required outdoor amenity area is 5.0m2 per townhouse unit which equates to 115m2
(1237.9 ft2). The application proposes to reduce the area to 78.9m2 (847ft2).
The above variances will be the subject of a future report to Council.
v) 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, and minimize potential conflicts with neighbouring land uses.
vi) Advisory Design Panel:
The application was reviewed by the ADP at a meeting held on June 17, 2020 and their comments
and the applicants responses can be seen in Appendix G.
2018-190-RZ Page 5 of 7
A detailed description of the project’s form and character will be included in a future Development
Permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting (DIM) was conducted via the Public Comment Opportunity
process from December 14, 2020 to December 24, 2020. Three individuals contacted the applicant
via email and one via phone call. A summary of the main comments and discussions with the
attendees was provided by the applicant and include the following main points:
One email inquired about the hedge that is located on the property line between the two
properties. The applicant advised that would be part of the development referral process
and included an arborist report and environmental report. That the applicant would be in
contact with her with respect to the removal of the hedge.
One email requested the site plan be emailed to them directly by the applicant. The
applicant emailed the site plan directly.
One email was from a new resident to the area that had concerns over the density and
removal of the trees; and that when the resident bought two weeks ago they did not know
that this development was proposed. The applicant advised via email that the application
was following the OCP and there is a sign posted on the site that clearly indicates that the
property is under development. The applicant provided his phone number to the inquiry and
advised that he would be available to discuss the project further.
One email was from a resident in the new townhouse development to the north of the
subject property. The resident was concerned about the density and the removal of trees as
they advised they bought in the area due to nature. The resident expressed their desire that
the development included lower density and a park. The applicant advised that the
application has been instream for over three years and that the resident purchased two
years ago. The applicant also advised that the application was following the OCP and would
be happy to discuss the application further with the resident.
3) 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.
4) Interdepartmental Implications:
i) Engineering Department:
Initial Engineering comments for the rezoning stage included the following:
Road
Road upgrades are required along 132 Avenue to achieve an Urban Collector road standard.
The construction of a concrete sidewalk is required across the frontage of the property.
Sanitary Sewer
The sanitary sewer system will require modelling by the applicant’s civil engineer to
determine if there is sufficient capacity in the existing system. If there is not sufficient
capacity, upgrades may be required and/or downstream improvements many be required.
2018-190-RZ Page 6 of 7
Storm Sewer
There is an existing storm sewer line fronting the subject property. The storm sewer system
requires review to determine the condition, as well as capacity. If there is not sufficient
capacity, upgrades may be required and/or downstream improvements may be required.
Watermain
This area is undergoing water system upgrades. These upgrades will require the applicant’s
civil engineer to coordinate with the City’s Capital Works Group when preparing the servicing
design for the proposed development. There may be upgrades to the watermain or water
system that the applicant will be required to provide.
Other requirements would be satisfied though a Rezoning Serving Agreement.
Fire Department:
All applicable requirements will be assessed for compliance as part of the Building Permit process.
CONCLUSION:
It is recommended that second reading, as amended, be given to Zone Amending Bylaw No.
7470-2018 and that application 2018-190-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper,M.Sc., MCIP, RPP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
2018-190-RZ Page 7 of 7
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7470-2018
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – ADP Design Comments
DATE: Nov 28, 2018FILE: 2018-190-VP
23627 132 AVE
PLANNING DEPARTMENT
SUBJECT PROPERTY
2015-155-RZ
2017-367-SD
2017-367-DP
2017-410-DP
2018-111-DP
2013-087-RZ
2013-087-VP
2016-208-DP
2016-207-DP
2013-087-DP
2018-430-RZ
2015-373-RZ
2015-373-VP
2016-306-DP
2016-031-RZ
2018-408-RZ
2016-176-RZ
2016-175-DP
2016-176-DP
2016-370-DP
2015-373-DP
2017-134-DP
2016-031-DP
2017-133-DP
2016-176-VP
2016-149-DP2016-149-DP
´
Scale: 1:3,000 BY: RA
132 AVE
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
Parcels
Major Rivers & Lakes
Active Applications (RZ/SD/DP/VP)
DATE: Nov 28, 2018FILE: 2018-190-VP
23627 132 AVECity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: RA
132 AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7470-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended
______________________________________________________________________________
WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7470-2018."
2. That Part 6, Section 617, Low Density Townhouse Residential District (RM-1) be
amended by inserting into Subsection 617.5 Density, after clause 1 (a) the following new
clause:
(b) Floor Space Ratio shall not exceed 0.664 times the Lot Area and a maximum of 50.0
square metres of habitable Basement area per unit shall be excluded from the
calculation of Gross Floor Area specific to the following Lot:
(i) Lot 20 Section 28 Township 12 New Westminster District Plan 47603
3. That parcel or tract of land and premises known and described as:
Lot 20 Section 28 Township 12 New Westminster District Plan 47603
and outlined in heavy black line on Map No. 1765 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Low Density Townhouse
Residential).
4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 26th day of June, 2018.
READ a second time, as amended, the 9th day of February, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
236B ST.
L A R C H A V E .1 3 1 A AV E .237A ST.133 AVE.236 ST.2366923693237091325123570
237102368423605235932355123697
2365113283
23745
1326023527
2369023585131782366113227
13263
2368023613235572365313144 2371313215 236852
3
7
0
0 237182
3
5
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2354513160
13301
1327523613
236922355013309
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3
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(EPS 2081)
EPP 84321 EPP 12481EPP 96357RP 15218
*PP159
EPP 21932BCP 11178P 47603
P 48925
EPP 96357
EP 13725
EPS 4275
EPP 73927
EPP 32491EPS 3889BCP 11178EPP 32491
EPP 96357EPP 18791
EPP 73927
EPP 72565
P 16555P 16555E P P 1 2 4 8 1
P 40978
P 37422EPP 97180
*PP157
P 1105
P 1105
EPP 72327
EPP 97180EPP 69284EPP 58391
BCP 11179EPP 12484E P P 1 2 4 8 2
EPP 75173EPP 84322EPP 98496EPP 32492EPP 33955E P P 1 2 4 8 4
EPP 98228
EPP 84323
EPP 53011
EPP 97181
EPP 98496EPP 66851EPP 53011LMP 35465EPP 32492
EPP 100401EPP 12483LMP 35468
E P P 1 2 4 8 4
EPP 53011E P P 1 2 4 8 4
LMP 38113
E P P 1 2 4 8 2
EPP 69284EPP 12484
EPP 97223
EPP 84323 EPP 42087EPP 87732EPP 105772E P P 1 2 4 8 2
EPP 84322
EPP 12482EPP 66851132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (Single Detached Suburban Residential)
RM-1 (Low Density Townhouse Residential)
7470-20181765
2020-031-RZ Page 1 of 4
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 2, 2021
and Members of Council FILE NO: 2020-031-RZ
FROM: Chief Administrative Officer ATTN: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7629-2020;
Vape Retail Prohibition
EXECUTIVE SUMMARY:
At the Council meeting of September 29, 2020, Council gave First Reading to a bylaw aimed at
prohibiting vape retail stores in the Community. The resolution read as follows:
That Zone Amending Bylaw 7629-2020 be given first reading (2020-031-RZ – to prohibit
further proposals for vape retail as principal uses).
Council identified a number of concerns in their consideration and emphasized the need for
consultation to collect input from local stakeholders, with a specific focus on five separate
stakeholders as outlined below, in the report.
In addition to the increased regulations a bylaw amendment would create, Council expressed
broader concerns about impacts of vaping on youth, and about the effect opaque storefronts could
have on the vibrancy of the Town Centre.
Council concurred with the recommendation in their decision to give the application First Reading. It
was understood at the time that this step would be followed by the consultation process as dir ected
by Council. The input received from this consultation would assist in drafting the Second Reading
report prior to Public Hearing.
The five stakeholder groups identified by Council were contacted by phone and email. To date, only
one response was received, which generally concurred with Council’s recommendation. On this
basis, it is recommended that this application be given Second Reading and be forwarded to Public
Hearing.
It should be noted that this bylaw amendment will not result in a genera l prohibition of vaping
products being sold within the community. Existing vape retail outlets will continue to have legal
non-conforming status with the adoption of this bylaw. In addition, retail stores within the community
that are licensed to sell tobacco products as an accessory use will also be able to sell vaping
products.
RECOMMENDATION:
That Zone Amending Bylaw No. 7629-2020 as amended, be given Second Reading and be
forwarded to Public Hearing.
2020-031-RZ Page 2 of 4
a) Background / Project Description:
This report and Zone Amending Bylaw 7629-2020 advances Council direction given at the May 26,
2020 Council Workshop, and the September 29, 2020 Council Meeting to prohibit vape retail.
b) Planning Analysis:
Official Community Plan / Stakeholder Input
Due to the need to adhere to Municipal, Provincial and Federal regulations, the business operating
requirements of vape retail outlets pose a conflict with many of the objectives of the Town Centre
Area Plan. Product displays cannot be visible to youth, which has implications for the kind of street
presence and pedestrian appeal these outlets can have. Council noted these concerns, and
recognized the need for collaboration and consultation with the merchants in Town Centre in order to
more fully realize the objectives of the Town Centre Area Plan.
The first reading report committed to preparing and circulating communications material to the
following local stakeholder groups:
• Maple Ridge Economic Advisory Committee
• Business Improvement Area
• School District 42
• Chamber of Commerce
At Council’s request, the Fraser Health Authority was also included in this list. All of these groups
were contacted by phone and a follow-up email. The communications materials included the First
Reading report and the May 26, 2020 Council Workshop report with the four options that had been
considered by Council:
Option 1. No change to existing bylaws.
Option 2. Separation requirements between vaping retail outlets.
Option 3. Prohibition within the Town Centre.
Option 4. Prohibition against further vape retail outlets within Maple Ridge.
(This is the option that was chosen by Council)
Of all the groups contacted, only one response was received from the chair of the Maple Ridge
Economic Advisory Committee (EAC) who provided the following comment:
“Option 4. (community wide prohibition) is not a smart option as it might allow for a larger
competitor to eventually buy out the weaker stores and could ultimately end up with a
monopoly on Vape products conveniently located in our higher foot traffic town centre.”
This response concurred with the direction of prohibition in the Town Centre, but was not in favour of
total prohibition within the community. The rationale for this position was stated as follows:
It should be noted that the proposed bylaw will only prohibit vape retail as a principal use as any
retailer licensed under provincial legislation for tobacco sales would be able to sell vaping products.
For this reason, it is not clear if more concentrated ownership would be a business incentive, due to
the diverse range of competitors within the community.
2020-031-RZ Page 3 of 4
Zoning Bylaw:
Council directed that vaping retail outlets be prohibited in the Zoning Bylaw, and in response to
Council's direction, Zone Amending Bylaw No. 7629-2020 is attached as Appendix A. The
amendments proposed are as follows:
• Definitions: the following definitions will be added:
"E-cigarette" or "Vape" means a device that consists of a battery-powered atomizer that
vaporizes in a chemical liquid containing propylene glycol or vegetable glycerine, flavourings,
and other chemicals such as formaldehyde and acetone. The cartridge may or may not
contain nicotine. Generic terms for these devices are Electronic Nicotine Delivery System
(ENDS) or Electronic Non-Nicotine Delivery Systems (ENNDS). Includes e-hookahs, e-pipes,
and e-cigars.
Vape: see e-cigarette
ENDS and ENNDS: see e-cigarette.
"Vape Retail" means a principal use retail use devoted to sales of products and devices
pertaining to electronic nicotine delivery system (ENDS) or electronic non-nicotine
delivery systems (ENNDS).
• Prohibited Uses:
Vape Retail will be included as a prohibited principal use, in Part 4, Section 401.3, Uses of Land,
Building, and Structures.
This prohibition will only apply to any new proposals for Vape Retail as principal uses. Existing Vape
Retail outlets will have legal non-conforming status and will be able to exist in perpetuity. In addition,
other tobacco retailers may continue to sell vaping products as accessory uses.
Zoning Bylaw 7600-2019 was adopted after First Reading of this Bylaw amendment. This Zone
Amending Bylaw has been updated to reflect this change.
c) Intergovernmental Issues:
There are a range of concerns around vaping, at all levels of government. Changes to the Tobacco
and Vapour Products Control Regulation now ban advertising of vapour products in places where
youth can access, hear or see advertisements, such as bus shelters or community parks. They also
restrict the sale of flavoured vapour products, which are attractive to youth, to adult-only shops.
Changes made under Provincial legislation include the new E-Substances Regulation, under the
Public Health Act, which sets limits on the amount of nicotine in vapour pods and liquid, along with
plain package requirements that include health warnings. All retailers are prohibited from selling
non-nicotine or nicotine-cannabis blended vapour products.
Initiatives aimed at public education are also underway at the Provincial level. A provincial youth
advisory council launched in September 2020, as a partnership between the ministries of Education
and Health. It is likely that the pandemic has delayed these initiatives to some extent.
2020-031-RZ Page 4 of 4
d) Citizen/Customer Implications:
As noted earlier in this report, Council identified five local stakeholder groups that have been
contacted with one response received. The required public hearing will provide further opportunities
to the broader community for input.
e) Interdepartmental Implications:
As noted in the first reading report, the B ylaw and Licensing Services Department, Community Social
Safety Initiative Division was contacted for their input, which included a broad policy overview of
opaque window treatments in Commercial developments. It was noted that natural surveillance and
safety promotion is best accommodated with high visibility through the use of transparent glass and
open spaces. Furthermore, it was noted, opaque storefronts can facilitate clandestine activities,
such as sales to minors, or the sale of illegal substances.
These concerns are consistent with Council comments and provide additional reasons for promoting
higher visibility in commercial areas.
f) Alternatives:
This Second Reading report follows Council direction through the initial Workshop report of May 26,
2020, to the first reading report, with Council giving First Reading to the prohibition bylaw on
September 29, 2020. As with all applications, however, Council may wish to revise their resolution
prior to second reading.
CONCLUSION:
This bylaw amendment both defines and prohibits vape retail in the Zoning Bylaw. It is consistent
with the direction given by Council at the May 26, 2020 Council Workshop. For this reason, if
Council concurs with the amendments proposed within the report, it is recommended that the Zone
Amending Bylaw be given Second Reading.
“Original signed by Diana Hall”________________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“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 – Zone Amending Bylaw No. 7629-2020
Appendix B - May 26, 2020 Council Workshop Report
CITY OF MAPLE RIDGE
BYLAW NO. 7629-2020
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 7600-2019 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.7629-2020 Vape Retail
Prohibition”.
2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended as follows:
a) PART 2, INTERPRETATION and DEFINITIONS, Section 202, 202.1, is amended by the
addition of the following definition in correct alphabetical order:
"E-cigarette" or "Vape" means a device that consists of a battery powered atomizer that
vaporizes in a chemical liquid containing propylene glycol or vegetable glycerine, flavourings,
and other chemicals such as formaldehyde and acetone. The cartridge may or may not contain
nicotine. Generic terms for these devices are Electronic Nicotine Delivery System (ENDS) or
Electronic NonNicotine Delivery Systems (ENNDS). Includes e-hookahs, e-pipes, and e-cigars.
Vape: see E-cigarette
ENDS and ENNDS: see E-cigarette.
"Vape Retail" means a principal use retail use devoted to sales of products and devices
pertaining to electronic nicotine delivery system (ENDS) or electronic non-nicotine delivery
systems (ENNDS).
b) PART 4, GENERAL REGULATIONS, Section 401.3, Prohibited Uses of Land, Buildings,
and Structures, is amended by including as a prohibited use: (m): Vape Retail
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly.
READ a first time the 29th day of September, 2020.
READ a second time, as amended, the 9th day of February, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
2020-031-RZ Page 1 of 8
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 26, 2020
and Members of Council FILE NO: 2020-031-RZ
FROM: Chief Administrative Officer ATTN: Workshop
SUBJECT: Vaping Retail Discussion Paper
EXECUTIVE SUMMARY:
As part of the City of Maple Ridge 2020 Business Planning Process, the Business Plans of the
Planning and Licences and Permits Departments were presented at the Special Council Meeting
on November 18, 2019. One of the action items within these Plans was to review vaping
industries in the context of developing Provincial legislation. A shared understanding was
developing about the possibility for vaping retail outlets to have negative effects within the
community. It was considered timely to establish appropriate regulations concerning this
emerging use. In response to this initiative, this report discusses vaping as a relatively new
technology that became regulated in Canada in 2018.
Vaping devices use an electronic mechanism to heat and vaporize organic compounds for
inhalation by the device user. Generally, a nicotine solution is used in vaping devices. For this
reason, a generic term for these devices is “electronic nicotine delivery systems (ENDS). The
range of products that are considered ENDS include electronic cigarettes, vapes, e-hookas, e-
pipes, and e-cigars.
These devices are generally considered to have fewer health impacts than cigarette smoking . Due to
the recent introduction of these devices, however, their long term health impacts are not yet fully
understood. A serious concern is the rapidly increasing use of these devices among youth and
previous non-smokers. For this reason, recent initiatives made at federal and provi ncial levels seek
to deter non-smokers who are at risk of starting to use these devices. These deterrents include
increased taxation of vaping products, limiting access to flavoured vaping products, and further
restrictions on advertising.
At the September 2019 Union of BC Municipalities (UBCM) Convention, multiple municipal
representatives raised concerns about vaping, particularly for its impacts on vulnerable youth. UBCM
Resolution B59 focused on limiting marketing and sales to youth. This resolution was passed as a
shared local government policy position and forwarded to the Province.
In March 2020, the Vancouver Coastal Health Authority released a policy document titled “Vaping
and E—Cigarettes”, which included a range of options for local governments in consideration of
regulating this new use. The findings of this document are discussed later in this report.
The recognition of the potentially harmful effects have prompted Federal and Provincial regulations
on the advertising and exposure that vape retail outlets have within the community. The Maple
Ridge Business Licencing Bylaw is consistent with these regulations in limiting the visibility of all
tobacco products within the community. As a result, these vaping outlets must maintain a low profile
street presence that is required in order to avoid attracting non-intentional customers and youth.
2020-031-RZ Page 2 of 8
However, this diminished street front presence is at odds with many of the objectives of the Town
Centre Area Plan, which is to promote a welcoming, inclusive, and animated pedestrian environment
in the Maple Ridge Town Centre.
These potential health impacts and these land use implications are discussed further in this report.
In their review of these issues, Council is presented with a range of options to consider, which
include:
No change to existing bylaws.
Separation requirements between vaping retail outlets.
Prohibiting additional vaping retail outlets within the Town Centre.
Prohibition against further vape retail outlets.
There are four vaping retail outlets within Maple Ridge Town Centre, as indicated on Appendix A. If a
Zoning Bylaw amendment is adopted that would conflict with these uses, these existing operations
would become legally non-conforming and could continue operating, but would be limited in their
ability to expand or relocate within the community. It should also be noted that these outlets are not
the only facilities authorized to sell vaping products within the City of Maple Ridge. The authority to
sell tobacco products is under Provincial jurisdiction, granted under a Tobacco Retail Authorization.
Authorized retailers must purchase product from an authorized wholesaler. These wholesalers also
include an inventory of vaping products. There are at least 30 outlets within Maple Ridge where
vaping products are available.
RECOMMENDATION:
That staff proceed with the establishment of regulations pertaining to vaping retail outlets based
on options provided in the staff report dated May 26, 2020, and titled “Vaping Retail Discussion
Paper”.
a) DISCUSSION:
The term “vaping” refers to a relatively new way to inhale nicotine (and other substances). The
typical process involves using a device that heats and vaporizes a volatile organic solution that is
then inhaled by the user. Active ingredients such as nicotine are dissolved in the organic solution.
The act of inhalation triggers the device to heat the solution, allowing the active ingredients to enter
the user’s bloodstream.
Although vaping devices have been legal in Canada since 2018, there are concerns and
uncertainties about this use. Shared medical opinions indicate that while the best health outcomes
are achieved by quitting smoking cigarettes and not using vaping products, vaping has fewer health
impacts compared with cigarette smoking. For this reason, vaping may be a less harmful option for
smokers who are unable to quit cigarettes.
In practice, however, these devices are often not used this way, becoming instead a second option
for regular cigarette smokers. The Canadian Heart and Stroke Foundation states that the most
common nicotine consumption among daily vape users was a combination of conventional cigarettes
and vaping. This dual use has been associated with compounded health effects significantly more
serious than either method in isolation. Heart attack risks are considerably higher among dual
users.
2020-031-RZ Page 3 of 8
There has been a continuous decline in cigarette use since 2015, in both the Canadian and
international context, as reported by the World Health Organization and Statistics Canada, due in
part by targeted campaigns by public health authorities. In particular, youth were the least likely to
be smokers. Statistics Canada points out that most smokers start smoking in their teenage years,
and the percentage of people who have not started smoking by age 20 provides a strong indicator of
future smoking rates across the population.
The increasing use of vaping devices threatens to undermine these improved public health
outcomes. Marketing and promotion of vaping products appear to have successfully promulgated
the perception that these devices are attractive, especially to youth. A report by the Heart and
Stroke Foundation, dated October 2018 suggests that at least 23% of students have tried vaping,
noting that teenagers perceive these devices as “cool” or “fun”. Youth vaping in Canada increased
by 74 per cent from 2017 to 2018, according to a recent study published in the British Medical
Journal. The highly addictive nature of nicotine is a concern, as youth who vape are likely to become
dependent on nicotine.
Vancouver Coastal Health Report
The Vancouver Coastal Health Authority released a policy document in March 2020 that pertained to
the provincial and national context. The document reported the following findings:
The incidence of vaping use was rising significantly among youth aged 16-19 from 2017 to
the present.
Testing of some vaping products claiming to be nicotine free have detected the presence of
nicotine.
The “stealth” nature of some of these products (i.e. they can resemble pens or USB sticks,
and have minimally apparent vapour) can allow them to escape detection in public places or
by parents. These effects are compounded by the presence of online videos demonstrating
stealth techniques in using these devices, which have been successfully marketed as
lifestyle product. As a result, vaping is occurring in school washrooms and even in
classrooms.
Some of the information provided in this document had direct relevance to potential local
government initiatives, as follows:
Programming for youth can reduce the attraction to this use, and provide lifelong public
health benefits. The youth who are least likely to vape are those who have supportive adults
in their lives. The presence of social supports and community connection for youth is
therefore a deterrent.
Ensuring that e-cigarettes and vaping are defined in Local Government Bylaws.
Establishing a wide range of smoke free and vape free areas in public spaces.
Collaborating with health authorities in notification and enforcement measures.
The City of Maple Ridge is already undertaking some of these initiatives. To facilitate youth
engagement, the Community Engagement department of the Parks, Recreation & Culture division is
actively implementing the Youth Strategy, adopted by Council in 2016. Priority programming
includes Wellness & Mental Health, Transitioning to Adulthood and Community Engagement.
In 2015, the Licensing and Bylaws Department updated the Maple Ridge Smoking Regulation Bylaw
to include vaping and e-cigarettes.
2020-031-RZ Page 4 of 8
Vaping Regulations:
Global context:
There are a range of regulatory programs around vaping internationally. The Philippines do not
regulate this use, and children can purchase e-cigarettes. A large number of countries have imposed
a ban on vaping, including Taiwan, Iran, Kuwait, Nepal, Palestine, Saudi Arabia, Qatar, and Thailand.
While technically banned in India, they are widely available, although there has been at least one
conviction for trafficking in e-cigarettes. Where there are regulations in place, a prohibition on sales
to minors under the age of 18 is common.
Canadian Context:
The Tobacco and Vaping Products Act (TVPA), enacted on May 23, 2018, regulates the manufacture,
sale, labelling and promotion of vaping products that do not contain cannabis. It establishes
restrictions on the ingredients that may be used in vaping products, and aims to prevent the
introduction of vaping products to youth and non-smoking adults. It prohibits distribution of vaping
products to young persons (under 18). It restricts advertising content, including on social media.
In addition to the Tobacco and Vaping Products Act, vaping products are considered consumer
products and are therefore subject to the Canada Consumer Product Safety Act (CCPSA). For
consumer safety purposes, the CCPSA prohibits the manufacture, import, advertisement or sale of
consumer products considered to be a "danger to human health or safety". Prohibitions in place
include toxic vaping substances (i.e., those containing 66 mg/g nicotine or more). The CCPSA can
order recalls and tests or studies on vaping devices and their batteries or chargers.
On December 19, 2019, Health Canada proposed additional restrictions on the promotion of vaping
products, with the aim to protect youth from using vaping products. These restrictions would prohibit
advertising that can be seen or heard by youth, and prohibit the display of vaping pro ducts at retail
locations, including online, that can be seen by youth. The proposed regulations would also require
the display of health warnings on permitted vaping advertisements.
British Columbia:
There are 3 streams of legislation that pertain to vaping and tobacco sales, including the Tobacco
Tax Act, the Tobacco Tax Act Regulation, and the Tobacco and Vapour Products Control Act. The
Provincial Ministry of Health is responsible for administering the federal Tobacco and Vapour
Products Control Act. Out of concern for the increased use of vaping among youth, in November
2019, the Province proposed measures such as a tax hike on vaping products, a cap on nicotine
content and a reduction in access to flavoured items such as bubblegum, cinnamon and vanilla.
These are considered to be the toughest restrictions on vaping in the country.
Maple Ridge Context:
All tobacco retailers within BC require a Provincial Tobacco sales license and municipalities are not
involved in the process of issuing these licences. As vaping retail outlets are solely focused on
vaping products, they are likely to have a greater selection of vaping products available than most
convenient stores could provide. However, any tobacco retailer can potentially also be selling vaping
products.
Business licence information reveals that at present, there are 4 vaping retail outlets within the City
of Maple Ridge, as demonstrated on Appendix A. These retail outlets have the following
characteristics:
2020-031-RZ Page 5 of 8
All of these outlets are located within the Town Centre.
They all appear to offer flavours that would likely be attractive to youth.
One outlet did not have a website, but posted readily accessible information on their
facebook page.
One outlet had a website that required confirmation from users that they were over the age
of 19.
One outlet posted limited information on their website, encouraging prospective customers
to either call or visit the store.
One outlet had both a facebook page and a website which promoted vaping as a smoking
cessation device.
Photographs of these outlets are provided in Appendix B. This information reveals these outlets
have opaque window treatments to prevent visibility of the business interiors.
Land Use Implications:
All of the vaping retail outlets within Maple Ridge are within the Town Centre, are designated Town
Centre Commercial, and therefore subject to the Town Centre Area Plan policies and objectives for
that land use designation. These policy objectives emphasize a vibrant pedestrian street presence,
in recognition that the Maple Ridge Town Centre is an especially significant area for the community.
Section 3.3 of the Maple Ridge Town Centre Area Plan provides a description of the Town Centre
Commercial Land Use designation, as follows:
Most of the Town Centre Central Business District is designated Town Centre Commercial with
the intent to create a compact and vibrant commercial area that is pedestrian oriented.
The practical measures to achieve this objective include requiring ground level commercial uses in
key commercial area, such as the Central Business District. Other more specific measures are
outlined in the Town Centre Development Permit Guidelines. Under these guidelines, the Town
Centre is separated into specific precincts, Two of the existing vape retail outlets are located within
the Civic Core, and the other two are located in the Downtown West Precinct. Both of these
designations emphasize the public realm, through initiatives such as streetscape enhancements.
Desirable commercial enterprises in these precincts are those with a prominent street presence,
such as cafes, and boutique style shopping. The Civic Core precinct is additionally recognized as the
cultural hub of the community, with a greater emphasis on civic amenities such as the Leisure
Centre and the Maple Ridge Arts Centre.
Due to the need to adhere to municipal, provincial and federal regulations, the business operating
requirements of vape retail outlets pose a conflict with many of the objectives of the Town Centre
Area Plan. Product displays cannot be visible to youth, which has implications for the kind of street
presence these outlets can have.
The Maple Ridge Business Licensing Bylaw 6815-2011 recognizes vaping retail as a form of tobacco
sales, and outline the following regulations:
7.27 Tobacco Sales
7.27.1 No person carrying on the Business of Tobacco sales shall:
(a) sell Tobacco or Tobacco Products unless the Business is licensed by the Province to sell
such products;
2020-031-RZ Page 6 of 8
(b) permit Tobacco or Tobacco Products to be displayed in the Retail Business Premises so
that the Tobacco or Tobacco Products are visible to the public if young persons are
permitted access to those Premises; and
(c) sell any Tobacco or Tobacco Products to anyone under the age of nineteen (19) years
old.
The limited public presence of these retail outlets is inconsistent with the objectives of the Town
Centre Area Plan. The presence of a few of these retail outlets within the Town Centre would be
unlikely to seriously undermine the intent of the Area Plan: however, if not prohibited, consideration
should be given to limiting additional vaping outlets, particularly within the Town Centre. This
consideration is explored further in the options section of this report.
Zoning Bylaw:
Currently there is no one specific use in the Zoning Bylaw defined as vape retail. The C-3 Town
Centre Commercial Zone permits retail sales such as convenience stores (where cigarettes can be
purchased - Vape was originally considered a replacement) and general Retail (where most products
may be sold that are not considered highway commercial).
Under the current bylaw, this use would therefore be permitted wherever cigarettes may be legally
sold. In addition to the C-3 Town Centre Commercial Zone, these commercial zones include C-1
Neighbourhood Commercial, C-2 Community Commercial, C-5 Village Commercial, H-1 Heritage
Commercial, CRM Commercial, CS-1 Service Commercial, and the CS-2 Service Station Commercial
Zones. A map showing the extent of these commercial zones is attached as Appendix C.
Options
What makes vape retail outlets unique is their sole focus on vaping products as their business
model. With few exceptions, other tobacco retailers typically allocate a small portion on their retail
space for this purpose, in addition to groceries or convenience items. As a result, tobacco products
have a low profile in these settings.
In light of the information noted earlier in this report, Council is presented with a range of options to
consider, which include:
Option 1. No change to existing bylaws. If Council selects this option, there will be no
change to existing bylaws. As principal uses, additional vape retail outlets could locate
wherever these uses are permitted.
Option 2. Separation requirements between vaping retail outlets. If Council selects this
option, Zoning Bylaw amendments will be prepared in accordance with this direction. These
separation requirements could include a 1000 metre separation between principal use vape
retail outlets and a further 200 metres from schools.
Option 3. Prohibition within the Town Centre. If Council selects this option, bylaw
amendments would be prepared to prohibit this use (as a principal use) from further locating
within the Town Centre.
Option 4. Prohibition against further vape retail outlets within Maple Ridge. This option would
require bylaw amendments to prohibit additional vape retail outlets as principal uses within
the community. The existing 4 vape retail outlets would have legal non-conforming status
and could remain in operation in perpetuity.
2020-031-RZ Page 7 of 8
Interdepartmental Implications:
This discussion paper was prepared in response to Council’s request and in collaboration with the
Licences and Bylaws Department. Any future bylaw amendments that arise from Council direction
will align with the “Maple Ridge Smoking Regulation Bylaw”, which was revised in 2015 to recognize
“e-cigarettes.”
Noting the findings of the Coastal Health Report, the role of the Parks, Recreation and Culture
Department and programming for youth should be emphasized. As youth engagement was noted as
a critical deterrent to youth developing lifelong destructive habits, this information has been shared
with Community Engagement staff to support the continuation of their work in this area.
b) Citizen/Customer Implications:
A key issue noted for Council’s consideration is the adverse impacts vaping can have within the
community, particularly to vulnerable persons who may begin to use nicotine products, or suffer
health impacts caused by vaping devices. Although the long term health impacts of this new
technology is unknown, prevailing medical opinion is that there may be negative public health
consequences with vaping use. These considerations have been discussed by the Maple Ridge
Social Planning Advisory Committee (SPAC), a citizen’s advisory group that has been appointed by
Council. In April 2019, Council endorsed SPAC’s work plan including the following:
Chronic Disease Education: Highlighting the Healthier Community Partnership
priorities, this workshop will focus on the effects and prevention of chronic disease
caused by food insecurity and unhealthy eating, lack of physical activity, binge
drinking (youth specific), screen time and tobacco (vaping) use.
Vaping prevention and awareness is a focus of SPAC, The Youth Planning Table, The Maple Ridge,
Pitt Meadows, Katzie Community Network (CN) and the Healthier Community Partnership.
The land use implications of this use should also be considered, and Council may wish to use this
opportunity to direct that specific bylaw amendments be made in response to this information.
CONCLUSION:
This report provides a snapshot of vaping as it exists in the provincial context, exploring recent
documents on the matter. The concerns raised in this report are relevant to public health generally,
particularly to youth, which is consistent with the policy direction stated at the 2019 Convention of
the Union of BC Municipalities. It is understood that this issue is critical because smoking and vaping
are most likely to become lifelong habits if started in the teenage years.
The implications of vape retail as a principal land use issue are also discussed. This issue is
significant within Maple Ridge, as all of the vape retail stores are within the Town Centre, and have
the potential to undermine the intent of the Town Centre Area Plan, for a vibrant public realm. It
should be noted that vaping products are widely available, through on-line sales, the 4 vaping retail
outlets already in existence, and also with the accessory tobacco retail uses in grocery and
convenience stores. These existing options are likely sufficient to satisfy consumer demand.
2020-031-RZ Page 8 of 8
This report presents the implications of this use within the City of Maple Ridge, noting the shared
role that municipal departments have in the regulation of vaping and the promotion of community
health.
“Original signed by Chuck Goddard” for
_______________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“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 – Map showing location of Vape retail outlets within the City of Maple Ridge
Appendix B – Photographs of existing Vape retail storefronts within the City of Maple Ridge
Appendix C – Map of Commercially zoned sites where vape retail could occur
Links –
Vancouver Coastal Health Policy Report “Vaping and E-Cigarettes”, March 2020.
https://www.ubcm.ca/assets/Resolutions~and~Policy/Policy/Healthy~Communities/Vaping%20and
%20E-Cigarettes%202020%20Discussion%20Paper.pdf
Heart and Stroke Foundation “e-cigarettes in Canada”, October 2018.
https://www.heartandstroke.ca/-/media/pdf-files/position-
statements/ecigarettesincanada.ashx?la=en&hash=8939FF52C37A5E11C551176982F2E4AC5D3
8D605
2021-032-AL Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 16, 2021
and Members of Council FILE NO: 2021-032-AL
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Application for Exclusion from the Agricultural Land Reserve;
(Golden Ears Way) Plan NWP63218, District Lot 280, Group 1, New Westminster
Land District, DEDICATED PARK & 63221
EXECUTIVE SUMMARY:
This application is to exclude an 8.5 hectare (21 acres) parcel from the Agricultural Land Reserve
(ALR). The property has been previously recommended for exclusion by the Agricultural Land
Commission (ALC) under ALC resolution 2635/2011, along with several other properties. These
properties, identified as “remnant parcels” are considered unsuitable for agriculture for a number of
reasons. In this case, the subject property is within the Urban Area Boundary and is designated
Floodplain in the Hammond Area Plan and Conservation in the Official Community Plan.
The parcel will provide a temporary use to support Metro Vancouver in the assembly of twin sanitary
forcemains (Golden Ears Forcemain and River Crossing project) that will be pulled under the Fraser
River and will convey wastewater from Maple Ridge and Pitt Meadows to the upgraded Northwest
Langley Wastewater Treatment Plant. Metro Vancouver will perform a tie-in to existing infrastructure
just north of 113B Avenue, and will require a permanent right-of-way for this area. This is part of a
long term servicing plan for regional growth management.
Council has been advised of project details as this servicing plan has developed. Metro Vancouver
gave an overview presentation at the April 9, 2019 Council Workshop. Council was further updated
at the October 6, 2020 Committee of the Whole Meeting. At the subsequent October 13, 2020
Council Meeting, in support of the project, Council passed the following resolution:
That a Licence Agreement between the City of Maple Ridge and the Greater Vancouver
Sewerage and Drainage District to allow an emergency generator to be constructed on City
property be authorized; and further
That the Corporate Officer be authorized to execute the agreement.
Upon completion of this project, up to four hectares of the site will be restored with native vegetation
to enhance ecological values. Restoration of the disturbed areas will include:
1. Reconstruction of disturbed slough habitat and marsh wetland.
2. Improvement to instream habitat.
3. Replacement of lost riparian and upland vegetation and improvement of riparian and upland
habitat.
4. Removal of invasive species in impacted areas and replacement with additional native
species.
5. Monitoring and maintenance of replaced vegetation.
2021-032-AL Page 2 of 6
The subject property, due to its size, geometry, and location, is essential for the installation of this
critical piece of infrastructure. The alignment was selected with careful consideration of
environmental impacts, constructability, proximity to adjacent infrastructure, property requirements,
as well as the need to tie-into existing Metro Vancouver infrastructure near 113B Avenue. The
construction methodology requires the pre-assembly of the full length of the river crossing, and the
identified corridor and temporary working space north of 113B Avenue is the only option to
accomplish this.
Although this site is necessary for the reasons discussed above, other options exist to facilitate this
proposal on the site that would not require exclusion from the ALR. These options are discussed
further in the Alternatives section of this report. The rationale for proceeding with the exclusion is
due to the consistency with the direction of ALC to remove this property from the ALR.
The ALC has outlined a new process for processing exclusion applications, which became effective
September 29, 2020. This process includes the requirement of first hosting a Public Hearing prior to
passing a Council resolution of concurrence for forwarding the application to the ALC. To comply
with this new process, the staff recommendation is to forward this application to Public Hearing. The
next steps will be to forward to the Commission, upon receipt of input from the Public Hearing.
RECOMMENDATION:
That application 2021-032-AL be forwarded to Public Hearing.
DISCUSSION:
a) Background Context:
Applicant: City of Maple Ridge
Legal Description: D.L. 280, Plan NWP63218
OCP :
Existing: Conservation
Proposed: No Change
Zoning:
Existing: RS-3 (Single Detached Rural Residential)
Proposed: No Change
Surrounding Uses
North: Use: Vacant (owned by Translink)
Zone: CS-1 (Service Commercial)
Designation Commercial
South: Use: Vacant (owned by Transportation Authority)
Zone: RS-3 (Single Detached Rural Residential)
Designation: Maple Meadows Business Park
East: Use: Business Park
Zone: M-3 (Business Park Industrial)
Designation: Maple Meadows Business Park
West: Use: Pitt Meadows
2021-032-AL Page 3 of 6
Existing Use of Property: Vacant
Proposed Use of Property: Temporary Infrastructure construction followed by
ecological restoration.
Site Area: 8.5 hectares
b) Project Description:
The Northwest Langley Wastewater Treatment Plant in the Township of Langley, which currently
serves 30,000 people in Langley, will be expanded on the same site to serve 230,000 people,
including residents and businesses in Maple Ridge and Pitt Meadows across the Fraser River.
Untreated wastewater from Maple Ridge and Pitt Meadows currently flows to the Annacis Island
Wastewater Treatment Plant in the City of Delta. To divert flows to Northwest Langley Wastewater
Treatment Plant, a new pump station is required north of the Fraser River, along with two pipes
under the river connecting the pump station in Maple Ridge to the treatment plant. This upgrade has
been phased over several years and will be constructed through four projects:
• Pump Station and Storage Tank: a new pump station and storage tank in Maple Ridge near
Golden Ears Way and 113B Avenue. Construction is currently underway on the north side of
the Fraser River.
• Golden Ears Forcemain and River Crossing: two new pipes tunneled under the Fraser River to
carry wastewater from the new pump station in Maple Ridge to the treatment plant in the
Township of Langley.
• Northwest Langley Wastewater Treatment Plant Expansion: expansion of the exis ting
wastewater treatment plant in the Township of Langley.
• Outfall Pipe: a new outfall pipe to carry treated wastewater from the plant to the Fraser River.
The Golden Ears Forcemain and River Crossing is the second of four Northwest Langley Wastewater
Treatment Projects. Construction will take place from summer 2021 to late 2022.
Two new pipes will be constructed under the Fraser River and will carry wastewater from the new
pump station in the City of Maple Ridge to the treatment plant in the Township of Langley. The pipes
will be installed beneath the riverbed by trenchless methods to avoid impacts to the river. On-land
construction will include sections of open-cut work, as well as trenchless construction methods to go
underneath roadways.
The new pipes will increase the capacity of this existing system to help ensure the continued,
reliable, and safe management of liquid waste in our growing region, and will be designed to meet
current seismic standards.
c) Planning Analysis:
The subject property is identified as floodplain in the Hammond Area Plan, and is recognized for its
role in managing rainwater runoff and mitigating flood hazards. Appendix B shows the site as an
environmentally sensitive wetland area that is also traversed by multiple watercourses.
As an enhanced natural area, the site can help to slow and infiltrate rainwater to improve water
quality, slow volume during peak events, and reduce pressure on nearby floodplain pump stations.
The Hammond Area Plan notes that future considerations for these floodplain areas will be to
combine this integral function of flood event mitigation with improved greenspace and ecological
diversity.
2021-032-AL Page 4 of 6
The exclusion of this property could assist in the future planning of the site, as it will give the City of
Maple Ridge greater jurisdiction over its development.
d) Intergovernmental Issues:
In 2011, the ALC identified the subject property as one of several parcels as appropriate for
exclusion under ALC Resolution 2635/2011, made on October 27, 2011. This resolu tion invited the
City to submit a local government application for exclusion for these remnant areas “identified by the
Commission as being unsuitable for agriculture”. This direction from the Commission stems from
their interest in maintaining an ALR that accurately reflects agricultural capability and suitability of
properties contained within it. The expectation of the ALC was that these parcels would be excluded
as a group application along with the exclusion of the Albion Flats, but the ALC also suppo rted
individual applications.
The previous use of the subject property as passively maintained floodplain provided little incentive
to exclude it from the ALR. This recent interest in the property is due to this collaboration between
Metro Vancouver and the City of Maple Ridge in support of the long term servicing plan. The steps
taken in advancing this application have been directed by the ALC. Under the Commission’s new
process, landowner applications for exclusion have been eliminated. All applications for exclusion
from the ALR must now be initiated by a local government. As part of this process, local
governments are required to hold a public hearing prior to forwarding the application to the
Commission.
This is the first exclusion application within the City of Maple Ridge under the Commission’s new
process.
e) Environmental Implications:
The use of this land proposed by Metro Vancouver will be temporary in nature, with the exception of
the short segment which will tie into existing Metro Vancouver infrastructure (See attachment C) The
land allocated for temporary working space will be returned to its existing condition with the added
benefit of additional riparian planting and associated reduction of invasive plant species, specifically
reed canary grass. The restored areas will be monitored and maintained fo r a five-year period post-
construction to ensure high survival and full restoration of all affected areas. The location of the
permanent right-of-way, will be restored with gravel to provide access to the sewer for preventative
maintenance.
The Golden Ears Forcemain and River Crossing project has developed a comprehensive restoration
plan for the project. The restoration plan includes a planting prescription of native riparian shrubs
and trees specific to the environmental characteristics of this area. All areas disturbed by this
temporary use will be planted to the densities specified in the restoration plan. To offset the
temporary disturbance, an additional area equal to 20 percent of the total disturbance will also be
planted. Additional offset areas for disturbances required south of 113B Avenue will also be
completed on the parcel in question for ALR exclusion, and all planting will be in-line with the
restoration objectives of the City of Maple Ridge.
f) Citizen/Customer Implications:
Metro Vancouver has engaged City of Maple Ridge elected officials, staff, residents, and businesses
on the Northwest Langley Wastewater Treatment Projects since 2017. Available information on the
Golden Ears Force Main and River Crossing Project was provided when the projects were first
2021-032-AL Page 5 of 6
introduced and at all subsequent meetings and public events. On September 27, 2017, a public
open house was held at Hammond Elementary School to introduce the projects and identify
interests. Participants supported horizontal directional drilling for the river crossing and had no
comments regarding the on-land alignment.
Metro Vancouver commenced a virtual open house on January 27, 2021 detailing the Golden Ears
Force Main and River Crossing Project. This virtual open house will be followed with opportunities for
public feedback in a two week comment period. Metro Vancouver would be pleased to share that
feedback at the public hearing, as appropriate. Metro Vancouver has worked closely with Katzie
First Nation, the City of Pitt Meadows, and the Township of Langley on project definition and design.
Notification requirements for the exclusion application will be met jointly by Metro Vancouver and the
City of Maple Ridge. Metro Vancouver will install the sign and provide information to those seeking
information about the project. If directed by Council, the City of Maple Ridge will be hosting the
Public Hearing and the newspaper advertisements.
g) Next Steps:
The ALC exclusion process is outlined in the Exclusion Application Guide published August 6, 2020.
The process involves Metro Vancouver as the authorized agent applying as the local government by
filling out details of the project via the ALC application portal. The application process requires
details on the location, legal address, area, current use, and purpose of exclusion of the parcel,
along with supporting documentations. It also requires evidence of public notice of application, a
public hearing, and to provide a local government resolution. ALC has provided clarification that
while Metro Vancouver can apply as authorized agent, the City of Maple is responsible to hold the
public hearing and pass the Council Resolution.
Upon review of the information received at public hearing, at their subsequent Council meeting,
Council will consider the feedback before passing the resolution. Upon receipt of a favorable
recommendation, Metro Vancouver will forward the exclusion application to the ALC for approval. As
this site has been previously identified by the Commission as suitable for exclusion, an expedited
response to this application is anticipated
h) Alternatives:
As noted earlier in this report, the use of this site is critical to the successful completion of this
project. Metro Vancouver has issued an RFP for construction and is expected to begin work in July
2021. The project is on a critical path, for all of the Northwest Langley Treatment Projects, valued at
$1.3B. Delays to the Golden Ears Forcemain Project will result in additional costs to Metro
Vancouver.
The alignment within the ALR was selected with careful consideration of environmental impacts,
constructability, proximity to adjacent infrastructure, property requirements and the requirement to
connect to existing infrastructure. The construction methodology requires the pre-assembly of the full
length of the river crossing, and the identified corridor and temporary working space north of 113B
Avenue is the only option to accomplish this.
The exclusion of this site from the ALR is not the only option for this purpose. Alternatives exist, such
as a Non-Farm Use application, or a possible exemption due to the temporary use of the site. Given
the circumstances however, exclusion is the best option, as the ALC does not consider an
agricultural future for the site, and sees little benefit for retaining it within the ALR.
2021-032-AL Page 6 of 6
CONCLUSION:
This application for exclusion from the ALR is a collaboration between the City of Maple Ridge and
Metro Vancouver to advance an infrastructure development project. The site has been identified by
the ALC for exclusion, and for this reason, the exclusion of the site is the most expedient approach to
being able to use the site for this purpose.
This application will be the first exclusion application within the City of Maple Ridge under the local
government initiated application process as introduced by the Commission in August 2020. Prior to
being forwarded to the Commission, the local government is required to host a public hearing. For
this reason, the recommendation of this report is to forward the application to public hearing.
Following public hearing, the report will be returned to Council with a request to consider forwarding
the request to the ALC.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diane Hall, BA, MA
Planner 2
“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 photo
Appendix C – Construction Details prepared by Applicant
DATE: Jan 20, 2021FILE: 2021-032-AL
FOLIO: 21342-0400-4
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:6,000 BY: PC
Legend
Stream
Canal Edge
Ditch Centreline
Edge of Marsh
Indefinite Creek
Canal
Lake or Reservoir
Marsh
DATE: Feb 9, 2021FILE: 2021-032-AL
FOLIO 21342-0400-4
City of PittMeadows
District ofLangley District of MissionFRASER R.
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PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2020´
Scale: 1:6,000 BY: PC