HomeMy WebLinkAbout2023-02-14 Council Workshop Agenda and Reports.pdf[~1111•
mapleridge.ca City of Maple Ridge
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
MEETING DATE: February 14, 2023
FILE NO:
MEETING: Workshop
SUBJECT: Yennadon Lands -Proposed M-7 Employment Park Zone
EXECUTIVE SUMMARY:
The Yennadon Lands, generally located southwest of the intersection of 232 Street and 128 Avenue,
were identified as a potential location for future employment uses in the City's Commercial & Industrial
Strategy, due to this 25.4 hectare/63 acre area being flat, with servicing potential and near a major
transportation route. The Strategy recommended planning for the additional supply of employment
land now in order to best satisfy future demand in an increasingly competitive region.
In the past, industrial and commercial/residential areas have not always been good neighbours, as
industrial uses often bring noise, visual impacts, and large truck traffic to local areas. Therefore, the
design of the employment area will be limited to business activities occurring primarily inside a building
to contain nuisance noise, odour, and other negative impacts. Development will be directed in a
sensitive and scaled manner so that the employment park is compatible with the adjoining residential
neighbourhood.
The intent behind the M-7 Employment Park Industrial Zone is to align with the Yennadon Lands
Employment Park policies (currently at third reading), which aim to unlock the employment potential
of these lands while ensuring the development of a cohesive road network, servicing access and
environmental conservation and compensation.
The existing M-3 Business Park Industrial Zone has been used as the basis for the M-7 Employment
Park Industrial Zone. As such, the proposed M-7 Employment Park Industrial Zone includes regulations
that are very similar to the M3, but permit a range of less intensive industrial uses that are compatible
with adjacent residential uses.
Any development applications received prior to adoption of the Yennadon Lands policies are intended
to proceed under the proposed M-7 Employment Park Zone. If Council directs, the proposed M-7
Employment Park Zone will be brought forward, through a Zone Amending Bylaw, to an upcoming
Committee of the Whole Meeting.
RECOMMENDATION:
1. That staff bring forward a Zone Amending Bylaw to introduce M-7 Employment Park Industrial
Zone into the Zoning Bylaw.
~----~~-·------------------------------------------------Doc#3321502 Page 1 of 7
CONTEXT:
1.1 The Yennadon Lands (128 Avenue and 232 Street)
The Yennadon Lands are comprised of
13 properties. They range in size from 0.5 ha
(1.5 acres) to 4 ha (10 acres). The total land
area is 25.4 hectares (63 acres}. The subject
properties are currently located outside of and
adjacent to the City's Urban Area Boundary, but
are largely within the Region's Urban
Containment Boundary.
The existing uses on the lands range from
single-family use to vacant underutilized lands,
according to BC Assessment data. The Figure 1 -The Yennadon Lands
properties abut urban single detached
development on the west and south boundaries; Agricultural Land Reserve to the east and north, and
suburban single family lots on the north side of 128 Avenue. A historic commercial node, as well as
Yennadon Elementary School, are located within 200-400 m of the subject properties.
Currently, the subject properties are designated Agricultural in the OCP and are zoned RS-3 (One
Family Rural Residential) and RS-2 (One Family Suburban Residential). All of the properties, except
one property located near the northeast corner of the area, are located outside the Agricultural Land
Reserve. The majority of these properties are designated General Urban in the Regional Growth
Strategy.
1.2 Suitability of the Yennadon Lands for an Employment Future
The Yennadon Lands were identified as a potential location for future employment uses in the City's
Commercial & Industrial Strategy, with the Strategy recommending that planning for the additional
supply of employment land should begin now in order to best satisfy future demand in an increasingly
competitive region. This area aligns with the intent of the current Official Community Plan policies for
inclusion as employment lands, as the lands are generally flat, have access to an arterial and collector
roadway, and servicing runs adjacent to the properties.
It is noted in the Commercial & Industrial Strategy that a mixed employment campus-style business
park could be a suitable form of development in this area. The Strategy recommends development
with a key focus on restricting heights, while also encouraging building forms and uses that are in
keeping with the surrounding residential context. It was originally noted that the Yennadon Lands could
eventually serve the needs of the technology sector, light manufacturing companies, and professional
offices, all of which offer a high employment density.
1.2 Concept Plan Development
Council directed staff to undertake an employment land use re-designation process and consultation
strategy for the Yennadon Lands at the June 18, 2019 Council Workshop Meeting. At the March 31,
2020 Council Workshop meeting, staff provided an update on the Yennadon Lands Re-designation
process, including the proposed community engagement process that was postponed due to the
pandemic. At that meeting, Council directed that the previously endorsed Yennadon Lands process be
revised and that staff work with the consultant to prepare some preliminary land use concepts for
Council to review prior to proceeding with public consultation.
At the July 14, 2020 Council Workshop meeting, staff in collaboration with a consultant, presented
three preliminary land use concepts for Council to review. At that meeting, Council directed staff to
move forward with a public consultation process, taking into account the public health orders in effect
at the time. ~~-.~----·-----~ Doc#3321502 Page 2 of 7
At the December 8, 2020 Council workshop meeting, Council endorsed "Concept #2 -Neighbourhood
Innovations Village" and directed staff to move forward with an Official Community Plan Amending
Bylaw.
The concept endorsed by Council at the end of 2020 provided for a 100% employment future for the
developable areas of the Yennadon Lands. While policy development for the Yennadon Lands was
based on careful examination of the Yennadon lands and surrounding uses, guidance was received
and incorporated from Council comments and community input received. Development of
Development Permit Guidelines, to guide form and character, were also prepared to support the
Yennadon policies. Please see Appendix A for an overview of the Concept Plan.
The three OCP Amending Bylaws which make up the Yennadon Employment Lands Concept Plan
were granted third reading at the May 24, 2022 Regular Council Meeting. Development Applications
in alignment with the proposed Concept Plan, are permitted and would be received by CMR Staff and
Council. Applications can proceed until Third Reading, but cannot receive Fourth until the Agricultural
Land Reserve, Regional, and OCP Land Use elements are resolved. To read more about the timeline,
project and concept, please visit: mapleridge.ca/2424.
2.0 DISCUSSION:
The intent through the Yennadon Lands is to help create a complete neighbourhood, within the existing
residential area, where residents and business owners can live, work and play within a five to ten-
minute walk or bicycle ride of their residence. This employment area should be uniquely smaller and
scaled to fit with the surrounding neighbourhood, offering the potential for a variety of smaller scaled
buildings with limited building heights and sizes. Key components of the M-7 zone are described in the
following sections.
2.1 Proposed M-7 Employment Park Industrial Zone for the Yennadon Lands
The intent of the proposed M-7 Employment Park Industrial zone is that it be used for employment use
and job creation on the Yennadon Lands by permitting a range of less intensive industrial uses that
are compatible with adjacent residential uses. The existing M-3 Business Park Industrial Zone has
been used as the basis for the M-7 Employment Park Industrial Zone. As such, the proposed M-7
Employment Park Industrial Zone includes regulations that are very similar to the M3, but have been
tailored to take into account the existing residential context specific to the Yennadon Lands.
a) Proposed Principal and Accessory Uses
As the intent of the redesignation of the Yennadon Lands is to increase employment opportunities in
Maple Ridge, while being sensitive to the existing residential context, the proposed uses are intended
to take place indoors, with limits on noise and neighbourhood disruption. Proposed principal uses
include:
• Child care centers
• Civic
• Educational and training facilities, including industrial trade schools
• Food and food product preparation for off-site consumption and/or delivery, which includes
catering opportunities and requires commercial kitchens
• Indoor commercial recreation opportunities (i.e. gymnastics, rock climbing gyms, etc.)
• Light industrial uses (i.e. uses that are entirely enclosed within a building and do not emit
smoke, vibration, odour, noise, etc.). This includes artisanal production
• Media production facilities (i.e. broadcasting, telecommunications, multi-media art, motion
pictures, etc.) and related activities
Doc#3321502 Page 3 of 7
• Medical and laboratory uses (i.e. research testing laboratory, pharmaceutical manufacturing,
and non-medical testing laboratory).
• Microbrewery, microwinery and microdistilleries
• Personal repair services
Accessory uses are those that support the principal or primary use on a lot and are intended to be
incidental and subordinate to the principal use. Proposed accessory uses include:
• Business and office services
• Caretaker residential
• Limited office
• Limited retail
• Limited storage
Some uses are proposed to be prohibited in the M-7 Employment Park Zone. Proposed prohibited uses
include:
• Outdoor storage
• Heavy industrial uses (such as chemical plants, wrecking & salvaging)
• Residential
• Warehouse and warehouse storage, including mini storage units.
b) Proposed Lot Characteristics
It is important to note that there are consolidation requirements, captured in policy, for the Yennadon
lands in order to ensure the development of a cohesive road network, servicing access and
environmental compensation package. For the western portion of the Yennadon Lands, the minimum
lot consolidation will be 35,000 square meters and for the eastern portion, 75,000 square meters.
Following consolidation for development application purposes, the proposed minimum lot area and
dimensions for an employment park subdivision are:
• Lot Area of 2,000 square metres
• Lot Width of 30 metres
• Lot Depth of 50 meters
c) Proposed Development Characteristics
In the City's Zoning Bylaw, density is regulated according to Floor Space Ratio (FSR), which is the ratio
obtained by dividing the total Gross Floor Area of all the buildings on a lot by the Lot Area, excluding
off-street parking areas. The M-7 Employment Park Zone is proposed to have an FSR of 0.75, which is
the same density as the existing M-3 Business Park Zone.
Again, similar to the M-3 Business Park zone, it is proposed that all principal and accessory buildings
and structure will not exceed a lot coverage of 60%.
Proposed minimum setbacks for buildings and structures are:
• 6.0 metres from a Front Lot Line
• 6.0 metres from a Rear Lot Line, except 3.0 meters where adjacent to an Industrial Designated
or Zoned Use.
• 4.5 metres from an Interior Lot Line, except 1.5 meters where adjacent to an Industrial
Designated or Zoned Use.
• 4.5 metres from an Exterior Lot Line
Doc#3321502 Page 4 of 7
Recognizing that the Yennadon Lands are adjacent to an existing residential neighbourhood, portions
of the site will have lower permitted building heights. Proposed building heights for the western portion
of the site shall not exceed 11 meters, which is the same height permitted for a residential single
detached building, while the eastern portion of the site is proposed to permit a building height of 15
meters, in alignment with the M-3 Business Park Industrial Zone.
d) Other proposed zone elements
The M-7 Employment Park Zone is proposed to include noise mitigation requirements with landscaping
and screening requirements that will continue to align with the requirements outlined in Section 405
Landscaping and Fencing Regulations of the City's Zoning Bylaw: Namely, that a 3 meter minimum
landscape screen will be required along the front and exterior side lot lines; and for lot lines adjacent
to land designated or zoned for non-industrial purposes, that a minimum 5 meter landscape will be
required.
Off-street parking and loading requirements are governed by the City's Off-Street Parking and Loading
Bylaw. This bylaw is currently under review in order to modernize the parking requirements across the
City.
In addition to the M-7 Employment Park Zone requirements, development applications will need to
submit and comply with the Yennadon Lands Development Permit Guidelines. These guidelines
oversee site planning and design requirements. A copy of the Yennadon Lands Development Permit
Guidelines have been included in Appendix B.
2.2 In-stream development applications in the Yennadon Lands
In 2019, the City received an application for
the northeast property (23154 128 Ave/
2019-119-RZ) to rezone the subject property
from RS-2 (Single Detached Suburban
Residential) to CS-1 (Service Commercial) to
permit the future construction of a two-storey
commercial building. In 2022, it was
determined that this commercial development
application would not form a part of the Official
Community Plan Amending land use
designation bylaws associated the Figure 2-12791232 highlighted within the Yennadon Lands
redesignation of the Yennadon Lands and will
not need to align with the M-7 Employment Park Industrial Zone discussed above.
The northeast corner development application requires an amendment to the OCP to re-designate the
land use from Agricultural to Commercial. Council granted first reading to Zone Amending Bylaw No.
7558-2019 and considered the early consultation requirements for the Official Community Plan (OCP)
amendment No. 7557-2019 on July 9, 2019. The Zone Amending Bylaw and OCP Amendment
received second reading on January 18, 2022, went through Public Hearing on February 15, 2022
and received third reading on February 22, 2022. The application currently sits at third reading, subject
to the necessary regional amendments required.
Briefly, this northeast lot is proposed to be re-zoned to CS-1 Service Commercial, which includes a
range of uses not limited to assembly, liquor store, personal services, professional services, and
restaurants.
Doc#3321502 Page 5 of 7
2.3 Next Steps
Should Council direct, staff will bring forward a Zone Amending Bylaw to an upcoming Committee of
the Whole Meeting, to introduce the M-7 Employment Park Industrial Zone to the City's Zoning Bylaw.
Subsequently, Council could consider the bylaw for first reading at a regular Council meeting. It is
important to note that the M-7 Employment Park Industrial Zone wil I progress through the later stages
of the adoption process in conjunction with a future development application for the Yen nadon Lands.
Figure 2 -Zone Introduction and Adoption Process
St+•>ti;. !MMH-lii1i• _. -a wa
Weare here In conjunction with a development application
Development applications proposing employment land uses continue to be able to come before
Council. Development applications are able to proceed through the development application process,
providing they align with the endorsed concept. Development applications will be required to rezone
to the proposed new M-7 Employment Park Zone and obtain a development permit to regulate the
form and character of new buildings.
3.0 STRATEGIC ALIGNMENT
Implementing strategic plans related to local infrastructure and the economy, including the City's
commercial and industrial land base, is a Council priority as established under its Growth pillar of the
2019-2022 City of Maple Ridge Strategic Plan.
4.0 POLICY IMPLICATIONS
The proposed land use re-designation of the Yennadon Lands to an employment future and proposed
M-7 Employment Park Zone are supported through the recommendations of the Commercial &
Industrial Strategy and the existing industrial policies in the OCP. OCP policies 6-41 and 6-42 speak to
identifying additional employment lands within the City and set out compatibility criteria used to
determine feasibility of new employment land. Specifically, the subject properties align with the intent
of the current OCP policies for inclusion as employment lands, as the lands are generally flat, have
access to arterial and collector roadways, and development servicing is located adjacent to the
properties.
5.0 INTERGOVERNMENTAL IMPLICATIONS
An Agricultural Land Reserve (ALR) Exclusion Report re: 23154 128 Ave (2022-170-AL) was presented
to Council and submitted to the Agricultural Land Commission (ALC) for their consideration. Through
earlier processes, the ALC had indicated potential support for the removal of this property from the
ALR.The City is awaiting a response from the ALC regarding this application.
Following the potential removal of the property from the ALR, an amendment request would then be
made to the Metro Vancouver Regional Board (MVRB) to adjust necessary boundaries, land uses and
policies. Should the MVRB support the amendment, the OCP Amending Bylaws regarding the
Yennadon Lands can be brought to Council for consideration of Final Reading.
Doc#3321502 Page 6 of 7
6.0 INTERDEPARTMENTAL IMPLICATIONS
Community Planning staff have been working collaboratively with Engineering, Parks, Recreation &
Culture, Building and Economic Development staff, on the pursuit of employment opportunities for the
Yennadon Lands. It is anticipated that these departments will continue to be involved throughout the
Yennadon Lands Employment Park Re-designation process. Additionally, staff from Legislative
Services and Communications Departments will continue to provide support with community outreach
and communication initiatives.
7.0 FINANCIAL IMPLICATIONS
The ongoing pursuit of employment lands, specifically with the Yennadon Lands Employment Park, is
included in the Planning Department 2023 Work Program.
CONCLUSION:
The existing M-3 Business Park Industrial Zone has been used as the basis for the content of the
proposed M-7 Employment Park Industrial Zone. As such, the proposed M-7 Employment Park
Industrial Zone includes regulations that are very similar to the M3 but have been tailored to take into
account the existing residential context specific to the Yennadon Lands.
As development applications are permitted to proceed in the Yennadon Lands area in advance of an
adopted area plan, the proposed M-7 Employment Park Zone is being presented to Council for
comment, and if directed, will be brought forward through a Zone Amending Bylaw to an upcoming
Committee of the Whole Meeting.
"Original Signed by Amanda Grochowich"
Prepared by: Amanda Grochowich, MCIP, RPP
Planner 2
"Original Signed by Charles R. Goddard"
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
GM, Planning & Development Services
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Appendix A: Overview of the Yennadon Lands Concept Plan
Appendix B: Yennadon Lands Development Permit Guidelines
Doc#3321502 Page 7 of 7
APPENDIX A
Appendix A -Concept Plan Development and Overview
Council directed staff to undertake an employment land use re-designation process and consultation
strategy for the Yennadon Lands at the June 18, 2019 Council Workshop Meeting. At the March 31,
2020 Council Workshop meeting, staff provided an update on the Yennadon Lands Re-designation
process, including the proposed community engagement process that was postponed due to the
pandemic. At that meeting, Council directed that the previously endorsed Yennadon Lands process be
revised and that staff work with the consultant to prepare some preliminary land use concepts for
Council to review prior to proceeding with public consultation.
At the July 14, 2020 Council Workshop meeting, staff in collaboration with a consultant, presented
three preliminary land use concepts for Council to review. At that meeting, Council directed staff to
move forward with a public consultation process, taking into account the public health orders in effect
at the time.
At the December 8, 2020 Council workshop meeting, Council endorsed "Concept #2 -Neighbourhood
Innovations Village" and directed staff to move forward with an Official Community Plan Amending
Bylaw.
The concept endorsed by Council at the end of 2020 provided for a 100% employment future for the
developable areas of the Yennadon Lands. Based on Council comments, as well as what was heard
from the community during the public consultation process, the following elements have been
integrated into the policy work, design guidelines, or the land use schedule map associated with the
re-designation of the Yennadon Lands towards an employment future:
• Suitable Mix of Employment Uses: The employment area will need to have an appropriate mix
and size of employment uses to generate suitable levels of job creation, while still affording a
sensitive transition to the surrounding residential uses.
• Neighbourhood Business Scale and Character: The design of the employment area will be
limited to business activities primarily occurring inside a building to contain nuisance noise,
odour, and other negative impacts. The building form will be more of a residential height and
massing in the western area with generous landscape retention and reduced parking if
possible. The eastern area may have larger and more conventional light industrial buildings.
• Innovative Mixed Uses: The development of this site may include a mix of employment uses.
• Environmental Sensitivity: Coho Creek will be protected and enhanced with the appropriate
setbacks and a progressive stormwater management system on site.
• Trail Network: A comprehensive trail network will connect to the adjoining communities and
provide a rich amenity for both the businesses and residents to enjoy, promoting a healthy
walking/biking culture.
• Resilience and Adaptability: This employment neighbourhood will be designed and planned so
that there is diversity and choice of business parcels and units that may adapt and consolidate
or expand over time.
• Climate-Change Responsive: The infrastructure and servicing will be designed for increased
storm flows and special events, so the neighbourhood has the ability to weather through
extreme climatic conditions with additional precautionary measures, including floodways and
dry pond areas for emergency stormwater storage.
The Intent is to create a complete neighbourhood, within the existing residential area, where residents
and business owners can live, work and play within a five to ten-minute walk or bicycle ride of their
residence. This employment area should be uniquely smaller and scaled to fit with the surrounding
neighbourhood, offering the potential for a variety of smaller scaled buildings with limited building
heights and sizes.
The natural environmental area of the site will be conserved, as the Coho Creek Conservation Area,
with the required 30 metre setback areas to buildings and trails along its edges. The employment area
will be linked by trails and natural open spaces, which in turn will be connected to the adjoining
communities.
A natural interconnected pathway and trail system is recommended for the site that connects to the
surrounding neighbourhoods. The trails should be slightly elevated to avoid flooding and may require
elevated boardwalk sections in some of the riparian areas near the stream, or in particularly low wet
areas.
A gravel horse trail runs along the south side of 128111 Avenue adjoining the site. There are no formal
trails through the site. There are plans for a comprehensive bike lane and walking path for both 12801
Avenue and 232nd Street in the future, that will incorporate bike lanes and a sidewalk/trail network.
Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were drafted to
integrate the Yennadon Lands Concept Plan into the Official Community Plan. The two bylaws were
presented at the May 4, 2021 Committee of the Whole Council Meeting and were subsequently
forwarded to the May 11, 2021 Regular Council Meeting for Council consideration of first reading.
Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were granted first
reading at the May 11, 2021 Regular Council Meeting.
Following the consideration and granting of first reading to the two Official Community Plan Amending
Bylaws, staff initiated the referral and consultation process, set out under Section 4 75 of the Local
Government Act, which was endorsed at the time of first reading.
In respect of Section 4 75 of the Local Government Act, staff submitted referrals to the following
agencies regarding the proposed re-designation of the Yennadon Lands: Metro Vancouver, School
District No. 42, local First Nations, Ministry of Forests, Lands, Natural Resource Operations and Rural
Development, as well as the Agricultural Land Commission. Following receipt of referral agency
responses, staff will prepare a Second Reading report for Council consideration.
Following receipts of the referral responses, Staff presented the Second Reading Report and three
Official Community Plan Amending Bylaws at the April 5, 2022 Committee of the Whole Council
Meeting. Committee of the Whole is the initial venue for review of issues. No voting takes place on the
bylaws. A decision is made to send the item to Council for debate and vote or to send an item back to
staff for more information. Council moved the item for debate and consideration of Second Reading
at the April 12, 2022 Regular Council Meeting (7pm).
Council granted Second Reading of the bylaws at the April 12, 2022 Regular Council Meeting. The full
staff report and OCP Amending Bylaws are available here (Item 1111). Once available, the Council
Meeting Minutes will be available here. The meetings are recorded and available for viewing
at http://media.mapleridge.ca/Mediasite/Showcase.
The three Yennadon Lands official community plan bylaws were presented at the May 17, 2022 Public
Hearing meeting. The Public Hearing agenda is available here and the three official community plan
bylaws are the first item on the agenda. The meetings are recorded and available for viewing
at http://media.maplerjdge.ca/Mediasite/Showcase.
The three official community plan bylaws were considered for Third Reading at the May 24, 2022
Regular Council Meeting. At that meeting, Council granted Third Reading to the three bylaws. Once
available, the Council Meeting Minutes will be available here. The meetings are recorded and available
for viewing at http://media.mapleridge.ca/Mediasite/Showcase.
To read more about the timeline, project and concept, please visit: rnapleridge.ca/2424.
APPENDIXB
YENNADON LANDS Efv1PLOY/v1ENT PARK
DESIGN GUIDELINES
MAPLE RI DGE
British Columbia
Draft: v4 Apr,/ 5, 2022
ACKNOWLEDGEMENTS
The City of Mo pie Ridge would like to sincerely thank the following contributors who helped shape these design
guidelines to help ensure that what is planned and developed for the Yennodon Lands Employment Pork is
sensitive to the adjoining residential neighbourhoods and the natural environment.
Mayor and Council
Mayor M. Morden and Councillors
Judy Dueck, Kiersten Duncan, Chelsea Mead us, Gordy Robson, Ryon Svendsen, and Ahmed Yousef,
for their leadership
Planning and Development Services staff
Christine Corter, General Manager Planning & Development Services
Charles Goddard, Director of Planning
Uso Zosiok, Manager of Community Planning
Amanda Grochowich, Planner and Project Manager
Rod Stott, Environmental Planner
Mike Pym, Environmental Planner
Engineering Services staff
David Pollock, General Manager Engineering Services
Rochel 0/lenberger, Manager of Infrastructure Development
Mork Ho/pin, Manager of Transportation
Par/cs and Recreation Services rtaff
Chad Neufeld, Monoger of Porks Planning and Development
Economic Development staff
Wendy Dupley, Director of Economic Development
The thirteen property owners of the Yennadon Lands Employment Park lands
and
and the residents of the Yennadon area, and other Maple Ridge community residents
who helped shape these design guidelines
These design guidelines were completed by the
City of Maple Ridge
In association with
Michael van Hausen, FOP, CSLA. LEED AP
MVH Urban Planning & Design Inc.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
CONTENTS
Design Guidelines Guide
Overview... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . .. . . . . . . . . . . . . . . . .. . . . . . . .. . . . . . . . . . . . .. . . . .. . . . . . . . . . . . . 4
Purpose......... . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . .. . . . .. . . . . . . . . . . . . . . . . . . . 4
How lo Use these Guidelines........................................................................ 4
1.0 Design Administration and Framework Policies
1.1 lntentandUse.......................................................................................... 5
1.2 Administration and Interpretation................................................................... 5
1.3 Development Permit Area App lication ...... ... ... ......... ...... ...... ... ......... ... ... .. .. 5
1.4 Site Location, Size and Characteristics............ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 6
1.5 Watercourses and Natural Features............................................................ 7
1.6 Access and Transportation........................................................................... 9
1.7 Trails, Open Space, Parks and Recreation...................................................... 9
1. 8 Stormwater Management... . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. . . . .. . . . . . .. . . . .. . .. . . . . .. . 10
2.0 Employment Area Development Concept and Principles
2.1 Employment Area Development Concept ... . .. . . . . .. .. .. . . . . .. . .. . . . .. ... .. . .. . .. . . . . 11
2.2 Guiding Principles..................................................................................... 12
3.0 Design Guidelines
3.1 General Guidelines: Site Planning Essentials
3.1.1 Minimize site disturbance and enhance natural features............ 13
3.1.2 Locate building and parking to minimize impact on natural areas......... 13
3.1.3 Locate buildings close to the streets with pedestrian access............... 13
3.1.4 Create adequate weather protection and passive solar gain.................... 13
3.1.5 Locate main employee parking to the side and rear of the site............ 13
3.1.6 Locate storage and loading to the side and year of the site................ 13
3.1.7 Manage stormwater on site.......................................................... 13
3.1.8 Create a landscaped strip at the front, rear and sides of site................. 13
3.2 Specific Guidelines and Standards
3.2.1 Overall site planning.................................................................. 14
3.2.2 Overall landscape plan............................................................... 14
3.2.3 Landscape strips and screens...................................................... 15
3.2.4 Tree retention and replacement................................................... 16
3.2.5 Fencing ..................................................................... ·.............. 16
3.2.6 Street design standards and pedestrian connections........................ 17
3.2.7 Entrance gateways................................................................... 18
3.2.8 Access and parking................................................................... 19
3.2.9 Loading, service, storage and refuse............................................. 20
3.2.10 Building size and massing........................................................... 20
3.2.11 Building design and articulation.................................................... 21
3.2.12 Building materials and colour....................................................... 24
3.2.13 Crime prevention through environmental design.............................. 25
3.2.14 Signage and wayfinding. .. . .. . . . . . . .. . . .. . . . . . . . . . .. . . .. .. . .. . . . . .. . . . . . . . .. . . . . .. . .. 25
3.2.15 Sile Lighting............................................................................. 26
3.2.16 Landscape Requirements................................................................. 26
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
Design Guidelines Guide
Overview
Purpose
These guidelines are specific to the Yennadon Lands Employment Park. They are unique in that
they direct development in a neighbourhood sensitive and scaled manner so that the Employment
Park is compatible with the adjoining residential neighbourhood. In the past, industrial areas have
not always been good neighbours as they have brought consequences such as noise, visual
impacts, and undesirable traffic to local areas. The City of Maple Ridge wants to prevent those
negative consequences as much as possible.
In the case of the Yennadon Lands Employment Park, the intention is to bring the right type and
size of employment facilities into the neighbourhood, so it increases job opportunities close to home
and provides opportunities for new and mature businesses to locate closer to where their
employees live. This approach will help residents drive less, walk and bike more, and reduce the
overall greenhouse gas footprint that longer commutes create.
At the same time, as reducing commuting and providing space for businesses to grow, the City
wants to provide pathways and trails, as well as other natural areas and tree conservation with any
contemplated development in this new Employment Park. The scale, character and size of the
buildings will also be carefully reviewed to ensure they fit into the valued west coast character of
the neighbourhood. Sensitive site planning, landscape buffers, and screening will help these
businesses integrate better with the surrounding established residential communities. Finally,
access and traffic will be limited to the arterial roads in the area so that local streets are not
impacted by the development to the extent possible.
Property owners, developers, and consultants including architects, landscape architects and
engineers will use these guidelines and the associated design review checklist to shape their
development permit applications. City of Maple Ridge staff will measure the development permit
applications submissions against the guidelines and checklist to suggest potential improvements.
In the end, the City of Maple Ridge wants to make the development review and approvals process
as clear and self-evident as possible to help reduce unnecessary delays and assure quality design.
Most importantly, the City wants to create an outstanding and sought-after Yennadon Lands
Employment Park: a local neighbourhood-sensitive employment area that all residents and
businesses can be proud of as a progressive alternative to longer commutes.
How to Use These Guidelines
1. A Development Permit Application will be completed that conforms to the City of Maple Ridge
Zoning Bylaw requirements and other design standards, regulations, and bylaws including but
not limited to the Maple Ridge SubdMsion and Development SeNicing Bylaw, the Off-Street
Parking and Loading Bylaw, the Strategic Transportation Plan, Tree Protection and
Management Bylaw, Natural Features Development Permit Application, and the Watercourse
Protection Development Penni/ Application.
2. The four sections that follow include:
a. Section 1.0 Design Administration and Framework Policies
b. Section 2.0 Employment Park Design Concept and Principles describes the approved
overall site development concept and the accompanying principles that guide
development;
c. Section 3.0 contains the specific Design Guidelines that apply to individual
development parcels; and
d. Section 4.0 is a summary Design Review Checklist to ensure that applicants have
covered all the guidelines adequately.
3. Following staff review, amendments will be required to the Development Permit Application as
conditions for approval with the intention of improving the quality of site planning and design.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
1.0 Design Administration and Framework Policies
1.1 Intent and Use
1.1.1 These guidelines and associated design guideline checklist will be used to guide development of
the Yennadon Lands Employment Park. They will be used by the City of Maple Ridge to review
and evaluate Development Permit Applications.
1.1.2 Applicants will respond to each guideline and checklist item that applies to their specific site in the
context of the entire development area (see Section 4: Design Review Checklist).
1.2 Administration and Interpretation
1.2.1 The use of the term "City" shall mean "The City of Maple Ridge.''
1.2.2 Where there is conflict with other bylaws, policies, or Area Plans adopted by the City, those bylaws,
policies, or Area Plans will have priority over these guidelines.
1.2.3 Where a descriptive section, illustration, or photograph accompanies a guideline, it is provided for
information purposes only to enhance the understanding of the guideline.
1.2.4 Where "shall" is used in the guideline, the guideline is considered mandatory.
1.2.5 Where "should" is used in a guideline, the intent is that the guideline is strongly encouraged, but
can be varied where unique or unforeseen circumstances provide for courses of action that would
satisfy or generally be seen as equivalent to the intent of the guideline.
1.2.6 Where the guideline requires submission of studies, analysis, or other information, the City of Maple
Ridge shall determine the exact requirements and timing of the studies, analysis, or information.
1.2.7 Bylaws, policies, and regulations will be cross-referenced where possible in these guidelines, but
it is up to the applicant to ensure that they comply with all applicable bylaws, policies, and
regulations in accordance with the City of Maple Ridge's requirements whether or not they are
mentioned in these guidelines.
1.3 Development Permit Area Application
1.3.1 ln accordance with Section 488 of the Local Government Act, the City of Maple Ridge is permitted
to designate Development Permit Areas to create special requirements for certain forms of
development, including the form and character of intensive residential, commercial, industrial or
multi-family residential development, and for the protection of natural features and ecologically
significant land.
1.3.2 A Development Permit Area is intended to address special development circumstances, and if a
property is within a Development Permit Area, certain types of development activity cannot proceed
without a Development Permit being issued by Council.
1.3.3 An Industrial Development Permit is required for all new development within the urban area on
lands designated industrial on Schedule 8 of the Official Community Plan other than in those
circumstances indicated in in Section 8.4 Development Permit Exemptions. The following form and
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
character guidelines apply to industrial development on this unique neighbourhood site but are not
necessarily appropriate for general industrial uses.
1.4 Site Location, Size and Characteristics
1.4.1 The Yennadon Lands Employment Park is 25.4 gross hectares (63 acres) in the north central part
of the City of Maple Ridge. It is located on the south edge of 128 Avenue and the west edge of 232
Street. It is bordered by residential land uses on the south and west edges. Thirteen properties
make up the Employment Area. The properties range In size from 0.5 hectares (1.50 acres) up to
4 hectares (10.0 acres).
1.4.2 The west side of the Yennadon Lands Employment Park has newer urban residential homes on
standard single-detached lots. On the southwest edge of the Employment Park, set back from Coho
Creek, are clusters of townhomes. Along the south Employment Park of the site are older urban
residential lots adjoining the south edge of Coho Creek. East of the Employment Park along
232 Street are large lot homes built on the Agricultural Land Reserve. North of the Employment
Park on 128 Avenue are older estate lot homes. On the northeast comer of 232 Street and 128
Avenue is a Petro Canada Service Station and associated commercial uses. The Yennadon
Elementary School is also located in behind the Service Station northeast of 128 Avenue and
232 Street.
1.4.3 The northern and western edges of the Employment Park have current large lot residential uses.
One small farm is located in the northeast comer of the Employment Park. The balance of the site
is vacant, treed, or open fields with Coho Creek and its tributaries running through the south and
central part of the site. The open parts of the site have views north to the Golden Ears mountain
peaks but much of the potential views are obscured by the existing forested area. The site is
relatively flat but is punctuated by mounds and lower wet areas.
Orlhographic photo of site and adjoining uses
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
1.5 Watercourses and Natural Features
1.5.1 In accordance with Section 8.9 of the Official Community Plan, a Watercourse Protection
Development Permit application is required for all development and building within 50 meters of
top-of-bank of all water features such as creeks, wetlands, ponds, or ditches, for the preservation,
protection, restoration and enhancement of watercourse and riparian areas. Coho Creek and its
tributaries run east to west and northeast to southwest through the site in the south and central part
of the site.
1.5.2 Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application shall be required for all development and subdivision to ensure the protection,
restoration, and enhancement of the natural environment.
1.5.3 Outside of dedicated watercourse and natural feature protection areas, restrictive covenants shall
be utilized to assist with protection of tree retention areas, and high risk natural hazard areas, where
necessary.
1.5.4 Re-designation to a "Conservation" land use designation within the Official Community Plan shall
be required through a future rezoning application.
5/Te ANAJ,,Y615
Summary site analysis and core Coho Creek Conservation Area
1.5.5 The City's Tree Protection and Management Bylaw will apply to the tree retention, removal, and
replacement requirements for each development application as the majority of the site is covered
with dense mixed forest of deciduous and coniferous trees. There are a few clusters of what appear
to be significant Western Red Cedar and Hemlock tree stands near the west edge of the site. There
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
could also be further specimens, but a detailed tree inventory and management plan would be
required to confirm their value and condition.
1.5.6 As per municipal requirements and legislative requirements of senior environmental agencies Coho
Creek is fish-bearing and therefore requires a 30-meter setback with a 15-meter setback along the
south side of the tributary where it abuts historical residential properties facing 126 Avenue on the
east side of the site. The surrounding riparian corridor provides an important refuge to a variety of
fish, wildlife and flora species and it provides an important wildlife movement corridor through the
site. It helps provide greenway connections east and west and north to south as part of a larger
watershed sub-catchment area. No buildings, impervious surfaces, infrastructure or stte
disturbance are permitted in this setback area.
__
m -a.-,... -~-N --&~T--~ ..... --.....__
1u11 ttSOO ---~~NSl-*SPEA~~ ,J-....
Yennadon Lands Employment Parl< Environmental Sensitive Areas Protection and Management Concept
1.5.7 The Municipal Streamside Protection Regulation setbacks are determined with the assistance of a
qualified environmental professional of record. Variances, relocations, or disturbance shall require
input from senior environmental agencies. Wetlands and water management areas shall be
evaluated by a qualified environmental professional along with the assistance of the Provincial
WSA and the City.
1.5.8 Portions of these sensitive water management areas are potentially considered to be developable,
but stte designs must include consideration for integration of naturalized stormwater designs within
these areas. Senior environmental agencies have noted a willingness to consider some
development wtthin the identified water management areas outside of protected headwater habitat
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
areas on condition there is a significant effort to retain contiguous headwater areas/wetland
features and clusters of healthy trees around headwater areas.
1.5.9 There is a remnant central "island' of land in the south-central area of the site that may be
considered for the east tributary stream compensation and a reduced setback to 22.5 meters for
the balance of Coho Creek. A further environmental study shall be required to confirm the merit
and feasibility of the various creek management and compensation options.
1.6 Access and Transportation
1.6.1 128 Avenue connects to the Golden Ears Bridge to the west and 232 Street connects south to
Abernethy and Dewdney Trunk Road. Each of these roads will provide limited access to the site
and no direct single-site access. Further road-widening dedication and improvements will be
required as a condition of development and appropriate road standards for interior roads.
1.6.2 Transportation Impact Assessments are required through the development application process.
1.6.3 Where possible, innovative solutions to school related congestion issues will be considered.
1.6.4 Where feasible, developments are encouraged to align with the Transportation Demand
Management Guidelines for Development in Metro Vancouver, as amended, in conjunction with
the City's Off-Street Parking and Loading Bylaw and Zoning Bylaw, as amended.
1.7 Trails, Open space, Parks and Recreation
1. 7 .1 A gravel horse trail runs along the south side of 128 Avenue adjoining the site. There are some
informal trails by residents on the western edge. There are regional and municipal plans for a
comprehensive bike lane and walking path for both 128 Avenue and 232 Street in the future that
will incorporate bike lanes and a sidewalk/trail network.
A gravel horse trail is located along the south side of 128 Avenue and informal trails exist on the west edge
of the site adjoining the residential area
1.7.2 A natural interconnected pathway and trail system is shown on the concept plan (Section 2.1) for
the site that connects to the surrounding neighbourhoods. The trails should be slightly elevated to
avoid flooding and may require elevated boardwalk sections in some of the riparian areas near the
stream or in particularly low wet areas. In addition, should pedestrian bridges be required, these
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
bridges should be designed and constructed so that they create minimum disturbance in the
riparian areas.
1. 7.3 Where possible, trail and greenway development considered for the plan area will align and support
the objectives identified in Regional Greenways 2050.
1.8 Stormwater Management
1.8.1 Any development shall demonstrate compliance with the City's stormwater management
requirements as outlined in the drainage section of the City's Design Criteria Manual and in
accordance with Provincial and Metro Vancouver design standards.
1.8.2 Stormwater management strategies shall be coordinated with geotechnical recommendations,
environmental protection areas, and tree retention plans as protected watercourses, surrounding
wetland habitat, and water management areas will be the major recipient of seasonal groundwater
and stormwater runoff.
1.8.3 Green infrastructure solutions must be incorporated into the stormwater management plan.
1.8.4 Water quality treatment for runoff from roads/parking areas is required before ii enters into
protected setback areas and into the more sensitive water management areas zones.
1.8.5 A bio-pond is required on al least each half of the Yennadon Lands (eastern portion and western
portion) to provide for community detention and water quality treatment prior to discharge to the
Coho Creek or existing municipal drainage system.
1.8.6 For fish-bearing water courses, any stormwater flow shall be filtered and scrubbed via biofiltration
and exfiltration on developable portions of the site before it enters into protected sensitive areas.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
2.0 Employment Area Development Concept and Principles
2.1 Employment Area Development Concept
2.1.1 Complete Yennadon Lands Vision: Live, Work, and Play with Nature
The intent is to create a complete neighbourhood where residents and business
owners can live, work and play within a five to ten-minute walk or bicycle ride of their
residence. This employment area should be uniquely smaller scaled to fit with the
surrounding neighbourhood, offering the potential for a variety of smaller scaled
buildings with limited building heights and sizes. Residential uses will be limited to
potential work/live units in the west sector (see Development Concept Plan below).
2.1.2 Nature and Eco-Industrial Network Potential: The natural environmental area of
the site will be conserved as the Coho Creek Conservation Area with the required
30 metre setback areas to buildings and trails along its edges. The employment area
will be linked by trails and natural open spaces, which in turn will be connected to
the adjoining communities. Businesses are also encouraged to form an Eco-
industrial Network to minimize waste and optimize the "circular economy• where
waste becomes a potential raw material for another local business.
(see Eco-Industrial Park Handbook:
https://openknowledge.worldbank.orq/handle/10986/31456
and article; https://link.springer.com/article/10.1007/s1009~16-1224-x)
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Yennadon Lands Employment Park Development Concept
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES
2.2 Guiding Principles
2.2.1 Suitable Mix of Employment Uses: The employment area will need to have an
appropriate mix and size of employment uses to generate suitable levels of job
creation while still affording a sensitive transition to the surrounding residential uses.
2.2.2 Neighbourhood Business Scale and Character: The design of the employment
area will be limited to business activities inside the building to eliminate nuisance
noise, odour, and other negative impacts. The building form will be more of a
residential height and massing in the western area with generous landscape
retention and reduced parking if possible. The eastern area may have larger and
more conventional light industrial buildings.
2.2.3 Innovative Mixed Uses: The development of this site may include a mix of
employment uses.
2.2.4 Environmental Sensitivity: Coho Creek will be dedicated to the City and protected
and enhanced with the appropriate setbacks and a progressive stormwater
management system on site.
2.2.5 Trail Network: A comprehensive trail net.rvork will connect to the adjoining
communities and provide a rich amenity for both the businesses and residents to
enjoy, promoting a healthy and walking/biking culture.
2.2.6 Resilience and Adaptability: This employment neighbourhood will be designed and
planned so that there is diversity and choice of business parcels and units so they
can adopt and consolidate or expand over time.
2.2.7 Climate-Change Responsive: The infrastructure and servicing will be designed for
increased storm flows and special events.
The intention is that each of the businesses will be part of a greater community that engenders
environmental stewardship, economic prosperity, and social responsibility as core to their values.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.0Design Guidelines
3.1 General Guidelines: Site Planning Essentials
The following are requirements for each Development Permit Application:
Parking ta the side and
rear of the building; visitor
parking may be in front.
3.1.1 Minimize site disturbance and enhance natural features
The site is sensitive lo any alterations of the landscape, especially those areas
adjoining Coho Creek. There shall be no disturbance within the stream setback
area. Other areas with significant trees will be retained where possible and
enhanced with native planting.
3.1.2 Locate building and parking to minimize impact on natural areas
Buildings and required parking shall be located outside the stream setback area.
Additional parking or storage areas can be completed with pervious surfaces
and surface storage to permit temporary retention, subsurface water recharge
and reduce off-site erosion. Any trails or pathways should be located outside the
stream setback area.
3.1 .3 Locate buildings close to the streets with pedestrian access
Since this area is intended to be pedestrian friendly and residential scale on the
west portion of the site, buildings will be required to meet the minimum setback
requirements unless visitor parking is proposed in the front yard setback. Direct
pedestrian pathway access from the street and parking to the building will be
required.
3.1.4 Create adequate building weather protection and passive solar gain
Broad overhangs and other methods to protect the building and pedestrians shall
be required as part of a genuine west coast approach to design of the buildings
and landscape.
3.1.5 Locate main employee parking to the side and rear of the site
Only visitor parking will be permitted in the front yard area. Other parking is
required to be located in side yards or rear yards.
3.1.6 Locate storage, service and loading to the side and year of the site
Storage, service and loading are required to be located to the sides or rear of
the property to minimize potential conflicts with visitors and pedestrians as well
as reduce undesirable visual impacts.
3.1 .7 Manage stormwater on site
Rainwater management will be important so that Coho Creek will receive
unpolluted water and nurture the local fish population. No excess runoff will be
permitted from any site and will be retained on site in the event of a storm or
other rain event in accordance with City of Maple Ridge Design Criteria Manual
and environmental standards. The use of Green Infrastructure must be
incorporated in to the site designs.
3.1.8 Create a landscaped strip at the front, rear and sides of site
To buffer the visual intrusion of larger buildings, storage, and parking, a
landscape strip will be required along the front yard, side yards and rear yard.
The specifications for planting, width, and fencing are included in the Specific
Guidelines that follow. Landscape design plans should be coordinated with the
stormwater management plan to utilize vegetation to address retention,
detention and water quality.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2 Specific Guidelines and Standards
These guidelines generally follow the Ml Employment Park Industrial Zone requirements within
the City of Maple Ridge Zoning Bylaw No. 7600-2019 and may be more specific in some cases
to attain the Yennadon Lands Employment Park Development Concept and Guiding Principles
(Sections 2.1 and 2.2 of this document).
3.2.1 Overall Site Planning
3.2.1.1
3.2.1.2
3.2.1.3
3.2.1.4
The minimum development setback from Coho Creek is 30 metres. No
buildings, improvements, or site disturbance are permitted in this
setback area. The development setback area will be defined by the
measurement from the top of bank of Coho Creek and require Natural
Features and Watercourse Protection Development Permits.
The undeveloped portion of the lot shall have all erosion and sediment
control mitigation measures in place and be in compliance with the
Maple Ridge Watercourse Protection Bylaw No. 6410-2006, or as
amended.
Developments are encouraged to incorporate Low Impact Development
(LID) techniques into site planning. Applicants should consider
employing techniques such as rain gardens, vegetated swales,
separation of impervious surfaces, installing below surface infiltration
beds and tree box filters, and redirecting water from drainpipes into
vegetated areas.
All landscaping areas shall meet or exceed the Metro Vancouver
Regional District Stormwater Source Control Design Guidelines 2012,
or as amended.
3.2.2 Overall Landscape Plan
3.2.2.1
3.2.2.2
3.2.2.3
3.2.2.4
A registered British Columbia landscape Architect shall develop a
landscape Plan for each parcel.
The landscape plan is to retain and enhance the natural settings as
much as possible with no disturbance to the natural areas to be
conserved outside the building sites. Landscape elements should follow
an informal design and be understated.
Landscaping on site shall provide definition to pedestrian corridors;
adequate screening between sites; soften the transition between
adjacent uses; and create interesting views and focal points in and to
other parts of the overall employment area including the central natural
area.
Landscape design shall extend and complement the central natural area
of the site and complement the adjoining residential development with
natural plantings, accent planting, and specimen planting, where
appropriate.
YENNADON £ANDS EMPLOYMENT PARK DESIGN GUIDELINES •
landscape far energy efficiency
and conservation
3.2.2.5
3.2.2.6
3.2.2.7
3.2.2.8
3.2.2.9
The scale and location of plant material shall complement and be
consistent with the scale and massing of the building(s) and the street
trees.
The Landscape Plan shall include vegetation and trees to be retained
and protected during construction by distinct fencing (Section 3.2.5).
Site grading and excavation should retain topsoil on site and create the
least site disturbance where possible.
All final site grading must match adjoining, undisturbed natural grades
and should be integrated with the stormwater master plan.
The Landscape Plan should consider energy efficiency and
conservation in the selection and placement of plants including the
following:
3.2.2.9.1
3.2.2.9.2
3.2.2.9.3
3.2.2.9.4
Providing shade in the summer and light in the winter to the
buildings through deciduous tree planting;
Allowing daylight to active building frontages;
Permitting natural drainage and ground-water recharge through
the placement of planting and planting beds; and
Redirecting rainwater from rooftop runoff into vegetated areas
or rain barrels for later irrigation use.
3.2.3 Landscape Strips and Screens
3.0 metre landscape strip in the
front yard and exterior side lot
3.0 metre landscape screen in
the side and rear yards
3.2.3.1
3.2.3.2
3.2.3.3
3.2.3.4
3.2.3.5
A landscape strip is required at the property line along the street front
and exterior side lot. Visitor parking is permitted in the front yard only in
addition to pedestrian access to the building.
A recommended selection of native trees, shrubs and groundcovers are
recommended to cover at least 75 percent of the ground in this
landscape strip area. The balance is recommended to be natural
grasses or no-pesticide lawn grasses. Low shrubs (planted at 1.0 metre
minimum on centre and trees at a maximum 7 metres on centre) should
be planted to screen parked cars but allow visual access to the building
for safety purposes.
All planting on the property shall be native, water-conserving,
herbaceous and/or woody plant species suitable for the City of Maple
Ridge.
A landscape screen is required in the side and rear yards and along any
lot line edge where a trail is required. These buffer/screen strips shall be
planted with native evergreen species and are to be continuous and
solid adjoining residential uses.
It is recommended that Building Owners and Tenants maintain the
planting media and plant material in accordance with generally accepted
landscape maintenance practices, and replacing each as necessary.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.4 Tree Retention and Replacement
3.2.4.1
3.2.4.2
3.2.4.3
3.2.4.4
3.2.4.5
3.2.5 Fencing
Chain-link fencing integrated
with evergreen hedge
3.2.5.1
3.2.5.2
3.2.5.3
3.2.5.4
A tree survey is required by a certified arborist to determine
recommendations for tree retention, removal and management in
accordance with the Tree Protection and Management Bylaw
No. 7133-2015.
A Tree Management Plan should be developed as part of the required
Landscape Plan to minimize disturbance on the site and reduce
associated development costs in accordance with the Tree Protection
and Management Bylaw No. 7133-2015 .. If the tree plan is coordinated
with storm water management. site grading, road layout, and building
layout. site development costs should be reduced.
Groups of trees should be retained lo protect against potential isolated
tree hazard situations. Associated vegetation al the base of trees should
be retained to minimize disturbance of existing soil conditions.
Trees on adjacent property must not be cut, pruned or have roots
severed or disturbed during construction. Large tree roots encroaching
on construction areas shall be left intact up lo the foundation. Fill or any
other material shall be kepi well clear of existing trees. Foreign materials
and substances should be prevented from entering or leaching into soils
and definitely not be stored or placed in the tree protection areas. At the
same time, root systems of retained trees shall be protected from
compaction and grade changes.
All trees identified for preservation shall be protected during construction
unless it is otherwise demonstrated that they are a safety hazard or
require removal to accommodate an approved building or structure in
accordance with the Tree Protection and Management Bylaw No. 7133-
2015.
No fencing is permitted in the front yard and external side yard areas,
except treatments like low decorative wood rail fencing as part of a
coordinated landscape plan to a maximum of 1.2 metres.
Fencing is limited to the internal side yards and rear yard areas and shall
not exceed 3.6 metres.
Fencing adjoining residential areas shall either be constructed with
materials consistent with fence materials and design generally used in
the residential neighbourhood or can be chain-link fencing if
complemented by a solid evergreen hedge on the outside of the fence.
Any fencing will meet the requirements of Section 403 -Visual
Clearances at Intersections of the Zoning Bylaw.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.6 Street design standards and pedestrian connections
Trail with 2.5 metre with and
250 mm shoulder
3.2.6.1
3.2.6.2
3.2.6.3
3.2.6.4
3.2.6.5
2500mmwide
W.,t,,-.,ESA
Collector standard roads are required in accordance with the
Subdivision and Servicing Bylaw, as amended from time to time.
There shall be a separate pedestrian sidewalk connection between the
street and the front door of the building or buildings.
It is required that a trail network as shown on the concept plan be
provided along the Coho Creek setback area and through the
development to connect up to the residential areas south and west of
the site and with the proposed multi-use trail along 128 Avenue and
232 Street.
A 5.0 metre dedicated public-right-of-way shall be required along the
Coho Creek setback areas and between properties to permit an
interconnected trail system and as an amenity to businesses and
residents.
Standard trail/pathways include a 2.5 metre pathway with a 250 mm
shoulder on both sides (see Figure 2 below).
10mm g,avel screenings
75mm(mln) depth
250mm(mm)
shoulder TYP.
75mm roadbase
150mm(mln) deplh
· 1·tt•
PARKSIDE TRAIL
STANDARD DETAIL
2% cross slope to drain 250 1
~"~~"''',
Finished grade aoiacent to trait
shall be 50mm below trail w/ au
adjacent native or existing
planting restored to approval by
CMRParks
Nilex 4545 non-woven
geotexble to extend 150mm
past edge or traU
tilllf.S.;.
• Each hft or roadbase shall be compacted to refusal
with vibratoiy roller (min. 120 type)
• Longitudal slope shall be max.12%. Slopes up to max
15% may be acoepted with prior City approval.
• Provide culverts every 20m or as required.
-Culverts and swales to direct water to natural drainages.
• Trail layout lo avoid significant trees and root zones.
• Tran layout to be approved by City representative.
-Confirm trall width in ESA areas with City representative
prior to construction
Figure 2: PARKSIDE TRAIL Standard Detail
City of Maple Ridge standard cross-section for trails
Drainage swale and 0150mm
culverts as required along
uphm side or sloplng site
conditions
undisturbed native subgrade w/
compaction or 95% SPO or
75mm pitrun to ensure firm
load bearing subgrado
compacted to 95% SPO
. -· ----. _ .. _____ .,._ ---------·· -... __ _ ----·---
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.7 Entrance Gateways
3.2.7.1
3.2.7.2
3.2.7.3
Entrance gateways shall be located at the entrance of the Employment
Park at 128 Avenue and at the entrance to the east section on 232
Street. Gateways are to be set on private property.
The gateways shall set and reflect the character of the employment
areas and create a distinct recognition of entrance into an employment
area through entrance signage and a potential special paving treatment.
Materials used In their natural state are encouraged such as stone and
wood.
The entrance gateways are lo be neighbourhood scale and using natural
materials combined with native landscaping
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.8 Access and Parking
Visitor parking only in the front
yord setback orea
Pedestrian ou eSJ /tom !tteet to
front entrance of building
3.2.8.1
3.2.8.2
3.2.8.3
3.2.8.4
3.2.8.5
3.2.8.6
3.2.8.7
3.2.8.8
Generally, only one access per property is permitted. Access may be
shared with adjoining uses to minimize driveway along the street, but
will need to be reviewed on a case by case basis. Additional access
widths may be required.
Only visitor parking is permitted in the front yard or external side yard
areas. All other parking is required to be on the interior side yards or the
rear yard areas.
Locate disabled parking spaces near the front door of the building,
providing ramp or other universal design access.
All non-vehicular routes shall meet City of Maple Ridge Accessibility
Standards and be fully accessible. Sidewalks and paved pathways shall
be wide enough for wheelchairs or scooters and should include a tactile
strip for the visually impaired.
Curb cuts and curb let-downs shall be provided in appropriate locations
to facilitate safe, convenient, and direct access from parking spaces to
buildings for people with disabilities.
Parking areas shall be divided into smaller sections by planting trees
every six parking stalls with shrubs and groundcover to break up and
green the parking areas.
Parking areas shall be graded to direct runoff to the landscaped areas
as part of the site's stormwater management plans.
A distinct pedestrian pathway connection shall be provided between the
parking area and the main building where there are multiple layers of
parking.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.9 Loading, service, storage and refuse
Loading and service boys to the
side and rear of the building
Screening of service and
loading areas
3.2.9.1
3.2.9.2
3.2.9.3
Loading and service bays shall be located to the side and rear of the
building with access to the side of the building.
Loading and service bays shall be screened from adjoining properties.
No storage materials shall exceed the height of the fencing and
screening.
3.2.9.4 Ensure construction waste is recycled where feasible.
3.2.9.5 A comprehensive waste reduction program is encouraged among
landowners that can provide recycling and reuse in close proximity of
industrial and commercial owners and/or tenants.
3.2. 9.6 Refuse receptacles shall be located indoors or within service areas out of
view from pedestrian access. Garbage and waste material should be
stored in containers that are weather-proof and animal resistant in
accordance with Waste Management Guidelines.
3.2.10 Building size and massing
Bui/dings shall be scaled
appropriately and front the street
3.2.10.1 The front of the building will face the street.
3.2.10.2 II is recommended Iha! the front of the building be articulated with wall
divisions, building setbacks/protrusions or punched windows to break up
long wall surfaces and create interest and scale along the street front.
3.2.10.3 The front reception and offices could be lower than the back of house
warehouse and storage areas to create pedestrian scale and interest along
the street.
3.2.10.4 Ancillary or accessory buildings, including structures used for storing
materials or refuse containers should be visually screened from public
streets with dense evergreen planting or should be designed and finished
in a manner consistent and harmonious with the principal building.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
The overall concept is to create a green campus of buildings that scale with the neighbourhood.
3.2.11 Building design and articulation
West coast architecture with
wood, gloss, ond steel
3.2.11.1 Compatible architecture is encouraged - a range of styles, scale, massing,
articulation, and glazing suitable for light industrial buildings with a west
coast flair by using wood and steel accents where appropriate.
3.2.11.2 Broad overhangs for weather protection of both building and pedestrians
shall be considered.
3.2.11.3 Offices, reception, sates, and other public use areas shall be located at the
front of the buildings and face the adjoining street.
3.2.11.4 Main entry areas should be highly articulated with at least 50 percent glazing
and a distinct front door design and broad overhangs in roof structure and
details.
YENNADON I.ANDS EMPLOYMENT PARK DESIGN GUIDELINES •
No blank walls; walls with
texture, glazing, and colours
Each building shall have an
employee amenity area
3.2.11.5 Design should incorporate wild-life and bird friendly design. Elements could
include:
3.2.11 .5.1 Apply visual markers to lhe exterior of glass surfaces.
3.2.11.5.2 Interrupt reflective glass by increasing the density of
external visual markers and/or include adapted fenestration
patterns, external blinds, shutters, sunshades, grilles,
louvers, or artwork.
3.2.11 .5.3 Design corner windows, glass walkways, glass rail ings and
other similar features to reduce the appearance of clear
passage to sky or vegetation.
3.2.11.5.4 Dampen reflections by using canopies or sunshades lo
cover windows at ground level and/or by using screens,
drapes or blinds to increase the opacity of clear glass.
3.2.11 .6 Building shall have no blank walls. Where there are major extents of wall
surfaces, glazing, texture, graphics, and colou rs provide visual interest and
break up the massive surface.
3.2.11 .7 Mechanical elements on building roofs shall be screened with appropriate
materials that blend in with the building design.
3.2.11.8 Natural lighting and ventilation should be maximized where possible by
creating windows oriented to sunlight and operable windows for natural
ventilation.
3.2.11.9 Energy efficient fixtures, programmable thermostats and lighting are
recommended to reduce energy demand and minimize operating costs.
3.2.11.10 The installation of green roofs are supported, where possible and
appropriate, providing the owner of the building maintains the roof planting
media and plant material in accordance with generally accepted green roof
maintenance practices, replacing each as necessary.
3.2.11.11 Each site shall have an employee amenity area for the common use of
employees and visitors that could include a simple sitting area with shelter.
3.2.11.12 Main building entries should be clearly identifiable from the street or entry
driveway.
3.2.11.13 Renewable energy features should be considered, such as solar and
geothermal energy where feasible.
3.2.11 .14 Locale building ventilation systems to minimize noise and exhaust on
pedestrian areas, adjacent residential development, and outdoor spaces.
3.2.11 .15 Bicycle racks and bicycle storage for employees is required to advance
bicycling to work. Bicycle parking should be visible, in well-lit areas and the
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
bicycle racks should be of theft-resistant materials, securely anchored to
the ground. In addition, showers and lockers are encouraged.
3.2.11.16 Main building entries should provide generous weather protection that is
designed to be an integral feature of the building's architectural character.
3.2.11.17 Larger sites that are developed with more than one building should provide
a weather protected walkway system to connect building entries within the
site, and coordinated with adjacent sites if possible.
3.2.11.18 Canopy and/or awning systems detailing should consider integrated
signage, lighting, and display systems.
3.2.11.19 Canopy and awning systems depth should be maximized to provide greater
weather protection, as well as reduce the scale impact of larger buildings.
3.2.11 .20 Weather protection elements on overhangs may be considered in required
yards and landscaped setbacks.
3.2.11.21 Ground-oriented pedestrian ·streets· through large footprint buildings are
encouraged to create connections to on-site circulation routes and
amenities, consistent with a campus-like high-tech environment. Such
circulation through buildings should be clearly identified and designed for
use by the public.
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YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.12 Building materials and colour
Wood, stone, steel, and glass
should be elemental to design
3.2.12.1 Wood, stone, and glass should be elemental to the buildings and building
clusters to emphasize the west coast locale and contemporary design.
3.2.12.2 Materials like vinyl, aluminum siding, and brick facing are not preferred or
should be only a portion of the building materials. Accents In wood and stone
are recommended.
3.2.12.3 Exposed concrete shall be sandblasted or clad in split faced granite or
similar material.
3.2.12.4 Construction materials should consider recycled content where possible.
3.2.12.5 Clear or muted colours, used with stains, or earth tone-coloured materials
are recommended; accent colours shall be permitted on special building
elements such as trim and around the entrance ways.
The building materials should help reduce the volume and scale of the buildings to help them fit better
into the Yennadon neighbourhood.
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.13 Crime Prevention Through Environmental Design
3.2.13.1 Crime Prevention Through Environmental Design (CPTED) principles shall
be incorporated into site planning and building design by ensuring
convenient, safe and identifiable access routes to building entrances, and
other principal areas of the site and buildings.
3.2.13.2 Design the site and building so that there is natural surveillance, allowing
people to easily view what is happening around them from the parking lots,
entrance areas, storage areas and loading bays. Entries and walkways
should be highly visible and well-lit with minimum hidden or blind corners.
3.2.14 Signage and wayfinding
Signoge should complement
building design and placement
3.2.14.1 All signage shall conform with the City of Maple Ridge Sign Bylaw.
3.2.14.2 Signage design, materials and message boards should be integrated and
complement the scale, colours and materials of the building.
3.2.14.3 In multi-tenant buildings, signs shall be designed to present a unified
appearance using a single sign at the entrance and separate signs in a
consistent sign strip along the mid-part of the building/buildings.
3.2.14.4 Entrance signs to the site should be ground-mounted and simple in character
to display the street number and name of the complex.
3.2.14.5 Entrance signage to the site shall be monument based and shall be
combined with landscape design to integrate the sign into the site planning
and design.
3.2.14.6 Only one individual tenant sign is permitted in a coordinated sign strip area.
Smaller monumental entrance signage using building materials and west coast
look complements a local neighbourhood landscape
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDELINES •
3.2.15 Site Lighting
3.2.15.1 Lighting shall be designed following a 'dark sky policy' with direct lighting
only (full-cut-ofQ so lighting is directed and there is minimum off-site impacts
especially on adjacent residential neighbourhoods.
3.2.15.2 Even within the development discreet front entrance lighting and other visitor
parking lighting is lower pedestrian scale (LED energy efficient lighting and
directed and complements the adjoining street lighting).
3.2.15.3 Security lighting is directed and does not flood-off site.
3.2.15.4 Other accent lighting including up-lighting for the entrance signage,
pedestrian pathway lighting, and specimen trees is acceptable and
encouraged as part of a unified landscape and building lighting plan.
3.2.15.5 Sidewalk lighting will be coordinated with the street design.
3.2.16 Landscape Requirements
3.2.16.1 All landscape methods and materials should meet current BCSLA/BCNTA
Landscape Standards.
3.2.16.2 Native British Columbia species should be maximized. Any supplemental
planting should be compatible in variety and size.
3.2.16.3 Reference the Watercourse and Natural Features Development Permit
and/or the Urban Tree List for Metro Vancouver in a Changing Climate for a
lists of potential native landscape plant list.
3.2.16.4 Minimize cultivated, decorative, and non-indigenous plants and lawns.
Naturalized landscapes should be the general approach to reduce
maintenance, enhance wildlife, and water use.
3.2.16.5 Tall tree species should be located to minimize impact on views from
neighbouring properties.
3.2.16.6 All trees shall be provided with a sufficient depth of soil volume to meet or
exceed a total of 10m3 of soil volume per new tree planted.
Diversity of native plant materials that grow well in local site conditions is important to the health and growth of the
site landscaping
YENNADON LANDS EMPLOYMENT PARK DESIGN GUIDEUNES •
~
MAPt.E RIDGE
British Columbia
mapleridge.ca City of Maple Ridge
TO:
FROM:
SUBJECT:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
Appeal of Tree Cutting Permit Denial
21581 Stonehouse Avenue
EXECUTIVE SUMMARY:
MEETING DATE:
FILE NO:
MEETING:
February 14, 2023
2022-343-TC
2020-386-TC
2019-088-TC
Workshop
In March 2019 Tree Permit Application 2019-088-TC was received to remove three trees at the
subject property located at 21581 Stonehouse Avenue. Following inspection of the trees by the City
Arborist, which determined that all three trees were healthy and significant trees, a Tree Cutting
Permit was granted to remove one of the three trees in order to retain at least 50% of the significant
trees on the property. Since then the applicant has re-applied for a Tree Permit to remove the
remaining two trees (November 2020 and October 2022); both Tree Cutting Permit applications
were denied. A recent tree survey revealed that the westernmost tree straddles the property line of
the neighbouring .residence at 21571 Stonehouse Avenue. Removal of this tree would require
approval from this neighbor.
The applicant has chosen to appeal the Tree Cutting Permit 2022-343-TC denial from October 2022.
The applicant cites that the needles falling from the trees are causing safety concerns, clogging
gutters, and limiting their enjoyment and functionality of their outdoor spaces.
Staff recommend that the Tree Cutting Permit denial be upheld as the trees are healthy, offer mature
tree canopy cover, and are deemed significant trees that do not warrant removal.
RECOMMENDATION:
That the denial of Tree Cutting Permit 2022~343-TC for the subject property located a~
21581 Stonehouse Ave be upheld.
DISCUSSION:
a) Background Context:
March 14. 2019
Tree Permit Application 2019-088-TC was submitted to remove three trees at the subject property.
The purpose of the proposed tree cutting included: removing trees that were inhibiting the driveway,
producing too much debrls, and removing unsightly trees with nicer looking trees. The City Arborist
visited the site and determined that all three trees, one Sitka Spruce and two Cedrus Deodara, were
healthy and significant trees measuring over 50 cm dbh.
The City's Tree Management and Protection Bylaw No. 7133-2015 states that at least 50% of the
significant trees mustbe retained on the lot; therefore, a permit was granted for the removal of only
2022-343-TC Page 1 of 4
one of the three trees under application. The applicant removed the Sitka Spruce located in the
northeast corner of the property under Tree Cutting Permit 2019-088-TC (see Appendix 8).
November 2. 2020:
Tree Permit Application 2020-386-TC was submitted for the remaining two significant trees to be
removed. The applicant's purpose of the proposed tree cutting was to eliminate debris falling into
the yard from the tree. The City Arborists revisited the site and found one healthy significant Cedrus
Deodara, in front yard and one healthy significant Cedrus Deodara in the back yard, both trees are
located more than 2 meters away from the building foundation.
The City Arborist sent a tree cutting permit denial letter on November 18, 2020 stating that the
property is in the Urban Area and that the trees are over 50 cm diameter and do not fit any of the
criteria of Section 6.6 in the Tree Management and Protection Bylaw No. 7133-2015 that would
allow their removal.
The denial letter also included the following options for the applicant:
1. Obtain a higher level of risk assessment by a Qualified Tree Risk Assessor to determine if it
warrants removal from a safety perspective.
2. Appeal this decision to Cou~cil.
3. Retain the trees and protect if any construction is within five meters of the critical rootzones.
October 13. 2022:
A new Tree Permit Application 2022-343-TC was submitted to remove the two remaining trees. The
applicant's justification of the proposed tree cutting included: debris from tree was damaging
neighbour's home, injuries due to needles, debris damaging the lawn, and infestation of carpenter
ants. The City Arborists revisited the site and found a healthy significant Cedrus Deodara in the front
ya(d and one healthy significant Cedrus Deodara in the back yard, both trees located more than two
meters away from the building foundation.
A tree cutting permit denial letter was sent on October 26, 2022 to inform the applicant that the
property is in the Urban Area and that the trees are over 50 cm diameter and do not fit any of the
criteria of Section 6.6 ·in the Tree Management and Protection Bylaw No. 7133-2015 that would
allow their removal.
The denial letter also included the following options for the applicant:
1. Obtain a higher level of risk assessment by a Qualified Tree Risk Assessor to determine if it
warrants removal from a safety perspective.
2. Appeal this decision to Council.
3. Retain the trees and protect if any construction is within five meters of the critical rootzones.
On November 24, 2022, City staff received a request from the applicant to appeal the Tree Cutting
Permit 2022-343-TC denial stating the tree _debris is causing safety concerns, clogging gutters and
reducing the enjoyment of their outdoor spaces (see Appendix C). This letter of appeal is the subject
of this report to Council.
January 25. 2023:
A survey of the location of the two trees .was undertaken to identify their exact !ocation. The
westernmost tree straddles the property line between 21571 and 21581 'Stonehouse Avenue.
Therefore, the approval of the home owner at 21571 Stonehouse Avenue is required to remove this
tree. The eastern tree is on the Applicant's property (21581 Stonehouse Avenue).
2022-343-TC Page 2 of 4
b) Environmental Analysis:
The City Arborist has visited the subject property upon each application and determined that the two
remaining trees should be retained as supported by the City's Tree Management and Protection
Bylaw No. 7133-2015. Section 6.6 of the Bylaw states:
A Permit in respect of a Significant Tree or a tree in a Significant Tree Stand shall not be
issued unless one of the following circumstances applies:
a) The tree is a Hazard
b) The land use and density permitted under the Maple Ridge Zoning Bylaw cannot be
undertaken on the parcel in accordance with all the provisions of the Zoning bylaw without
the cutting of the tree;
c) The tree is within 2 metres of an existing building foundation wall;
d) The tree is causing structure or infrastructure damage as determined by.the City or a
qualified professional engineer with the approval of the City;
e) A Permit related to subdivision or but/ding has been issued and identifies tree removal
and protection areas in an approved Tree Management Plan as per Schedule "B" or an
Arborist Report as per Schedule "F";
f) The Cutting of the tree is required to site a building, driveway, septic field, roadway, or
utility corridor as approved by the City prior to issuance of a building permit;
g) The tree is on a lot zoned for agricultural use, with active farm status or a Farm Plan that
shows that the tree will interfere with the best use ofthe land for agricultural purposes;
and
h) More than 50% of Significant Trees on the parcel shall be retained where possible and
there will be a _minimum of 40 Permit Trees per hectare (16 trees/acre) retained:
Further to Section 6.6 of the Bylaw, the Arborist has determined that:
The trees are healthy and offer mature tree canopy cover;
Both trees measure over 50 cm dbh, (Definition of Significant Tree is > 50 cm dbh);
The trees do' not fulfill any circumstance as listed in Section 6.6 to be able to issue permit
for Significant Tree including that the tree is not a hazard, and are not within
2 meters of a building foundation; and ·
These trees are located in the corners of the yard, not in the middle of the backyard.
As noted above ir) this report, Section 6.3 of the Bylaw provides an opportunity to appeal the denial
of a tree permit as follows:
6.3 The Owner who is subject to a decision of the Manager to grant or refuse a Permit, or to impose
conditions on the. granting of a Permit is entitled to appeal to Council to have the decision
reconsidered. An application for reconsideration must be made in writing to the City Clerk within
thirty days of the date of letter of denial. There is no fee for an appeal application fo! ..
reconsideration
2022-343-TC Page 3 of 4
c) Alternatives:
Should Council not agree with the report's recommendation, the alternative recommendation is
provided as follows:
That Tree Cutting Permit 2022-343-TC for the subject property located at 21581 Stonehouse
Avenue be issued, subject to receiving consent from the western neighbour at 21571
Stonehouse Avenue to cut the tree that straddles the shared property line.
CONCLUSION:
Staff recommend that the Tree Cutting Permit 2022-343-TC denial be upheld as the trees are
healthy, offer mature tree canopy cover, and are deemed significant trees that do not warrant
removal.
"Original Signed by Michelle Collette"
Prepared by: Michelle Collette
Environmental Technician
Certified Arborist
Qualified Tree Risk Assessor
"Original Signed by Charles R. Goddard"
Approved by: Charles R. Goddard
Director of Planning
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
"Original Signed by Mark McMullen"
Approved by: Mark McMullen MA, MCIP
Manager of Development and
Environmental Services
"Original Signed by Christine Carter"
Concurrence: Christine Carter, M. PL, MCIP,
RPP GM Planning &
Development Services
Appendix C -Tree Cutting Permit Denial Correspondence dated November 23, 2022
2022-343-TC Page 4 of 4
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21581 STONEHOUSE AVE
PIO : 008-672-555
Pl.ANNING DEPARTMENT
FILE: 2019-088-TC/2020-386-TC/2022-343-TC
DATE: Jan 19, 2023 BY:Al
Aerial view of subject property In 2020
.. "' .. ;.
Appendix B
2022
Corporate Clerk
Dear Council
RE: Tree
APPENDIXC
2022-343-TC
fact that these 2 trees may in good health, the point is the
concern these 2 trees are having on
our property below as well as our neighbor.
1) The neighbor next to us a 2 story roof, they ~an get a of standing
water on their roof due to the needles and branches that fall plugging up their
gutters. This is a huge water ingress worry for them that can cost thousands and
this is not if but when it happens.
2) We have a huge safety concern; the kids can't play in the yard as kids do they roll
and play on the lawn and walk barefoot. Dry needles are sharp and impale their
feet and hands as they play. We have had to seek medical attention for infections
that are caused by these needles.
3) The trees have caused financial liability, to have a yard that we can use and enjoy
family friends we have to 50 dollars to this
space an enjoyable oasis to gather with everyone. We have had to plant a new
lawn the second time, but 2 trees drop an of
needles that cover both sides of the yard, and this is killing everything from the
and once the they are to
clean up. We cannot even sit on our new patios because it literally rains needles
into our food and drinks. To add insult to injury we bought a 700-doUar lawn
vacuum to try and lift the needles out of the lawn, but the needles dig into the
lawn and wiH not come up.
4) We spent thousands and planted 10 more trees on our property, that is 5 trees
for each we would to have removed.
I also would like information on how permits are approved. I have a neighbor in my area
that had 3 trees removed from his front yard and they were like mine when I
him how he got this approved he said simply to go get a permit from city hall pay the
100 dollars and it was that simple. I told him I had 2 that I wanted removed and he said
that would not a problem. But why is it?
I have no problems with trees otherwise I would not have planted so many in my yard,
its just the type of trees they are. I want stress to you that it is mentally taxing on me
that as hard as try I cannot keep up with this issue. I am willing to even plant 2 more
trees not that this of tree or money to plant 2 trees else in
MapJe to make up for them.
In closing as a taxpayer in good standing and with the amount of taxes that the citizens
of Maple Ridge are asked to pay which are higher than other municipalities' we not
at least have a right to enjoy our space which is so important to our well being.
I have sent along pictures to show you what our space looks like and this is day to day,
can you just put yourself in our place, we clean it up in the morning and this is what it_
looks like by days
I ask you to please reconsider this decision.
Sincerely
Michael Styles
October 26, 2022
MICHAEL R STYLES
21581 STONEHOUSE AVE
MAPLE RIDGE BC V2X 3Z5
Dear Resident:
RE: Tree Cutting Permit Denial (Fife 2022-343-TC)
City arborist staff visited the property of 21581 STONEHOUSE AVE on October 18, 2022 in response to a request
to remove two Cedrus deodara one is located on the front south east corner and the second tree is located on
the back south west corner.
The City Arborist performs an initial visual inspection to determine· the size of the trees and whether there are
obvious signs of imminent hazard. These trees were found to be in good health and of a significant size (>50
cm).
Under the current conditions on the property, a permit will not be granted due to the following:
1. The property is in the urban area and the tree proposed for removal is a Significant Tree (defined as a tree
in good health and more than 50 cm diameter).
2. The tree proposed for removal does not fit any of the criteria of Section 6.6 in the Maple Ridge Tree
Protection and Management Bylaw No. 7133-2015.
As the property owner, your options are:
a) You may have a higher level of Risk Assessment performed on tl1is tree to see if it warrants removal
from a safety perspective. The Assessment must be completed by a Qualified Tree Risk Assessor who
will use more extensive methods to assess the overall condition of the tree. The Tree Risk Assessor
cannot be from the same company who would be hired to do the removal. If the tree is assessed not to
be a high risk for failure, then a permit will not be granted for the removal. The assessment must be
submitted to the City Arborist for review. A list of local Qualified Tree Risk Assessors can be provided or
you may choose one on your own as 'long as they can prove current Tree Risk Assessment Qualification
and have a current business license to work in Maple Ridge.
b) You have the rightr under Section 6.3 of the Bylaw, to request Council to reconsider this decision. The
request must be made in writing within 30 days of the date of this letter, and addressed to the Corporate
Clerk at the City of Maple Ridge, 11995 Haney Place, Maple Ridge, BCf V2X 6A9. Include a copy of this
letter and reasons for appealing this ruling. A higher level of Tree Risk Assessment on the tree may be
requested by Council as proof of tree condition.
c) You retain the tree and protect it as per attached specifications if there is any construction within 5
metres of the critical root zone.
If you require further information, please contact the Environmental Technician, Michelle Collette by email
Llil!.~~~~.!.:::d.l~~ or by phone 604-467-7 446.
MC!P, RPP
Manager of Development & Environmental Services
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CITY OF IVIAPLE RIDGE
11995 Haney Place, Maple Ridge, BC V2X 6A9 Canada l Tel: 604-467-7341 I Fax: 604-466-4327 ! mapleridge.ca
plan ning@mapleridge.ca