HomeMy WebLinkAbout2023-02-21 Public Hearing Agenda and Reports.pdf Page 1 of 2
CITY OF MAPLE RIDGE
1) CALL TO ORDER
2) BUSINESS
2.1 Application 2017-548-RZ
12313 McNutt Road
Parcel A (Explanatory Plan 32859) Lot 5 Except: Part Dedicated Road Plan LMP6069 Section
20 Township 15 New Westminster District Plan 12094
The subject application is to permit the rezoning to allow a future two lot subdivision.
a) Maple Ridge Zone Amending Bylaw No. 7433-2018
First Reading: March 27, 2018
Second Reading as amended: January 31, 2023
Purpose: To rezone the subject property from RS-3 (Single Detached Rural
Residential) to RS-2 (Single Detached Suburban Residential).
PUBLIC HEARING AGENDA
February 21, 2023
7:00 pm
Virtual Online Meeting including Council Chambers
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any of these
bylaws a reasonable opportunity to be heard before Council on the matters contained in the bylaws.
Persons wishing to speak for or against a bylaw will be given opportunities. You will be asked to give your
name and address. Please note that all written submissions provided in response to this consultation
including names and cities of residence will become part of the public record which includes the
submissions being made available for public inspection. Further consideration of bylaws on this agenda
will be at the next regular Council meeting. The meeting is recorded by the City of Maple Ridge.
For virtual public participation register by going to https://mapleridge.primegov.com/public/portal and
using the microphone icon in the Option column.
For in-person public participation register by emailing the Corporate Officer at clerks@mapleridge.ca no
later than 4:00 pm Tuesday, February 21, 2023 (please provide your name, city of residence, and nature
of interest in the item you would like to speak to). Attendance by the public in Council Chambers will be
limited to 33 members, on a first-come-first-served basis, therefore members of the public are
encouraged to pre-register with the Corporate Officer if they wish to speak at the Public Hearing.
This Agenda is also posted on the City’s Website at: https://mapleridge.primegov.com/public/portal
City of Maple Ridge Public Hearing Agenda
February 21, 2023
Page 2 of 2
2.2 Application 2018-132-RZ
12121 232 Street
Lot G Section 20 Group 1 Township 12 New Westminster District Plan 22644
The subject application is to permit the rezoning to allow a future three lot subdivision.
a) Maple Ridge Zone Amending Bylaw No. 7491-2018
First Reading: September 18, 2018
Second Reading as amended: January 31, 2023
Purpose: To rezone the subject property from RS-3 (Single Detached Rural
Residential) to R-1 (Single Detached (Low Density) Urban
Residential).
CITY OF MAPLE RIDGE
NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS
TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, February 21, 2023, at 7:00
pm. This meeting is an online virtual meeting to be hosted in Council Chambers at City Hall,
11995 Haney Place, Maple Ridge.
Persons wishing to speak on a Public Hearing item will be required to pre-register for the
meeting by accessing the link at: https://mapleridge.primegov.com/public/portal and using
the microphone icon in the Option column of the selected meeting and then by joining the
Zoom meeting at the appropriate time using the camera icon.
For attendance in person, please pre-register with the Corporate Officer at
clerks@mapleridge.ca by 4:00 pm on Tuesday, February 21, 2023.
For viewing only and access to the agenda and full reports, access the link at
https://mapleridge.primegov.com/public/portal and click on the February 21, 2023, Public
Hearing meeting,
This Public Hearing is being held to consider the following bylaws:
2.1 Application 2017-548-RZ
12313 McNutt Road
Parcel A (Explanatory Plan 32859) Lot 5 Except: Part Dedicated Road Plan LMP6069 Section
20 Township 15 New Westminster District Plan 12094
The subject application is to permit the rezoning to allow a future two lot subdivision.
a) Maple Ridge Zone Amending Bylaw No. 7433-2018
First Reading: March 27, 2018
Second Reading as amended: January 31, 2023
Purpose: To rezone the subject property from RS-3 (Single Detached Rural
Residential) to RS-2 (Single Detached Suburban Residential).
2.2 Application 22018-132-RZ
12121 232 Street
Lot G Section 20 Group 1 Township 12 New Westminster District Plan 22644
The subject application is to permit the rezoning to allow a future three lot subdivision.
a) Maple Ridge Zone Amending Bylaw No. 7491-2018
First Reading: September 18, 2018
Second Reading as amended: January 31, 2023
Purpose: To rezone the subject property from RS-3 (Single Detached Rural
Residential) to R-1 (Single Detached (Low Density) Urban
Residential).
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports
and other information considered by Council to be relevant to the matters contained in the
bylaws are available for viewing on the City’s Land Development Viewer site at:
https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html.
It is important to ensure that our democratic processes continue to function and that the work
of the City remains transparent for all citizens while mitigating risks posed by COVID-19. For
further information on how to participate, we encourage checking our website for updates at
https://www.mapleridge.ca/2408/Covid-19-Information. If you wish to participate virtually,
please use the links below.
ALL PERSONS who believe themselves affected by the above-mentioned bylaws shall be
afforded a reasonable opportunity to be heard at the Public Hearing before Council on the
matters contained in the bylaws. Please note that all written submissions provided in
response to this notice will become part of the public record, which includes the submissions
being made available for public inspection.
These are the following ways to participate:
• Virtually, by pre-registering at: https://mapleridge.primegov.com/public/portal and using
the microphone icon in the Option column. When registering you will be asked to give
your name and address, to give Council your proximity to the land that is the subject of
the application. Join at the appropriate time via Zoom using the camera icon. We ask
that you have your camera on as you make your comments during the Public Hearing;
• For viewing only, access the link at https://mapleridge.primegov.com/public/portal
and click on the February 21, 2023, Public Hearing meeting;
• Attendance in person by pre-registering with the Corporate Officer at
clerks@mapleridge.ca by 4:00 pm on Tuesday, February 21, 2023. Please provide your
name, address, and phone number, as well as the item you wish to speak to. In-
person attendance will be limited, and up to 33 members will be allowed physical
access to Council Chambers on a first come, first served basis; therefore, members
of the public are encouraged to pre-register with the Corporate Officer if they wish to
speak at the Public Hearing;
• To submit correspondence prior to the Public Hearing, provide written submissions to
the Corporate Officer by 12:00 Noon, Tuesday, February 21, 2023, (quoting file number)
via drop-box at City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X 6A9; or
• To email correspondence, forward written submissions to clerks@mapleridge.ca to the
attention of the Corporate Officer, by 12:00 Noon, Tuesday, February 21, 2023, (quoting
file number).
Dated this 8th day of February, 2023.
Tracey Takahashi
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR Fl LE 2017-548-RZ
File Manager: Annie Slater-Kinghorn
Official Community Plan or Zoning Bylaw Amendments: RECEIVED
1. A completed Application Form
(Schedule "A" -Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
[2)
[2)
□
□
□
□
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
NOT REQUIRED
□
□
□
□
□
[2)
□
[2)
[2)
j.~ .. I
TO:
mapleridge.ca City of Maple Ridge
His Worsh[p Mayor Dan Ruimy
and Members of Council
MEETING DATE:
FILE NO:
FROM: Chief Administrative Officer MEETING:
January 24, 2023
2017-548-RZ
cow
SUBJECT: Second Reading
Zone Amending Bylaw No. 7 433-2018
12313 McNutt Road
EXECUTIVE SUM MARY:
An application has been received to rezone the subject property located at 12313 McNutt Road from
RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential), to permit a
future subdivision of approximately 2 lots. Council granted first reading to Zone Amending Bylaw No.
7433-2018 and considered the early consultation requirements for the Official Community Plan (OCP)
amendment on March 27, 2018.
This application is in compliance with the Official Community Plan (OCP).
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $7,100.00 per single family lot, for an estimated total amount of $7,100.00
or such rate applicable at third reading of this application.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7 433-2018 be given second reading and forwarded to Public
Hearing; and further
2. That the following terms and conditions be met prior to final reading:
i) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
ii) The registration of a Restrictive Covenant for the protection of the septic field areas;
iii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement
must be submitted by a Professional Engineer advising whether there is any evidence of
underground fuel storage tanks on the subject property(ies). If so, a Stage 1 Site
Investigation Report is required to ensure that the subject property is not a contaminated
site.
iv) That a voluntary contribution, in the amount of $7,100 ($7,100/lot), or such rate applicable
at third reading of this application, be provided in keeping with the Council Policy 6.31 with
regard to Community Amenity Contributions.
2017-548-RZ Page 1 of 5
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
0CP:
Existing:
Proposed:
Within Urban Area Boundary:
0CP Major Corridor:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing Requirement:
Flood Plain:
Fraser Sewer Area:
2. Project Description:
Royal LePage Brookside Realty (Don Pearce)
Parcel A (Explanatory Plan 32859) Lot 5 Except: Part
Dedicated Road Plan LMP6069, Section 20, Township 15,
New Westminster District Plan 12094
Suburt;,an Residential
Suburban Residential
No
No
RS-3 (Single Detached Rural Residential)
RS-2 (Single Detached Suburban Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Vacant
RS-2 Single Detached Suburban
Residential
Suburban Residential
Single Family Residential
RS-2 Single Detached Suburban
Residential
Suburban Residential
Single Family Residential
RS-3 Single Detached Rural Residential
Suburban Residential
Single Family Residential
RS-2 Single Detached Suburban
Residential
Designation: Suburban Residential
Single Family Residential
Single Family Residential
1.160 ha (2.9 acres)
McNutt Road and 272 Street
Rural Standard
No
No
The subject property located at 12313 McNutt Road, is approximately 1.2 ha (2.9 acres) in size, and
has frontage on 272 Street and McNutt Road (see Appendices A and B). The property is treed in the
south-eastern portion, and has significant slopes along 272 Street and along the central-eastern
portion of the property (see Appendix D). Cooper Creek is located east of Mc Nutt Road. There is a cell
phone tower located near the northern property line, in the center of the property. There is a private
agreement in place and a Statutory Right-of Way on Title to allow access to this tower until the end of
2017-548-RZ Page 2 of 5
2023. Cell phone towers are under federal jurisdiction and the City is not responsible for maintaining
access to them. The Statutory Right-of-Way will carry over to the newly created lots once subdivided.
The applicant is proposing to rezone the property from RS-3 (Single Detached Rural Residential) to RS-
2 (Single Detached Suburban Residential) (see Appendix D) to allow for a future subdivision for two
large single family lots (see Appendix D).
3. Planning Analysis:
i) Official Community Plan:
The subject property is located outside the Urban Area Boundary and is currently designated Suburban
Residential, which allows for a lot size of 0.4 ha (1 acre), with City water and private system for sewage
disposal.
In August 2016, Council received a staff report outlining Suburban Residential and Estate Suburban
Residential land use designation options. On September 5, 2017 after further review Council resolved
that no changes would be made to the Estate Suburban and Suburban Residential OCP policies and
that residential development in these areas could proceed accordingly. This was again reviewed by
the previous Council in Workshop on June 28, 2022 and went to a public open house.
The proposed rezoning and preliminary subdivision is also consistent with the Suburban Residential
land use designation and with applications that have been approved in the area. Properties
immediately to the north, south, and west are zoned RS-2 (Single Detached Suburban Residential).
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (Single Detached Rural
Residential) to RS-2 (Single Detached Suburban Residential) to permit two single family lots. The
minimum lot size for the current RS-3 zone is 0.8 ha (2 acres), and the minimum lot size for the
proposed RS-2 zone is 0.4 ha (1 acre). Although not anticipated, any variations from the bylaw
requirements of the proposed development will require a Development Variance Permit application.
iii) Off-Street Parking and Loading Bylaw:
This development proposal meets the requirements of the Off-Street Parking and Loading Bylaw 4350-
1990. Each lot will be required to have a minimum of two parking spaces on the property.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Subdivision and Servicing Bylaw No. 4800-1993 (7671-2020)
To waive the requirement that all highways shall have widths set out in Schedule "C"
Required Right-of Way Widths attached hereto and forming a part of this bylaw.
The requested variances to the Subdivision and Servicing Bylaw requirements will be the subject of a
future Council report. This variance is to waive the required road dedication for a cul de sac.
Engineering supports the request to waive the required dedication of a cul-de-sac. The developer will
be required to upgrade the existing asphalt road within the current right of way to provide adequate
area for emergency vehicles. In addition, no-parking signs will be installed to ensure the area remains
clear of vehicle obstructions.
2017-548-RZ Page 3 of 5
v) Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
• All areas designated Conservation on Schedule "B" or all areas within 50 meters of an
area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
• All lands with an average natural slope of greater than 15 percent; and
• All floodplain areas and forest lands identified on Schedule "C"
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated area that could be at risk
for wildland fire; and where risk may be reasonably abated through the Wildfire Development Permit
Area, identified on Map 1 in Section 8.12 of the Official Community Plan. However, as the proposal is
for two single family lots, the application is exempt from the Wildfire Development Permit, but a
Restrictive Covenant will be required detailing the building design and landscaping requirements.
vi) Advisory Design Panel:
This application does not need to be reviewed by the Advisory Design Panel as a Form and Character
Development Permit is not required for the single-family residential dwellings.
vii) Development Information Meeting:
A Development Information Meeting is not required for this application because fewer than five
dwelling units are being proposed.
viii) Parkland Requirement:
Park dedication is not required for this application as there are less than three additional lots being
created.
4. Environmental Implications:
A Watercourse Protection Development Permit is not required for this application, but a Natural
Features Development Permit will be required. This is because there are slopes greater than 15% on
the property. For this rezoning and subdivision, if ground work is not proposed as part of the
application, then the N FOP will be required for future construction on the property.
A tree permit will be required for removal of any trees over 20cm in diameter. This permit will not be
issued until the rezoning and subdivision are approved. Additionally, tree planting plans will be a part
of this permit and will be calculated at the time of application.
Additionally, the property is located within the Wildfire Development Permit area and therefore a
wildfire risk assessment will be required for any future development on the property.
2017-548-RZ Page 4 of 5
Stormwater management plans will be required for any future site development and construction to
ensure that local slopes and watercourses are not impacted. These need to be coordinated with
protected trees, grading, drainages and landscaping plans.
Finally, invasive knotweed has been confirmed on the property. An Invasive Species Management plan
is required to address the knotweed and guide its successful removal from the property. This work
should begin as soon as possible.
5.
i)
Interdepartmental Implications:
Engineering Department:
The Engineering Department has indicated that all servicing upgrades will be a condition of the
subdivision application. There are no upgrades required as a condition of rezoning.
As per the Development Variance Permit application for this project, Engineering supports the request
to waive the required dedication of a cul-de-sac. The developer will be required to upgrade the existing
asphalt road within the current right of way to provide adequate area for emergency vehicles. In
addition, no-parking signs will be installed to ensure the area remains clear of vehicle obstructions.
ii) Parks, Recreation and Culture Department:
There are no comments at this time.
iii) Fire Department:
The Fire Department would like widening of the asphalt to cover the bulb of the cul-de-sac to provide
sufficient turnaround for fire access. This will be further discussed in the Development Variance Permit
report to follow.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7433-2018, and that
application 2O17-548-RZ be forwarded to Public Hearing.
"Original signed by Annie Slater-Kinghorn"
Prepared by: Annie Slater-Kinghorn, BA
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP,RPP
GM Planning & Development
Services
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
Appendix C -Zone Amending Bylaw No. 7433-2018
Appendix D -Site Plan
2017-548-RZ
"Original signed by Charles R. Goddard"
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Page 5 of 5
APPENDIX A
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Scale: 1 :2,500
Legend
---Stream --· Indefinite Creek
-River --Major Rivers & Lakes
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12313 McNutt RD
PLANNING DEPARTMENT
k~\:-
maple,idge.ca
2017-548-RZ
DATE: Nov 24, 2017 BY:JV
APPENDIX B
Legend 12313 McNutt RD
N
---Stream
- - -Indefinite Creek
-River
PLANNING DEPARTMENT
l~W
maple ridge.ca
Scale: 1 :2,500 Major Rivers & Lakes 2017-548-RZ
DATE: Nov 24, 2017 BY:JV
CITY OF MAPLE RIDGE
BYLAW NO. 7433-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7433-2018."
2. That parcel or tract of land and premises known and described as:
Parcel A (Explanatory Plan 32859) Lot 5 Except: Part Dedicated Road Plan LMP6069
Section 20 Township 15 New Westminster District Plan 12094
and outlined in heavy black line on Map No. 1751 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RS-2 (Single Detached Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 27th day of March, 2018.
READ a second time as amended the day of , 20.
PUBLIC HEARING held the day of , 20.
READ a third time the day of ,20
ADOPTED, the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
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AVE. LMP 20003
LMP 20003
MAPLE RIDGE ZONE AMENDING
Bylaw No. 7 433-2018
Map No. 1751
12249
From: RS-3 (Single Detached Rural Residential)
BCP 25319
BCP 5318
To: RS-2 (Single Detached Suburban Residential)
MAPLE RIDGE
British Columbia
APPENDIXC
P 12094
8
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BCP I
P 22392 18
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SCALE 1:2,500
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2O18-132-RZ
File Manager: Annie Slater-Kinghorn
Official Community Plan or Zoning Bylaw Amendments: RECEIVED
1. A completed Application Form
(Schedule "A" -Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
IX]
IX]
□
IX]
□
□
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
NOT REQUIRED
□
□
□
□
□
IX]
□
IX]
IX]
I~ I
mapleridge.ca
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE: January 24, 2023
FROM:
SUBJECT:
Chief Administrative Officer
Second Reading
Zone Amending Bylaw No. 7491-2018
12121232 Street
EXECUTIVE SUMMARY:
FILE NO: 2018-132-RZ
MEETING: Co W
An application has been received to rezone the subject property located at 12121 232 Street from
RS-3 (Single Detached Rural Residential) to R-1 (Single Detached (Low Density) Urban Residential), to
permit a future subdivision to create three single-family residential lots. Council granted first reading
to Zone Amending Bylaw No. 7491-2018 on September 18, 2018. This application is in compliance
with the Official Community Plan (OCP). Zone Amending Bylaw No. 7491-2018 is amended to reflect
the updated zone names found in the current Zoning Bylaw No. 7600-2019.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $7,100.00 per single family lot created, for an estimated total amount of
$21,300.00 or such rate applicable at third reading of this application.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7 491-2018 be given second reading as amended, and forwarded
to Public Hearing; and further
2. That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Road dedication on 232 Street as required;
iii) Road dedication on a municipal lane as required;
iv) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
v) Registration of a Statutory Right-of-Way plan and agreement for the southern end of the lane
to accommodate a temporary turnaround, which will measure 6 meters by 6 meters;
vi) Dedication of 3.0 meters of land running parallel to the northernmost lot line for a walkway;
vii) Registration of a 2.55 meter wide Statutory Right-Of-Way plan and agreement for sanitary
and storm adjacent to the southern boundary of the walkway dedication, in place of the
existing SROW for sanitary and storm;
viii) Registration of a Restrictive Covenant for Tree Protection and Stormwater Management;
ix) Removal of existing building(s);
2018-132-RZ Page 1 of 5
x) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement
must be submitted by a Professional Engineer advising whether there is any evidence of
underground fuel storage tanks on the subject property(ies). If so, a Stage 1 Site
Investigation Report is required to ensure that the subject property is not a contaminated
site; and
xi) That a voluntary contribution, in the amount of $21,300.00 ($7,100.00 per lot), or such rate
applicable at third reading of this application, be provided in keeping with the Council Policy
6.31 with regard to Community Amenity Contributions.
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Proposed:
Within Urban Area Boundary:
0CP Major Corridor:
OCP:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing Requirement:
Flood Plain:
Fraser Sewer Area:
2018-132-RZ
Pardeep Mangat
Lot G Section 20 Group 1 Township 12 New Westminster
District Plan 22644
Urban Residential
Urban Residential
Yes
Yes
RS-3 (Single Detached Rural Residential)
R-1 (Single Detached (Low Density) Urban Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single Family Residential
R-1 (Single Detached (Low Density) Urban
Residential)
Urban Residential
Single Family Residential
RS-3 (Single Detached Rural Residential)
Urban Residential
Vacant
R-1 (Single Detached (Low Density) Urban
Residential)
Conservation
Single Family Residential
RS-1b (Single Detached (Medium Density)
Residential)
Urban Residential
Single Family Residential
Single Family Residential
0.17 ha (0.42 acres)
Rear Lane
Urban Standard
No
Yes
Page 2 of 5
2. Site Characteristics:
The subject property, located at 12121 232 Street is approximately 1,700 m2 (0.42 acres) in area
(see Appendix A). The property and surrounding lots are characterized by single family dwellings, with
a lot designated as Conservation to the east. The lot is relatively flat, and primarily bounded by
landscape screening along 232 Street.
3. Project Description:
The current application proposes to rezone the subject property from RS-3 (Single Detached Rural
Residential) to R-1 (Single Detached (Low Density) Urban Residential) to permit subdivision into
approximately three single family lots (see Appendix D). The will also propose to continue the lane from
the north parallel to 232 Street to provide rear access to the three proposed lots. The existing house
and outbuilding will be removed to create three new lots.
4. Planning Analysis:
i) Official Community Plan (OCP}:
The development site is located within the Central Maple Ridge Area and is currently designated Urban
Residential. The Urban Residential designation supports the proposed development under the
R-1 (Single Detached (Low Density) Urban Residential) zone. As this proposal complies with the 0CP
designation, no 0CP amendment will be required.
The development of the property is subject to the Major Corridor infill policies of the OCP as it is located
on 232 Street, an arterial road. These policies require that the development be compatible with the
surrounding neighborhood, with particular attention given to site design setbacks and lot configuration
with the existing pattern of development in the area.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property located at 12121 232 Street from
RS-3 (Single Detached Rural Residential) to R-1 (Single Detached (Low Density) Urban Residential) to
permit a three-lot single family subdivision. The minimum lot size for the current RS-3 zone is
8,000.0 m2 where community water is available (which this lot has services for), while the minimum
lot size for the proposed R-1 zone is 371.0 m 2 •
iii) Off-Street Parking and Loading Bylaw:
The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw No. 4350-1990. Should a secondary suite be constructed on a lot, there will be
additional parking requirements, as subject to the requirements of the aforementioned bylaw.
iv) Proposed Variances:
There are no proposed variances for this rezoning and subsequent subdivision application.
v) Development Permits:
A Development Permit is not required for this rezoning, as the single detached residential dwellings
proposed by this application are exempt from the Development Permit Area Guidelines.
2018-132-RZ Page 3 of 5
vi} Advisory Design Panel:
This application does not need to be required by the Advisory Design Panel because a Form and
Character Development Permit is not required.
vii} Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than 5 dwelling units.
5.
i}
Interdepartmental Implications:
Engineering Department:
The Engineering Department has indicated that the following servicing upgrades will be required
through the Rezoning Servicing Agreement:
• Road dedication as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993.
• Utility servicing as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993.
• Frontage upgrades to the applicable road standard for the back lane which will
eventually be connected to Cherrywood Drive. The existing driveway letdown on 232
Street will need to be removed and barrier curb reinstated.
• Existing driveway letdown off 232 Street will need to be removed and sidewalk
reinstated. A pedestrian walkway is required connecting between 232 Street to the
back lane.
• Road drainage will be required in the back lane as well.
Engineering is requiring dedication of a three meter strip of land along the northernmost property line
to accommodate a walkway. The existing Right-Of-Way will be shifted south to accommodate the
walkway, and will be extended by an additional one meter for a total width of 2.55 meters.
ii} Fire Department:
There are no concerns from the Fire Department with regards to this application.
6. School District No. 42 Comments:
A referral was sent to School District No. 42 and was received back on January 3, 2023. The School
District notes that the proposed application will affect the student population for the catchment areas
currently served by Harry Hoage Elementary School and Thomas Haney Secondary School.
Harry Hoage Elementary School has an operating capacity of 402 students. For the 2021-22 school
year the student enrollment at Harry Hoage was 452 students (112% utilization), including 136
students from out of catchment.
There are no capacity issues to note with regards to Thomas Haney Secondary school, as they were
most recently recorded at 91% utilization.
2018-132-RZ Page 4 of 5
7. Intergovernmental Issues:
i) Local Government Act:
As this application requires no amendment to the OCP, no intergovernmental consultation or
consideration is required.
CONCLUSION:
It is recommended that second reading as amended be given to Zone Amending Bylaw
No. 7491-2018 and that application 2018-132-RZ be forwarded to Public Hearing.
"Original signed by Annie Slater-Kinghorn"
Prepared by: Annie Slater-Kinghorn, BA
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development
Services
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
Appendix C -Zone Amending Bylaw No. 7491-2018
Appendix D -Site Plan
2018-132-RZ
"Original signed by Charles Goddard"
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Page 5 of 5
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APPENDIXB
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12121 232 STREET
f.!!11,------------------------, I ~ I -PLANNING DEPARTMENT
• 0
i~ --1:§ [ __ .J, I
:a ! mapleridge.ca
FILE: 2018-132-RZ
DATE: Apr 10, 2018 BY:PC
CITY OF MAPLE RIDGE
BYLAW NO. 7491-2018
APPENDIX C
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7 491-2018."
2. That parcel or tract of land and premises known and described as:
Lot G Except: Part Dedicated Road on Plan LMP4 708, Section 20 Township 12 New
Westminster District Plan 22644
and outlined in heavy black line on Map No. 1772 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-1 (Single Deatched (Low Density) Urban
Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 18th day of September, 2018.
READ a second time as amended the
PUBLIC HEARING held the
READ a third time the
ADOPTED, the day of
PRESIDING MEMBER
day of
day of
day of
,20
,20
,20
, 20
CORPORATE OFFICER
·APPENDIX C
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7491-2018
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APPENDIX D
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SKETCH PLAN OF LOT C
EXCEPT: PART DEDJCA TED
ROAD ON PLAN LMP4108,
SECTION 20 TOWNSHIP 12
NWD PLAN 22644
Client:
Pardeep Mamgat
6 Pro}ecl.·
12121 232nd Street
Maple Ridge, BC
Notes:
5 lDl dimensions ore bosed an current legal !furwy
I Curren/ Zoning RS-J
Proposed Zoning R-1
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