HomeMy WebLinkAbout2022-12-06 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
December 06, 2022
11:00 AM
Virtual Online Meeting including Council Chambers
Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or
resolutions. A decision is made to send an item to Council for debate and vote or to send an item back
to staff for more information or clarification before proceeding to Council. The meeting is live streamed
and recorded by the City of Maple Ridge.
For virtual public participation during Community Forum register by going to the Public
Portal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon for
the select meeting
1.CALL TO ORDER
2.ADOPTION AND RECEIPT OF MINUTES
2.1 Minutes – November 8, 2022
3.DELEGATIONS/STAFF PRESENTATIONS
3.1 Maple Ridge Climate Hub
Presentation by Kirk Grayson on results of a survey conducted on Maple Ridge
residents’ priorities for action on climate change.
4.PLANNING AND DEVELOPMENT SERVICES
Note:
• Owners and/or Agents of development applications on this agenda may be
present to answer Council questions pertaining to their item at the conclusion of
Staff presentations for that item.
• The following items have been numbered to correspond with the Council
Agenda where further debate and voting will take place, upon Council decision
to forward them to that venue.
4.1 2022244AL, 22351 144 Avenue, NonFarm Use Application
Staff report dated December 6, 2022, recommending that NonFarm Use
Application, to construct a covered children’s play structure, to permit a miniature
golf course, a high ropes course, a zipline, additional staff housing, and an
extension to the existing lodge, be forwarded to the Agricultural Land Commission
for their review and consideration.
4.2 2022389AL, 23580 Jim Robson Way, NonFarm Use Application
Staff report dated December 6, 2022, recommending that NonFarm Use
Application 2022389AL, to permit a fourth ice sheet at the Planet Ice Maple
Ridge arena complex, be forwarded to the Agricultural Land Commission for their
review and consideration.
4.3 2022339RZ, 21668 and 21680 Dewdney Trunk Road, RS1 to RM2
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78952022 to rezone from RS1 (Single Detached Residential) to RM2
(Medium Density Apartment Residential), to permit the future construction of 49
residential apartment units, be given first reading and that the applicant provide
further information as outlined in the report.
4.4 2021104RZ, 22337 St. Anne Avenue, RS1 to RM2
Staff report dated December 6, 2022, recommending that Official Community
Plan Amending Bylaw No. 78962022 be given first and second reading and
forwarded to Public Hearing, and that Zone Amending Bylaw No. 77202021, to
rezone from RS1 (Single Detached Residential) to RM2 (Medium Density
Apartment Residential) to permit the future construction of a marketoriented
apartment building of approximately 20 units, be given second reading as
amended and forwarded to Public Hearing.
4.5 2022304RZ, 20644 Dewdney Trunk Road, SiteSpecific Text Amendment
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78982022, to allow for a sitespecific text amending to the CS1 (Service
Commercial) zone to allow for a Group Child Care Centre, be given first and
second reading and forwarded to Public Hearing.
4.6 2022370RZ, Zoning Bylaw Housekeeping Amendments
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78942022, to allow for housekeeping amendments to Zoning Bylaw No.
76002019, be given first and second reading and that a Public Hearing be
waived in accordance with s. 464(2) of the Local Government Act.
4.7 2016202RZ, 20556 Dewdney Trunk Road, RS1 to CD221
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 73092017 to rezone from RS1 (Single Detached Residential) to CD221
(Comprehensive Development), to allow for four mixedused buildings with
approximately 576 units in total, be given second reading as amended and
forwarded to Public Hearing.
4.8 2021233RZ, 20383 Ospring Street, RS1 to R1
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 77852021, to rezone from RS1 (Single Detached Residential) to R1 (Single
Detached (Low Density) Urban Residential) to permit a future two lot subdivision,
be given second reading and forwarded to Public Hearing.
4.9 2018498DP/DVP, 21640 124 Avenue, Development Permit/Development
Variance Permit
Staff report dated December 6, 2022, recommending that the Corporate Officer
sign and seal 2018498DVP, to reduce the lot width and rear lot line setback, and
2018498DP, to permit the construction of three residential units designed in the
form of Courtyard Housing, respecting the subject property.
5.ENGINEERING SERVICES
6.CORPORATE SERVICES
7.PARKS, RECREATION, AND CULTURE
8.ADMINISTRATION
9.COMMUNITY FORUM
10.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDADecember 06, 202211:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER2.ADOPTION AND RECEIPT OF MINUTES2.1 Minutes – November 8, 20223.DELEGATIONS/STAFF PRESENTATIONS3.1 Maple Ridge Climate HubPresentation by Kirk Grayson on results of a survey conducted on Maple Ridgeresidents’ priorities for action on climate change.4.PLANNING AND DEVELOPMENT SERVICESNote: • Owners and/or Agents of development applications on this agenda may bepresent to answer Council questions pertaining to their item at the conclusion ofStaff presentations for that item.• The following items have been numbered to correspond with the CouncilAgenda where further debate and voting will take place, upon Council decisionto forward them to that venue.4.1 2022244AL, 22351 144 Avenue, NonFarm Use Application
Staff report dated December 6, 2022, recommending that NonFarm Use
Application, to construct a covered children’s play structure, to permit a miniature
golf course, a high ropes course, a zipline, additional staff housing, and an
extension to the existing lodge, be forwarded to the Agricultural Land Commission
for their review and consideration.
4.2 2022389AL, 23580 Jim Robson Way, NonFarm Use Application
Staff report dated December 6, 2022, recommending that NonFarm Use
Application 2022389AL, to permit a fourth ice sheet at the Planet Ice Maple
Ridge arena complex, be forwarded to the Agricultural Land Commission for their
review and consideration.
4.3 2022339RZ, 21668 and 21680 Dewdney Trunk Road, RS1 to RM2
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78952022 to rezone from RS1 (Single Detached Residential) to RM2
(Medium Density Apartment Residential), to permit the future construction of 49
residential apartment units, be given first reading and that the applicant provide
further information as outlined in the report.
4.4 2021104RZ, 22337 St. Anne Avenue, RS1 to RM2
Staff report dated December 6, 2022, recommending that Official Community
Plan Amending Bylaw No. 78962022 be given first and second reading and
forwarded to Public Hearing, and that Zone Amending Bylaw No. 77202021, to
rezone from RS1 (Single Detached Residential) to RM2 (Medium Density
Apartment Residential) to permit the future construction of a marketoriented
apartment building of approximately 20 units, be given second reading as
amended and forwarded to Public Hearing.
4.5 2022304RZ, 20644 Dewdney Trunk Road, SiteSpecific Text Amendment
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78982022, to allow for a sitespecific text amending to the CS1 (Service
Commercial) zone to allow for a Group Child Care Centre, be given first and
second reading and forwarded to Public Hearing.
4.6 2022370RZ, Zoning Bylaw Housekeeping Amendments
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 78942022, to allow for housekeeping amendments to Zoning Bylaw No.
76002019, be given first and second reading and that a Public Hearing be
waived in accordance with s. 464(2) of the Local Government Act.
4.7 2016202RZ, 20556 Dewdney Trunk Road, RS1 to CD221
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 73092017 to rezone from RS1 (Single Detached Residential) to CD221
(Comprehensive Development), to allow for four mixedused buildings with
approximately 576 units in total, be given second reading as amended and
forwarded to Public Hearing.
4.8 2021233RZ, 20383 Ospring Street, RS1 to R1
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 77852021, to rezone from RS1 (Single Detached Residential) to R1 (Single
Detached (Low Density) Urban Residential) to permit a future two lot subdivision,
be given second reading and forwarded to Public Hearing.
4.9 2018498DP/DVP, 21640 124 Avenue, Development Permit/Development
Variance Permit
Staff report dated December 6, 2022, recommending that the Corporate Officer
sign and seal 2018498DVP, to reduce the lot width and rear lot line setback, and
2018498DP, to permit the construction of three residential units designed in the
form of Courtyard Housing, respecting the subject property.
5.ENGINEERING SERVICES
6.CORPORATE SERVICES
7.PARKS, RECREATION, AND CULTURE
8.ADMINISTRATION
9.COMMUNITY FORUM
10.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDADecember 06, 202211:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER2.ADOPTION AND RECEIPT OF MINUTES2.1 Minutes – November 8, 20223.DELEGATIONS/STAFF PRESENTATIONS3.1 Maple Ridge Climate HubPresentation by Kirk Grayson on results of a survey conducted on Maple Ridgeresidents’ priorities for action on climate change.4.PLANNING AND DEVELOPMENT SERVICESNote: • Owners and/or Agents of development applications on this agenda may bepresent to answer Council questions pertaining to their item at the conclusion ofStaff presentations for that item.• The following items have been numbered to correspond with the CouncilAgenda where further debate and voting will take place, upon Council decisionto forward them to that venue.4.1 2022244AL, 22351 144 Avenue, NonFarm Use ApplicationStaff report dated December 6, 2022, recommending that NonFarm UseApplication, to construct a covered children’s play structure, to permit a miniaturegolf course, a high ropes course, a zipline, additional staff housing, and anextension to the existing lodge, be forwarded to the Agricultural Land Commissionfor their review and consideration.4.2 2022389AL, 23580 Jim Robson Way, NonFarm Use ApplicationStaff report dated December 6, 2022, recommending that NonFarm UseApplication 2022389AL, to permit a fourth ice sheet at the Planet Ice MapleRidge arena complex, be forwarded to the Agricultural Land Commission for theirreview and consideration.4.3 2022339RZ, 21668 and 21680 Dewdney Trunk Road, RS1 to RM2Staff report dated December 6, 2022, recommending that Zone Amending BylawNo. 78952022 to rezone from RS1 (Single Detached Residential) to RM2(Medium Density Apartment Residential), to permit the future construction of 49residential apartment units, be given first reading and that the applicant providefurther information as outlined in the report.4.4 2021104RZ, 22337 St. Anne Avenue, RS1 to RM2Staff report dated December 6, 2022, recommending that Official CommunityPlan Amending Bylaw No. 78962022 be given first and second reading andforwarded to Public Hearing, and that Zone Amending Bylaw No. 77202021, torezone from RS1 (Single Detached Residential) to RM2 (Medium DensityApartment Residential) to permit the future construction of a marketorientedapartment building of approximately 20 units, be given second reading asamended and forwarded to Public Hearing.4.5 2022304RZ, 20644 Dewdney Trunk Road, SiteSpecific Text AmendmentStaff report dated December 6, 2022, recommending that Zone Amending BylawNo. 78982022, to allow for a sitespecific text amending to the CS1 (ServiceCommercial) zone to allow for a Group Child Care Centre, be given first andsecond reading and forwarded to Public Hearing.4.6 2022370RZ, Zoning Bylaw Housekeeping AmendmentsStaff report dated December 6, 2022, recommending that Zone Amending BylawNo. 78942022, to allow for housekeeping amendments to Zoning Bylaw No.76002019, be given first and second reading and that a Public Hearing bewaived in accordance with s. 464(2) of the Local Government Act.
4.7 2016202RZ, 20556 Dewdney Trunk Road, RS1 to CD221
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 73092017 to rezone from RS1 (Single Detached Residential) to CD221
(Comprehensive Development), to allow for four mixedused buildings with
approximately 576 units in total, be given second reading as amended and
forwarded to Public Hearing.
4.8 2021233RZ, 20383 Ospring Street, RS1 to R1
Staff report dated December 6, 2022, recommending that Zone Amending Bylaw
No. 77852021, to rezone from RS1 (Single Detached Residential) to R1 (Single
Detached (Low Density) Urban Residential) to permit a future two lot subdivision,
be given second reading and forwarded to Public Hearing.
4.9 2018498DP/DVP, 21640 124 Avenue, Development Permit/Development
Variance Permit
Staff report dated December 6, 2022, recommending that the Corporate Officer
sign and seal 2018498DVP, to reduce the lot width and rear lot line setback, and
2018498DP, to permit the construction of three residential units designed in the
form of Courtyard Housing, respecting the subject property.
5.ENGINEERING SERVICES
6.CORPORATE SERVICES
7.PARKS, RECREATION, AND CULTURE
8.ADMINISTRATION
9.COMMUNITY FORUM
10.ADJOURNMENT
City of Maple Ridge
COMMITTEE OF THE WHOLE MEETING MINUTES
November 8, 2022
The Minutes of the Committee of the Whole Meeting held on November 8, 2022 at
11:02am virtually and in Council Chambers of the City Hall, 11995 Haney Place,
Maple Ridge, British Columbia for the purpose of transacting regular City business.
PRESENT
Elected Officials
Mayor D. Ruimy
Councillor O. Dozie
Councillor J. Dueck
Councillor K. Carreras
Councillor S. Schiller
Councillor J. Tan
Councillor A. Yousef
Appointed Staff
S. Hartman, Chief Administrative Officer
C. Carter, General Manager Planning and Development
Services
C. Crabtree, General Manager Corporate Services
P. Hlavac-Winsor, Acting Corporate Officer, General
Counsel and Executive Director, Legislative Services
S. Labonne, General Manager Parks, Recreation, and
Culture
D. Pollock, General Manager Engineering Services
Other Staff as Required
C. Goddard, Director of Planning
M. McMullen, Manager of Development & Environmental
Services
H. Singh, Computer Support Specialist
F. Smith, Director of Engineering
T. Thompson, Director of Finance
M. Vogel, Computer Support Specialist
T. Westover, Director of Economic Development
Note: These minutes and the video of this meeting are posted on the City’s Web Site at:
https://mapleridge.primegov.com/public/portal
1. CALL TO ORDER – 11:02am
2. ADOPTION AND RECEIPT OF MINUTES
2.1 Minutes of the Committee of the Whole Meeting of October 18, 2022
It was noted that only Councillor Yousef and Councillor Dueck can move and
second the adoption of the October 18, 2022 Committee of the Whole
minutes as they were the only Councillors present at that meeting.
It was moved and seconded
That the minutes of the October 18, 2022 Committee of the Whole Meeting
be adopted.
CARRIED UNANIMOUSLY
3. DELEGATIONS/STAFF PRESENTATIONS – Nil
Committee of the Whole Minutes
November 8, 2022
Page 2 of 3
4. PLANNING AND DEVELOPMENT SERVICES
4.1 2019-366-RZ, 11960 221 Street, RS-1 to RT-2
Staff report dated November 8, 2022, recommending that the Official
Community Plan Amending Bylaw No. 7870-2022 be given first and second
reading and forwarded to Public Hearing and that Zone Amending Bylaw
No. 7604-2020 to rezone from RS-1 (Single Detached Urban Residential) to
RT-2 (Ground-Oriented Residential Infill), to permit the future construction of
a triplex, be given second reading as amended and forwarded to Public
Hearing.
C. Goddard, Director of Planning, provided a summary presentation and staff
answered Council questions.
It was moved and seconded
That staff report dated November 8, 2022, titled “First and Second Reading;
Official Community Plan Amending Bylaw No. 7870-2022; Second Reading;
Zone Amending Bylaw No. 7604-2020; 11960 221 Street” be forwarded to
the Council Meeting of November 15, 2022.
CARRIED UNANIMOUSLY
4.2 2019-342-DVP, 11593 207 Street, Development Variance Permit
Staff report dated November 8, 2022 recommending that the Corporate
Officer be authorized to sign and seal 2019-342-DVP to vary lot width.
C. Goddard, Director of Planning, provided a summary presentation and staff
answered Council questions.
It was moved and seconded
That staff report dated November 8, 2022, titled “Development Variance
Permit; 11593 207 Street” be forwarded to the Council Meeting of
November 15, 2022.
CARRIED UNANIMOUSLY
6. CORPORATE SERVICES – Nil
7. PARKS, RECREATION, AND CULTURE – Nil
8. ADMINISTRATION – Nil
9. COMMUNITY FORUM – Nil
10. NOTICE OF CLOSED COUNCIL MEETING – Nil
11. ADJOURNMENT – 11:28am
Committee of the Whole Minutes
November 8, 2022
Page 3 of 3
___________________________________
Councillor Judy Dueck, Chair
Presiding Member of the Committee
City of Maple Ridge
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE:
FILE NO:
December 6, 2022
2022-244-AL
cow FROM: Chief Administrative Officer MEETING:
SUBJECT: Non-Farm Use Application
22351144 Avenue
EXECUTIVE SUMMARY:
A Non-Farm Use Application (ALC ID 64701) has been received for the subject property (Timberline
Ranch), located at 22351144 Avenue, to construct a covered children's play structure, in the form of
a Quonset, to permit a miniature golf course, a high ropes course, a zipline, additional staff housing,
and an extension to the existing lodge. The addition of the proposed play structure, miniature golf
course, high ropes course and zip line will help to diversify the camp experience and provide new
opportunities to attract guests. Adding more staff housing will help to recruit and retain staff by
providing adequate sleeping units for employees, while the expansion of the lodge will provide
additional meal space and amenities for campers and staff.
The applicant is also proposing to bring in gravel fill to support the expansion of the existing dining hall
and various play structures.
RECOMMENDATION:
That Non-Farm Use Application 2022-244-AL be forwarded to the Agricultural Land Commission for
their review and consideration.
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
2022-244-AL
Timberline Ranch Society
Parcel "A" (Reference Plan 4600) South East Quarter
Section 6 Township 42 Except: Part Dedicated Road on Plan
66815, New Westminster District
Agricultural and Rural Residential
Agricultural and Rural Residential
A-2 (Upland Agricultural) and P-3 (Children's Institutional)
A-2 (Upland Agricultural) and P-3 (Children's Institutional)
Page 1 of 6
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
2. Project Description:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
City of Pitt Meadows; Vacant, Forest
A-1 (General Agricultural)
Rural Residential
City of Pitt Meadows; Agriculture (Cranberry
Fields)
A-1 (General Agricultural)
Agricultural
Vacant
-A-2 (Upland Agricultural)
Rural Residential and Agricultural
Residential and Agricultural
A-2 (Upland Agricultural)
Agricultural and Rural Residential
Children's Camp and Retreat Centre
Children's Camp and Retreat Centre
29.4 ha (72.6 acres)
144 Avenue
The Timberline Ranch site, located at 22351144 Avenue (see Appendices A and B), had a previously
approved Non-Farm Use Application, as per Agricultural Land Commission (ALC) Resolution
#373/2007 (see Appendix C). This previous approval allowed for older end-of-life bunkhouses to be
replaced with a set of 'duplex' buildings, as well as another new structure to help accommodate more
sleeping facilities and meeting spaces. The previous approval also set conditions that Timberline
Ranch is to be hooked up to City sanitary sewer and that the playing area (field) is to be located within
the existing footprint of the camp, in alignment with the previously submitted site plan (see Appendix
C). It is noted that these conditions were met in the years following ALC Resolution #373/2007. As
the subject application's proposed covered play structure, miniature golf course, high ropes course,
zipline, staff housing and lodge extension do not align with the previously approved plan, a new
approval from the ALC is required in the form of a Non-Farm Use Application.
The subject application is proposing a number of structures and activities to help support and diversify
the camp experience, and as outlined by the applicant, these uses are intended to be utilized by guest
groups and campers who are registered in the various programs and not by the general public. The
proposed uses and structures (see Appendix D) are identified below:
• Covered play structure, in the form of a Quonset, with approximate dimensions of 24m (80 ft.)
x 36 m (100 ft.). The covered structure is to be used to facilitate various children's camp
activities, including two sports courts and the relocation of an existing climbing wall. The
proposed covered play structure will allow year-round activities, which would normally be
limited due to poor weather conditions.
• Western-themed miniature golf course, which will complement the existing Western style
buildings currently located on-site.
• High ropes course to be located on the northern portion of the property that will form part of
the existing zipline infrastructure.
• A zipline was constructed in 2018, with the applicant being unaware ALC approvals would be
required. Therefore, the existing zipline will form part of the current Non-Farm Use Application.
According to the applicant, this is a favourite activity amongst campers.
2022-244-AL Page 2 of 6
The location of the structures are within a vacant field that is not typically programmed due to the
generally wet and muddy conditions that occur throughout most of the year. The proposed location
also lends itself well to the other camp activities due to its proximity to the dining hall, cabins and
various existing outdoor activities (see Appendix D).
The application also proposes to add a covered outdoor dining area as an extension to the existing
lodge (see Appendix E), in order to accommodate the large number of campers during summer meal
times. To meet other camp needs, the addition to the lodge is also proposing to add:
• A small enclosed meeting room;
• Additional washrooms; and
• A medical centre (to replace the existing nurse's office), including:
o An examination room;
o An isolation room;
o Sleeping quarters for a nurse; and
o A small washroom.
Additional staff housing is being proposed to help accommodate current and future staffing needs. As
existing staff housing is inadequate, the proposal includes three small 'Dwellys' (modular home) that
would provide private accommodations for employees.
Lastly, the subject application is proposing to import gravel fill for the proposed structures, including
the covered play structure, miniature golf course and lodge extension. The total volume of fill required
is approximately 2800 m3 (98,880 ft3) -3500 m3 (123,600 m3), depending on ground conditions.
This will be subject to a City of Maple Ridge soil permit.
3. Planning Analysis:
As noted above, Timberline Ranch had a previously approved Non-Farm Use Application (Resolution
#373/2007), which permitted a number of camp-related uses including the construction of new
cabins and meeting room facilities, as well as various outdoor activity-type uses. The current subject
application would be considered an expansion of these existing uses and warranted based on the
need to diversify the types of activities offered, as well, to attract new guest groups and campers to
Timberline Ranch. The applicant has iterated that the Covid-19 pandemic had a negative impact on
programs and the number of guests had declined over the past couple of years. Therefore, the camp
is trying to diversify the types of activities offered to guests through the subject Non-Farm Use
Application.
It is noted that Timberline Ranch has utilized the subject property as a camp and retreat since 1961.
There are approximately 45 horses on-site, including a large barn and riding arena, which support
some of the equestrian camp activities, including trail rides and a seasonal petting zoo. As outlined by
the applicant, Timberline Ranch employs fifteen staff year-round and approximately thirty students
every summer, and serves over 10,000 children and their families each year. The projects that form
part of the subject application are intended to be implemented over the next five to ten years in order
to help Timberline Ranch stay current and viable moving forward.
i) Official Community Plan:
The majority of the subject property (75%) is designated Agricultural in the Official Community Plan
(OCP), along with a small portion designated as Rural Residential. The subject property is also located
within the Agricultural Land Reserve (ALR), and as such, there are ALR policies in the OCP that pertain
to the subject application, as seen below. It is noted that all the non-farm uses under application are
proposed in the Agricultural designated portions of the subject property.
2022-244-AL Page 3 of 6
6-8 Maple Ridge will work cooperatively with senior levels of government and other agencies to
promote agricultural business opportunities by:
a) aligning land use bylaws to permit supportive non-farm uses such as agri-tourism, bed and
breakfasts, and on-farm sales;
b) assisting agricultural landowners to identify and develop agricultural opportunities (e.g. value
added, agri-tourism, bed and breakfast, recreation);
c) identifying and encouraging access by agricultural landowners to agricultural programs.
6-9 Maple Ridge supports the policies and regulations of the Agricultural Land Commission Act and
the Farm Practices Protection Act in its land uses and will review its bylaws affecting farmland and
farm operations for consistency with these provincial acts, regulations, and guidelines.
The OCP also references Tourism as a sector that has excellent opportunities to expand by
emphasizing the City's outdoor resources, which are supported by the OCP policies outlined below:
6-66 Maple Ridge will continue to promote its outdoor resources as a theme for the tourist
commercial sector.
6-67 Maple Ridge will actively promote and market the outdoor resource theme by:
a) supporting and strengthening businesses that cater to tourists;
b) supporting businesses involved with outdoor recreational activities and physical fitness;
c) facilitating growth in the eco-tourism, cycling and equestrian industry.
6-68 Maple Ridge will promote agricultural tourism opportunities by:
a) aligning land use bylaws to permit supportive non-farm uses such as agri-tourism, bed and
breakfasts, and on-farm sales;
b) assisting agricultural landowners to identify and develop agricultural opportunities (e.g. value
added, agri-tourism, bed and breakfast, recreation).
ii) Zoning Bylaw
The subject property is split-zoned, which is a term used for properties with more than one type of zone
applied. The existing cabins, meeting rooms, lodge, offices, shop, staff houses and parking lots are all
currently within the P-3 (Children's Institutional) zoned portion of the property, whereas the rest of the
property is zoned A-2 (Upland Agriculture) (see Appendix D).
As part of the subject application, the covered play structure, miniature golf course, high ropes course
and zipline are proposed to be located within the A-2 (Upland Agriculture) zoned portion of the property.
However, these proposed uses do not align with the permitted uses within this A-2 (Upland Agriculture)
zone and are, instead, better suited within the P-3 (Children's Institutional) zone. Should the
application be supported through Council approval and ALC resolution, a site-specific text amendment
would be required, under a separate and future rezoning application to Council, to re-align the
boundaries of the P-3 (Children's Institutional) zone to include these proposed structures and uses.
Also, as part of this future rezoning application to Council, a more specified list of uses for the P-3
(Children's Institutional) zone would be required to capture the existing and future uses specific to
Timberline Ranch. It is noted that the P-3 (Children's Institutional) zone alignment and site-specific
text amendment would only be required should the subject application be approved through both
Council and the ALC.
2022-244-AL Page 4 of 6
4. Interdepartmental Implications:
i) Building Department:
ii)
The information for a covered play structure appears to indicate a 'cover-all' type fabric structure,
however, no design details were provided. Based on a cursory review of the covered play
structure at Timberline Ranch, the following comments apply:
• Building Permits will be required;
• The building is a Complex (Part 3) building and will require full registered professional
supervision;
• The building use is for indoor recreation and is considered an Assembly (A2) occupancy;
• The design will need to consider items such as: fire department access routes, hydrants,
and sprinkler provisions;
• The design will need to consider spatial separation requirements; accessibility and
washroom provisions; and exiting and travel distance provisions.
Please note these are very preliminary comments and do not reflect those of a more technical
review. The Building Department would be in a better position to provide feedback with a more
detailed design proposal.
Building permits would also be required for the extension to the lodge (covered dining hall) and
the proposed 'Dwelly' structures; as well as registered professional supervision for each.
Environment:
The proposed areas for covered play structure, miniature golf, high ropes course and zipline
appear to be within the existing use areas on the site; therefore, the Environment Section does
not have any concerns from an environmental perspective, as no new disturbance will occur. In
terms of stormwater management, the majority of the site continues to be permeable in nature
with no expected impacts to stormwater locally, based on the new proposed uses. The soil
deposit proposal in support of these new facilities will require a City of Maple Ridge soil deposit
permit application and oversight from a qualified professional to ensure quality and placement
of fill.
iii) Fire Department:
Should the application be approved, the proposed buildings and structures size and design will
need to be further reviewed and will be required to meet Building and Fire codes. Adequate
access and egress will be required for all buildings. The proposed covered play structure implies
the building will have open sides, which would be ideal in the case of an emergency.
iv) Engineering Department:
Applicant to provide confirmation that existing sanitary service has the capacity for the lodge
extension, as well to ensure the expansion falls within the boundary of the Fraser Sewerage Area.
These confirmations can be provided as part of the Building Permit process, should the
application be approved.
v) Economic Development Department:
Expanding immersive citizen and guest experiences represents a component of the Maple Ridge
Tourism Strategy; additionally, increased value-added agricultural activity and tourism
experiences help to contribute to the visitor economy in Maple Ridge. Economic Development
seeks to support differentiated tourism products in Maple Ridge.
2022-244-AL Page 5 of 6
5. Alternative:
The recommendation is to forward this application to the ALC for consideration. Should the proposed
uses within the Non-Farm Use Application not be supported, Council may elect to deny forwarding this
application to the ALC, in which case it will be considered closed and the application will not proceed
further.
CONCLUSION:
The proposed covered play structure, miniature golf course, high ropes course and zipline will help to
both diversify the amount of camp activities offered, as well as attract new guest groups and campers
to Timberline Ranch. The addition of a covered outdoor dining hall to the existing lodge will allow for a
more enjoyable meal experience for campers and will help support other camp needs in the form of
additional washrooms and a medical centre. Lastly, the proposed gravel fill will ensure all structures
and infrastructure are appropriately supported.
Should the application be approved through both Council and the ALC, a future rezoning application
would be required to better align the proposed uses within the P-3 (Children's Institutional) zone and
to expand the area zoned as P-3 (Children's Institutional).
It is therefore recommended that Council forward the subject application to the ALC for consideration.
"Original signed by Adam Rieu"
Prepared by: Adam Rieu
Planner 1
"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 -Previous ALC Resolution (2007) and Site Plan
Appendix D -Proposed Site Plan
Appendix E -Proposed Lodge Extension
2022-244-AL
"Original signed by Mark McMullen" for
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Page 6 of 6
APPENDIXC
against the purposes of the Commission as stipulated in section
Commission Act (the "Act"). They are:
to pres~rveagricultural land
toenpouJage farming on agricultural land in collaboration with other communities of
interest, ~nd
to encourage local governments, first nations, the. government and its agents to
enable and a.ccommodate farm use of agricultural land and uses compatible with
agriculture in their plans, bylaws and policies.
Agricultural Capability
as:se~;sir1a agricultural capability, the Commission refers in part to agricultural capability
The ratings are interpreted using the Canada Land Inventory (CU),
torAgriculture' system, or the BC Land Inventory (BCLI), 'L.and
Agriculture in B,C.' system.
limitations that require good ongoing management
range of crops, or both.
11m1rarnons that require moderately intensive management
;~~~t.2~~1£[J!J1p91c)~c1t~)Y the range of crops, or both.
;Y;:1l·~~~~;~~i~+·~af?J1nmtalt1or1s that its capability to producing perennial
or sustained natural grazing
into seven classes, designated as 01 to 07. The
in terms of their relative capabilities and
rin·tit"ll'~rl for mineral soil.
tbatrequlre moderately intensive management
thereinge ofcrops,.or both.
Conclusion
impact of the proposal
Commissioners felt that
new buildings would be IV'-'''-'''-''-'
were, however,
existing footprint of the camp.
existing or potential agricultural use of
Thatthe proposal will not aciversely impact agricultµre.
area to a location within the existing footprint qt the
camp be in substarjtial compliance with, the p!an
for the sole benefit of the applicant and is
or occupiE3r of the
the local government,
lt'ic>,rlln1c•ru, over the land under an ,...,....,.,,.,.+,....,..,.,,..,,+
Property
Line
The Cliff ~
I Horse
I Fields
~~:~:erty
----------
Existing
P3 Zone
Boundary
Existing
P3 Zone
Boundary
Horse
Fields
Horse
Fields
APPENDIX D
Timberline Ranch
Proposed Projects
I
Property /11
Line
I
I
I
I
I
--~---~--u~--~~----------__ __J
Draw Date: Oct. 5, 2022 Scale: 1:2500
Filename: 2022_proposed_projects
APPENDIX E
~ -(Y)
------
20'-9"
~ ---
------
---
' ' ~ P3 Zone
/ "-boundary
~
104'-0"
7
/Roofline P3 Zone
boundary
55'-5 1/4"
Covered Eating Area w/
Finished Concrete Floor
22'-0" 16'-8 3/4"
-----...-
3'-7 1/4"a ----
' 28'-3 3/4" \
' ' '( ~ 9 Pass-
00 through
,-I window
Meeting
Room
~,......,.
-(f) (Y) (f) Q.)
(Y) -I L. -0 (Y) '---' (Y)
Uncovered Courtyard w/
Finished Concrete Floor ~ Existing pumpout chamber ~ Existing stairway
• to balcony above
~ -,-I
9 N
19'-9" 8'-0"
' '
' '
Existing Dining Hall
Timberline Ranch
Proposed Lodge Extension -Version 07
Draw Date: Sept. 12, 2022 Scale: 1:250
Filename: Lodge_Extension_ Version07.pdf
\
' '
1·~••• mapleridge.ca City of Maple Ridge
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE: December 6, 2022
FILE NO: 2022-389-AL
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Non-Farm Use Application
23580 Jim Robson Way
EXECUTIVE SUMMARY:
A Non-Farm Use Application (ALC 66584) has been received for the subject property, located at 23580
Jim Robson Way, to permit a fourth ice sheet at the Planet Ice Maple Ridge arena complex. A previously
approved Non-Farm Use Application at the subject property, under Agricultural Land Commission (ALC)
Resolution #214/95, had permitted the arena complex to achieve a maximum buildable area of
10,000 m2 (107,643 ft2). The proposed addition of a fourth ice sheet will increase the total arena area
to approximately 11,800 m2 (127,018 ft2). The increase above the previously approved Non-Farm Use
Application area of 10,000 m2 (107,643 ft2) requires a new Non-Farm Use Application. The proposed
fourth ice sheet will provide for additional ice allocation for ice user groups and allow for more efficient
operations and programming for the larger arena complex.
RECOMMENDATION:
That Non-Farm Use Application 2022-389-AL be forwarded to the Agricultural Land Commission for
their review and consideration.
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Surrounding Uses:
North:
2022-389-AL
City of Maple Ridge, Parks, Recreation & Culture
Department
Parcel A District Lot 275, 405, 406, and 408 Group 1 New
Westminster District Plan LMP45108
Park In The ALR
CD-4-88 (Agricultural Events, Special Events, Swap Meets
etc.)
Use:
Zone:
Designation:
Vacant
RS-3 (Single Detached Rural Residential)
Agricultural
Page 1 of 5
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
2. Background:
Use: Single-Family Residential, Vacant
Zone: RS-3 (Single Detached Rural Residential)
Designation: Agricultural
Use: Belle Morse Park
Zone: RS-3 (Single Detached Rural Residential),
RS-1b (Single Detached (Medium Density)
Residential)
Designation: Park in the ALR, Park, Urban Residential
Use: Single-Family Residential, Vacant
Zone: RS-3 (Single Detached Rural Residential),
LUI (Land Use Contract)
Designation: Agricultural
Planet Ice Maple Ridge & Golden Ears Winter Club, Maple
Ridge Search and Rescue, Albion Fairgrounds, Albion
Sports Complex
Planet Ice Maple Ridge (addition of a fourth ice sheet) &
Golden Ears Winter Club, Maple Ridge Search and Rescue,
Albion Fairgrounds, Albion Sports Complex
24.3 ha (60 acres)
Jim Robson Way
The subject property, located at 23580 Jim Robson Way (see Appendices A and B), has a history of
approved ALC Non-Farm Use Applications dating back to the late 1980s. The approvals have included
the development and evolution of the site, including drainage infrastructure, recreational facilities and
the Maple Ridge Search and Rescue building. The most recent Non-Farm Use Application from 1995,
ALC Resolution #214/95, had permitted a four (ice) rink arena complex to be constructed to a
maximum footprint of 10,000 m2 (107,643 ft2), which was to replace a community gymnasium in the
same location (see Appendix C). It is noted, however, that only three ice sheets were constructed as
part of this earlier approval. This arena complex, identified as Planet Ice Maple Ridge, is the subject
of the current Non-Farm Use Application.
In its current form, Planet Ice Maple Ridge and the Golden Ears Winter Club are approximately 8,584
m2 (92,400 ft2) and consists of three ice sheets in total, two of which are utilized mainly for ice hockey
and skating and one for curling (see Appendix D). The two ice rinks have a seating capacity for
approximately 1,200 spectators at the Cam Neely Arena and 125 spectators at 'Rink 2'. It is also noted
that box lacrosse and ball hockey take place within this facility during the summer months. Other non-
sport activities, such as the Ridge Meadows Home Show and the Maple Ridge-Pitt Meadows Country
Fest Agricultural Fair, also utilize the facility's dry floor area as event space.
The Planet Ice facility forms one part of the larger subject property, which has several uses related to
both recreational and agricultural activities. Albion Sports Complex is located on the southern portion
of the subject property (see Appendix D) and is made up of baseball diamonds and soccer fields, as
well as a playground, spray park and washroom facility. The agricultural structures and uses are
located on the western portion of the subject property and consist of several buildings and barns used
by local agricultural clubs, including 4-H, for livestock and agricultural display purposes. This is also
2022-389-AL Page 2 of 5
strategies, taking the total available parking spaces to 465 after development of the additional ice
sheet. It is noted the entire site, including the Albion Sports Complex and Fairgrounds parking areas,
can accommodate approximately 1,500 parking spaces as overflow parking for the special events
previously mentioned. Based on the calculation above, at 465 available spaces, parking is sufficient
for the proposed use.
5. Interdepartmental Implications:
i) Engineering Department:
Should the Non-Farm Use Application be approved, the following information will be required to be
addressed as part of the Building Permit process:
Frontage and Offsite Works:
Jim Robson Way is designated as an Urban Collector, however, is not currently constructed to that
standard. The proposed addition may trigger all servicing upgrades that do not currently exist,
including:
• Road widening by approximately 1.5 m (4.9 ft.) across the property frontage;
• Installation of street trees; and
• Replacement of mast arm lease lights with ornamental lighting.
Underground Servicing:
• Both the Tamarack and Fairgrounds pump stations are currently at capacity, as well as some
sections of the nearby gravity system. An analysis of the sanitary system is required to
determine what capacity, if any, is available to accommodate expansion;
• Applicant must review capacity of the pump station and must prove that development of the
subject property will not add to existing conditions;
• Applicant to prove existing water and storm systems will not be impacted from development;
improvements may be required downstream;
• Below-ground stormwater detention tanks identified at this location, therefore, the
functionality of these tanks must be maintained; and
• Water-related fire flow to be determined.
Flood Concerns, Traffic and Access:
• Area is prone to flooding and may require upgrades due to displacement of flood storage. It is
noted that modelled present day 100-year event does not show much opportunity for flood
storage atthis location;
• Proposed construction location is one of few parking areas that would not flood during a flood
event, therefore, the gravel parking area may need to be raised to accommodate parking; and
• Traffic Impact Assessment may be required and access functionality should be reviewed.
ii) Building Department:
Any building related items can be addressed at the Building Permit stage of development, should the
application be approved.
iii) Environment Section:
No concerns were identified with the proposed land use and expansion of the ice rink structure. It is
important to recognize the potential implications with respect to future parking requirements and
current environmental setbacks around watercourses. The City recognizes the need to find a healthy
balance and support innovative ways to responsibly manage localized flooding, drainage concerns,
agricultural interests, and environmental sensitive features that have been identified in the area and
2022-389-AL Page 4 of 5
on-site. These considerations will be addressed at the building permit or construction stage of the
project, if approved.
6. Alternative:
The recommendation is to forward this application to the ALC for consideration. Should the proposed
use within the Non-Farm Use Application not be supported, Council may elect to deny forwarding this
application to the ALC, in which case it will be considered closed and the application will not proceed
further.
CONCLUSION:
The proposed implementation of a fourth ice sheet, as an addition to the existing Planet Ice arena
complex, will provide much needed additional capacity for recreational ice users and help support
more efficient operations and programming for the City's only arena complex. As the previous Non-
Farm Use Application had only permitted the facility to achieve a maximum footprint of 10,000 m2
(107,643 ft2), a new Non-Farm Use Application is required to increase the facility footprint to
approximately 11,800 m2 (127,108 ft2). The proposed plan for the fourth ice sheet is schematic at
this time, with a more detailed design to be completed should the required approvals be provided.
It is therefore recommended that Council forward the subject application to the ALC for consideration.
"Original signed by Adam Rieu"
Prepared by: Adam Rieu
Planner 1
"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 -Previously Approved Site Plan (ALC #214/95)
Appendix D -Current Site Plan (Planet Ice Arena Complex)
Appendix E -Proposed Site Plan, Fourth Ice Sheet
2022-389-AL
"Original signed by Mark McMullen" for
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
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879-1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E); and
5. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The proposed land use is in compliance with the OCP, but the proposed building height is not
supported by the current Urban Residential-Major Corridor Residential designation; however it is in
compliance with the Lougheed Transit Corridor Concept Plan. In order for the proposed six-storey
apartment to be supported an amendment to the OCP is required as well as a height variance to the
RM-2 (Medium Density Apartment Residential) zone. Since, the land use is supported and it is
compliant with the endorsed Lougheed Transit Corridor Concept Plan, it is recommended that
Council grant first reading to Zone Amending Bylaw No. 7895-2022, subject to additional
information being provided and assessed prior to second reading.
"Original signed by Wendy Cooper"
Prepared by: Wendy Cooper, M.Sc., MCIP, RPP
Planner 2
"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. 7895-2022
Appendix D -Proposed Site Plan
2022-339-RZ
"Original signed by Mark McMullen" for
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Page 6 of 6
I� I
mapleridge.ca City of Maple Ridge
TO: His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: December 6, 2022
FROM:
SUBJECT:
Chief Administrative Officer
First and Second Reading
FILE NO: 2021-104-RZ
MEETING: C o W
Official Community Plan Amending Bylaw No. 7896-2022
Second Reading
Zone Amending Bylaw No. 7720-2021
22337 St. Anne Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 22337 St. Anne Avenue
from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential), to permit
the future construction of a market-oriented, apartment building consisting of approximately 20
units. The Council granted first reading to Zone Amending Bylaw No. 7720-2021 and considered the
early consultation requirements for the Official Community Plan (OCP) amendment on May 11, 2021.
The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the policies of the
Official Community Plan (OCP). However, an amendment to the OCP to change the Port Haney Multi
Family, Commercial and Mixed-Used land use designation within the Town Centre Area Plan height
policy to permit a five-storey, 22 metre high structure is needed. In addition, a text amendment is
required to the RM-2 (Medium Density Apartment Residential) zone within the Port Haney and Fraser
River Water Front Area to permit the proposed five-storey, 22 metre high structure.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
(CAC) Program at a rate of $4,300 per apartment dwelling unit, for an estimated total amount of
$86,000, or such rate applicable at third reading of this application.
RECOMMENDATIONS:
1.That, in accordance with Section 4 75 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan AmendingBylaw No. 7896-2022 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2.That Official Community Plan Amending Bylaw No. 7896-2022 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3.That it be confirmed that Official Community Plan Amending Bylaw No. 7896-2022 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4.That Official Community Plan Amending Bylaw No. 7896-2022 be given first and second readingand forwarded to Public Hearing;
2021-104-RZ Page 1 of 9
5.That Zone Amending Bylaw No. 7720-2021 be given second reading as amended, and
forwarded to Public Hearing;
6.That voluntary payment of $220,000 ($20,000 for 11 spaces) and receipt upon payment in
accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 - 1990 as cash-in
lieu for the eleven (11) off street parking space provided for residential use respecting the
property located at 22337 St. Anne Street;
7.That the following terms and conditions be met prior to final reading:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Approval from the Ministry of Transportation and Infrastructure;
iii)Amendment to Official Community Plan Schedule "A", Chapter 10, Section 10.3 Town
Centre Area Plan, Section 3.3 Land Use Designations, Flexible Mixed Use, Policy 3-38 to permit a six (6) storey apartment building;
iv)Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v)Registration of a Restrictive Covenant for protecting the Visitor Parking;
vi)Registration of a Restrictive Covenant for Stormwater Management;
vii)Removal of existing building(s);
viii)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 properties. If so, a Stage 1 Site
Investigation Report is required to ensure that the subject property is not a contaminated
site;
ix)That a voluntary contribution, in the amount of $82,000 ($4,100 for 20 units), 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; and further
x)That a voluntary contribution, in the amount of $78,353.31 based on a rate of $161.46 per
square metre ($15.00 per square foot) for the additional FSR being sought in accordance
with Section 618.5 Density 2.a.) of the RM-2 zone.
2021-104-RZ Page 2 of 9
DISCUSSION:
1. Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Proposed:
Within Urban Area Boundary:
Area Plan:
OCP 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:
2021-104-RZ
Focus West Developments 2020 Ltd. (Colin Lacey)
Lot 12 Block 5 District Lot 398 Group 1 New
Westminster District Plan 155
Port Haney Multi-Family, Commercial and Mixed-Use
Port Haney Multi-Family, Commercial and Mixed-Use
Yes
Town Centre Area Plan
No
RS-1 (Single Detached Residential)
RM-2 (Medium Density Apartment Residential)
Use: Commercial on first floor with Apartments
above
Zone: C-3 (Town Centre Commercial)
Designation: Port Haney Multi-Family, Commercial and
Mixed-Use
Use: Single-Family Residential
Zone: Port Haney Multi-Family, Commercial and
Mixed-Use
Designation: Port Haney Multi-Family, Commercial and
Mixed-Use
Use: Commercial on first floor with Apartments
above
Zone: C-3 (Town Centre Commercial)
Designation: Port Haney Multi-Family, Commercial and
Mixed-Use
Use: Apartment Residential
Zone: RS-1 (Single Detached Residential) -
Heritage Revitalization Agreement
Designation: Port Haney Multi-Family, Commercial and
Mixed-Use
Single-Family Residential
Multi-Family Apartment Residential
806m2 (8,675.71 square feet)
Vehicle access from the lane. Pedestrian access from St.
Anne Avenue
Urban Standard
No
Yes
Page 3 of 9
2. Project Description:
The application is to rezone the subject property from RS-1 (Single Detached Residential) to
RM-2 (Medium Density Apartment Residential) zone to permit the future construction of a five-storey
apartment building, with approximately 20 residential units. The current concept for the project
includes a mixture of one, one plus a den and two-bedroom units. The parking concept is a one and
half levels of parking.
The RM-2 zone allows for a 1.8 Floor Space Ratio (FSR), the applicant is seeking additional density
through the Amenity Bonus Contribution permitted in the RM-2 zone increase the FSR to the
maximum 2.5.
The concept design includes a roof garden located on top of this five-storey, wood frame building
that is situated over a concrete podium.
3. Planning Analysis:
i) Official Community Plan:
The development site is located within the Port Haney and Fraser River Waterfront Area of the Town
Centre Area Plan. The site is designated Port Haney Mu/ti-Family, Commercial and Mixed-Use and
the proposed use and density is complying with this designation.
The proposed development is in general compliance with Land Use Designations Policy 3-38 of the
Port Haney Multi-Family, Commercial and Mixed-Use designation. Policy 3-38 states the following:
"3-38 Low-rise Multi-Family Apartment, Commercial, and Mixed-Use in Port Haney should be a
minimum of three (3) storeys and a maximum of four (4) storeys in height, with at least 90%
of required parking provided underground."
In order to permit the proposed taller building an amendment is required to permit the proposed five-
storey building. The necessary OCP Amending Bylaw is accompanying this report as Attachment C.
There are two other rezoning applications in the Port Haney Multi-Family, Commercial and Mixed-Use
designation, applications 2019-268-RZ (22340 and 22328 St. Anne Avenue, and 11654 and 11664
223 Street) and 2020-065-RZ (22323, 22335 and 22345 Callaghan Avenue), that are also
proposing an amendment to the OCP to allow an increase in height to six-storeys. Both of these
rezoning applications have received first reading of their respective zone amending bylaws. This
application is the first to proceed to second reading; therefore, the OCP amendment is being
forwarded with this application as outlined in the first reading report that was supported by Council
on May 11, 2021.
The OCP is a living document that reflects the changing and evolving nature of communities. It is not
a static document that is rigid and inflexible. The proposed change to the OCP reflects the changing
faces of Maple Ridge since, the OCP initial adoption in February 2014 and the growing need to place
more density on less land within the Town Centre.
The applicant held a Developer Information Meeting via a Public Comment Opportunity Period from
July 25 to August 3, 2022, which provided the public an opportunity to review the proposed
application and provide comments on the development which included the proposed change to the
OCP. There was only one comment received from the Public, which was specific to the height; that
the height should be higher to accommodate more units (see Appendix J).
2021-104-RZ Page 4 of 9
ii) Housing Action Plan:
The City's Housing Action Plan (HAP) was endorsed by Council in 2014. It seeks to increase access to
"safe, affordable, and appropriate housing that meets the diverse and changing needs of the
community". The HAP also speaks of the need to provide a range of non-market, affordable and
special needs housing. This was reaffirmed with the endorsement of the Housing Action Plan
Implementation Framework in September, 2015.
The subject application does provide a mix of unit sizes to help in achieving housing diversity. This
includes the following breakdown:
• 1-one bedroom suite (5%);
• 12 -one bedroom with a den suites (60%); and
• 7 -two-bedroom suites (35%).
iii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (Single Detached
Residential) to RM-2 (Medium Density Apartment Residential) zone to facilitate a five-storey, 20-unit
apartment building with one and a half levels of parking.
The height proposed for the building is five-storeys, which is one floor higher than the permitted
maximum of four-storeys within the RM-2 (Medium Density Apartment Residential) zone for
properties located within the Port Haney and Fraser River Waterfront Area. The proposed height of
the structure is also 22 metres, while the maximum height permitted is 15 metres within the RM-2
(Medium Density Apartment Residential) zone for properties located within the Port Haney and
Fraser River Waterfront Area. The increase in height has contributed to the additional density being
sought through the Additional Density provision of the RM-2 (Medium Density Apartment Residential)
zone from a base density of 1.8 Floor Space Ratio (FSR) of to 2.5 FSR. The additional FSR would
equate to approximately 566.16m2 (6,094.09ft2). The Density Bonus contribution would be
$78,353.31 based on the $161.46 per square metre rate within the Zoning Bylaw.
In order to facilitate the increase in height a text amendment to the RM-2 (Medium Density
Apartment Residential) zone is required and has been included in Zone Amending Bylaw No. 7720-
2021 (see Appendix D). At first reading Zone Amending Bylaw No. 7720-2021 did not contain the
text amendment regarding building height; therefore, the Bylaw is being presented for second
reading as amended.
iv) Off-Street Parking and Loading Bylaw:
· .. Deficient
Residential 1.5 X 20 = 30 1 X 20 = 20 10 Stalls
Visitor 0.2 X 20 = 4 3 1 Stall
The residential parking stalls, that have been provided, are enclosed within the building which fulfill
OCP policy 3-38 that is contained within the Flexible Mixed-Use land use designation of the Town
Centre Area Plan, Policy 3-38 states that at least 90% of the parking provided is underground. The
proposed OCP amendment with respect to the 90% of parking provided is underground has been
clarified to exclude visitor parking.
2021-104-RZ Page 5 of 9
The applicant is proposing a variance to the parking regulations. Staff does not support a variance
to reduce the required parking by 11 stalls as the applicant can elected to make the prescribed
$20,000 payment-in-lieu of providing parking in accordance with the Off-Street Parking and Loading
Bylaw 4350-1990. The reduction of 11 parking space on the property can be justified because:
• The cash-in lieu payment will contribute to a future parking spaces in a municipal facility; and
• The effect of this reduction is minimal because the site is located in the Town Centre Area,
where residents can walk or cycle to stores, offices and recreation, and the transit along the
Lougheed Corridor is within a convenient walking distance.
The Off Street Parking and Loading Bylaw requires the following action to be taken by Council:
Where an owner has paid money to the City of Maple Ridge in lieu of providing off street
parking spaces, Council shall by resolution acknowledge receipt of such payment and the
resolution shall set out the real property and the number of off-street parking spaces in
respect of which the payment was received.
The necessary resolution has been included in the Recommendation section of this report to fulfill
this requirement.
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 7600-2019
Setbacks
Requirement Principal Building Required
Setbacks
Front Lot Line 7.5m
Rear Lot Line 7.5m
Interior Lot Line (east) 7.5m
Interior Lot Line (west) 7.5m
Parking and Loading
Maximum structure height for concealed parking
above average finished grade from the front,
rear, and interior lot line.
2021-104-RZ
Proposed
O.Om (including decks and underground parking
structure)
5.3m (including underground parking structure)
O.Om (including underground parking strucure)
O.Om (including underground parking structure)
Maximum Proposed
Height
0.8m 2.5m
Page 6 of 9
A summary of the main comments and discussions with one comment received at the Comment
Opportunity was provided by the applicant and include the following main points:
• A resident that has lived in the area for 30 years provided the only comments received. The
resident was pleased with the five-storey height, but inquired why it wasn't six-storeys as he
supports new developments with more units in the area. This resident added that they are
looking forward to the lot being re-developed and built as soon as possible to help revitalize
the area.
4. Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending
Bylaw will be required as a condition of final reading. At this time, the Ministry has granted
preliminary approval of the rezoning application.
5. Interdepartmental Implications:
i) 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; and
• Frontage upgrades to the applicable road standard.
6. School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
and their response can be seen in Appendix I.
7.
i)
Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application is as follows"
Schedule "A", Chapter 10 Area Planning, Section 10.3 Town Centre Area Plan, section 3.3
Land Use Designations, Flexible Mixed Use, is hereby amended by deleting policy 3-38 and
replacing it with the following:
2021-104-RZ Page 8 of 9
"3-38 Low-Rise Multi-Family apartment, Commercial, and Mixed-Use in Port Haney should
be a minimum of three (3) storeys and a maximum of six (6) storeys in height, with a least
90% of required parking provided underground excluding visitor parking."
This amendment is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Official Community Plan Amending
Bylaw No. 7896-2022, that second reading as amended be given to Zone Amending Bylaw
No. 7720-2021, and that application 2021-104-RZ be forwarded to Public Hearing.
"Original signed by Wendy Cooper"
Prepared by: Wendy Cooper, M.Sc., MCIP, RPP
Planner 2
"Original signed by Charles Goddard" for
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
"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
Appendix C -Official Community Plan Amending Bylaw No. 7896-2022
Appendix D -Zone Amending Bylaw No. 7720-2021
Appendix E -Site Plan
Appendix F -Building Elevation Plans
Appendix G -Landscape Plan
Appendix H -ADP Design Comments
Appendix I -SD42 Referral Response
Appendix J -DIM Summary
2021-104-RZ Page 9 of 9
CITY OF MAPLE RIDGE
BYLAW NO. 7896-2022
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
.APPENDIX C
WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7896-2022".
2. Schedule "A", Chapter 10 Area Planning, Section 10.3 Town Centre Area Plan, section 3.3 Land
Use Designations, Flexible Mixed Use, is hereby amended by deleting policy 3-38 and replacing
it with the following:
3-38 Low-Rise Multi-Family apartment, Commercial, and Mixed-Use in Port Haney should be
a minimum of three (3) storeys and a maximum of six (6) storeys in height, with a least
90% of required parking provided underground excluding visitor parking.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the day of
READ a second time the day of
PUBLIC HEARING held the day of
READ a third time the day of
ADOPTED, the day of
PRESIDING MEMBER
, 20 .
,20
,20
,20
, 20
CORPORATE OFFICER
CITY OF MAPLE RIDGE
BYLAW NO. 7720-2021
A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of
Zoning Bylaw No. 7600-2019 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7720-2021."
APPENDIXD
2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended to revise Part 6 -
Residential Zones, 618 Zone: RM-2 Medium Density Apartment Residential as follows:
a) 618.8.1 is amended by deleting "excluding the Port Haney and Fraser River Waterfront
Area"; and
b) 618.8.2, is amended by deleting the clause in its entirety.
3. That parcel or tract of land and premises known and described as:
Lot 12 Block 5 District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 1875 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 11A11 attached thereto are
hereby amended accordingly.
READ a first time the 11th day of May, 2021.
READ a second time as amended the
PUBLIC HEARING held the
READ a third time the
day of
day of
day of
,20
,20
, 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of ,20
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX H
April 13, 2022 Regular Meeting of the Advisory Design Panel (ADP) Resolution
The following resolution was passed regarding 2021-104-RZ/DP at the April 13, 2022 Regular Meeting of
the Advisory Design Panel (ADP).
R/2021-045
It was moved and seconded
That the Advisory Design Panel has reviewed application 2021-104-RZ/DP and recommends the
application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Architectural Comments:
• Confirm the E3 is not a muted mustard colour but a complementary colour to the wood-
toned product
• Consider integration of planting onto metal screens through vines and climbers
• Consider extending red metal screen into stairwell and mechanical room openings
• Consider making west wall more of a cohesive material palette to tie together the front
base material with the side wall material by wrapping around
Landscape Comments:
• Ensure columnar trees are integrated with the architectural fa~ade design
ADP Comments and Responses by Architect and Landscape Architect
Architectural Comments:
• Confirm the E3 is not a muted mustard colour but a complementary colour to the
wood-toned product
• The IXL Goldenrod colour is a complementary colour to the wood-tone product
( and the red & gray accents on the building).
• Consider integration of planting onto metal screens through vines and climbers
• For long-term maintenance purposes, we would prefer to keep landscaping
away from the farade of the building. There is no guarantee that planting stays
put on the screen, and we want to mitigate any potential for landscaping to
creep onto the building face and create moisture issues.
• Consider extending red metal screen into stairwell and mechanical room openings
• We have extended the red metal screening into the mechanical room openings.
• Consider making west wall more of a cohesive material palette to tie together the
front base material with the side wall material by wrapping around
• Front base material (brick) has been wrapped around the entire main level of
the building.
Landscape Comments:
• Ensure columnar trees are integrated with the architectural fa~ade design
• Columnar trees have been integrated into the architectural farade design-see
revised landscape drawings
1~•-mapleridge.ca City of Maple Ridge
TO: His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
MEETING DATE: December 6, 2022
FILE NO: 2022-304-RZ
FROM: MEETING: C o W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7898-2022
20644 Dewdney Trunk R9ad
EXECUTIVE SUMMARY:
An application has been received for a site-specific text amendment to the CS-1 (Service Commercial)
zone for the subject property located at 20644 Dewdney Trunk Road, to allow for Group Child Care
Centre.
For this site, there have been no matters identified by a preliminary review by City Departments to
trigger further applications or terms and conditions to be satisfied before final reading. Therefore, this
Zoning Bylaw text amendment may proceed to first and second reading, be forwarded to Public
Hearing, and then followed by Council consideration of third reading and adoption.
RECOMMENDATION:
That Zone Amending Bylaw No. 7898-2021 be given first and second reading and forwarded to Public
Hearing.
DISCUSSION:
a) Background Context:
Applicant:
Legal Description:
Official Community Plan (OCP):
Existing:
Zoning:
Existing:
Surrounding Uses:
North: Use:
Zone:
Designation:
2022-304-RZ
Ryan Van Baal
Lot "A" District Lot 278 Group 1 New Westminster District Plan
76445
Commercial
CS-1 (Service Commercial)
Residential
RS-1 (Single Detached Residential)
Urban Residential
Page 1 of 4
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Previous Applications:
b) Site Characteristics:
Commercial
C-2 (Community Commercial) and CS-1 (Service Commercial)
Commercial
Commercial
C-2 (Community Commercial) and CS-1 (Service Commercial)
Commercial
Single Family Dwelling
RS-1 (Single Detached Residential)
Commercial
Commercial
Commercial
1.3 ha. (3.2 acres)
Dewdney Trunk Road and 119 Street
Urban Standard
2019-350-RZ, 2020-402-RZ
The subject property consists of an existing commercial building and accessory parking that has two
accesses along both Dewdney Trunk Road and 119 Avenue (see Appendix A and B). The site is
relatively flat with few trees and a landscaped strip fronting Dewdney Trunk Road. The site was
previously a restaurant (liquor primary establishment) and the rest of building is occupied by other
commercial uses (including a restaurant, fitness centre, physiotherapy clinic).
c) Project Description:
The applicant is applying for a site specific text amendment to allow for Group Child Care Centre. This
site was the subject of two previous rezoning text amendment applications (2019-350-RZ and
2020-402-RZ) to allow for the operation of physiotherapy and massage therapy clinic. Subsequently,
the business owner applied to expand the clinic to include chiropractic services, resulting in the second
rezoning application.
d) Planning Analysis:
Official Community Plan (OCP):
The site is currently designated Commercial in the OCP. This proposal aligns with the General
Commercial land use designation and policies.
Additionally, the subject property is located in the Lougheed Transit Corridor Study area. Under the
proposed area plan, the property is designated as Flexible Employment. The proposed use would align
in promoting local jobs along established transportation routes.
2022-304-RZ Page 2 of 4
Zoning Bylaw:
The proposal is to amend the CS-1 (Service Commercial) zone by removing the following clause from
Section 708 Service Commercial CS-1, 1) Permitted Principal Uses:
a. Assembly, limited to public transportation depots, private Schools, and cinemas;
Replacing it with the following clause to allow for the site specific use on site:
a. Assembly;
(i) limited to public transportation depots, private Schools, and cinemas; and
(ii) limited to Group Child Care Centre, specific to the following lot:
(a) Lot A District Lot 278 Group 1 New Westminster District Plan 76445,
20644 Dewdney Trunk Road
As this application is limited to a site specific zoning bylaw text amendment on a developed site, and
the new uses relate well to commercial uses on-site, it can be supported.
Development Permits:
A Development Permit may be required depending on the amount of the alterations to the exterior of
the building that are being proposed by the applicant.
Advisory Design Panel:
Given no Development Permit is required at this time, a submission to the ADP is not necessary for
this proposal.
Development Information Meeting:
A Development Information Meeting is not required for this application.
e) Interdepartmental Implications:
City Departments, including the Licences and Bylaws Department, were consulted about this
application. For this particular site, this rezoning application for a site specific text amendment does
not require other referrals or trigger requirements to be satisfied before final adoption of the rezoning.
2022-304-RZ Page 3 of 4
CONCLUSION:
Zone Amending Bylaw No. 7898-2022 for a site specific text amendment is in compliance with the
OCP and is minor in nature; therefore, it is recommended that the Bylaw be granted first and second
reading and forwarded to Public Hearing.
"Original signed by April Crockett"
Prepared by: April Crockett
Planning Technician
"Original signed by Charles Goddard" for
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. 7898-2022
2022-304-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 4 of 4
TO:
City of Maple Ridge
His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE:
FILE NO:
FROM: Chief Administrative Officer ATTN:
December 6, 2022
2022-370-RZ
cow
SUBJECT: Zoning Bylaw Housekeeping Amendments
First and Second Reading
Zone Amending Bylaw No. 7894-2022
EXECUTIVE SUMMARY:
Zoning Bylaw No. 7600-2019 was adopted by Council on December 8, 2020 and has been well
received for its ease of use, clarity and detail by the public and by staff. The Bylaw has been in use
for almost two years and, as can be expected for a document of this size and complexity, minor
corrections have been identified. Housekeeping amendments to Zoning Bylaw No. 7600-2019 are
provided for Council consideration in Zone Amending Bylaw No. 7894-2022, attached as Appendix A.
These text amendments are minor in nature and include:
a) revisions to Part 202, Definitions to modify the hyperlinks for some Definitions;
b) revisions to restore the original section numbering where recently adopted text amendments
have been consolidated into the Bylaw and to relocate the text amendments to the end of
the section; and
c) revisions to the requirements for Siting Exceptions when a Development Variance Permit is
granted by Council.
As per the Local Government Act, Section 464(2), when a Zoning Bylaw is consistent with the Official
Community Plan, the City may waive the requirement to hold a Public Hearing. When a Public
Hearing is waived under Section 464(2), the City must then give notice in accordance with Section
467 of the Local Government Act which requires that the notice states the purpose of the Zoning
Bylaw; the lands that are subject of the Bylaw; the place, times and dates where the Bylaw may be
inspected; and is published in a newspaper the same as for a Public Hearing.
It can be expected that additional changes to the Zoning Bylaw will continue to occur from time to
time, as it is used and new situations and needs arise in the course of normal business.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7894-2022 be given first and second reading; and further
2. That a Public Hearing for Zone Amending Bylaw No. 7894-2022 be waived in accordance
with the Local Government Act Section 464(2).
DISCUSSION:
a) Background Context:
On December 8, 2020, the new Zoning Bylaw No. 7600-2019 was adopted by Council. Since
then two housekeeping amendments have been adopted by Council. On February 22, 2022
Zone Amending Bylaw No. 77 49-2021 was adopted, and on July 26, 2022 Zone Amending
Bylaw No. 7827-2022 was adopted.
Page 1 of 3
The Zoning Bylaw is a large, very complex and detailed document that regulates development
in the City, and it is important to provide clear, concise language that can be easily and
consistently interpreted by all users. The Bylaw has been in use for almost two years and, as
can be expected for a document of this size and complexity, some additional minor corrections
and clarifications have been identified.
b) Planning Analysis:
Note that the clause numbers in the following discussion of the amendments are in the same
numerical order as the Zone Amending Bylaw No. 7894-2022 (see Appendix A).
Clause 2:
These amendments to Section 202.1 Definitions are intended for ease of use. The new Zoning
Bylaw is used primarily as an electronic document and every defined term used throughout the
Bylaw is hyperlinked to its definition in Section 202.1.
Currently, the hyperlink for a term such as Townhouse Residential has the comment "See
"Residential, Townhouse" of this Bylaw." and is followed by a second hyperlink to that location
along with the definition.
The intention, as in the old Zoning Bylaw, was that all similar definitions be located together
alphabetically (e.g. all Residential Uses together). However, the hyperlink feature in the new
Bylaw makes this step unnecessary. This amendment removes that extra step so that the
hyperlink for a defined term is directly linked to its definition.
Clauses 3 to 6:
Some of the recently approved text amendments to the Zoning Bylaw have been consolidated
into the Bylaw either alphabetically within a section or with similar requirements within a
section. The consequence of inserting text amendments within a section was that the
numbering of subsequent clauses changed.
The new Zoning Bylaw has multi-level bullet points that are used consistently throughout the
entire document which enables specific clauses to be referenced accurately. It is necessary
that a reference to a specific section or clause in the Bylaw remains consistent over time so
any specific requirement in the Bylaw can accurately be referenced by number.
The intent of this amendment is to restore the original section numbering as it was when the
Bylaw was adopted by relocating the text amendments to the end of the appropriate section
where they will be assigned the next number in the section.
In Part 10 -Comprehensive Development Zones, the section numbers for the recently adopted
CD-4-21, CD-5-21 and CD-1-22 Zones will be adjusted so that section numbers can be held for
three Comprehensive Development zones that are currently in the application process and
have not yet been adopted.
Clause 7:
This amendment is to remove the requirement in Section 406.1.2. that specifies that no Siting
Exceptions to Setbacks shall be permitted when a Development Variance Permit has been
granted by Council to reduce the Building Setbacks on a lot. The Siting Exceptions allow some
architectural details to project beyond the Building Face into the Setback area, and are limited
Page 2 of 3
to a maximum projection. Some examples of the projections are eaves, chimneys, bay
windows, canopies, porches, and balconies. The same requirement will also be removed
where it is repeated in five clauses in Section 403.2. (Siting Exceptions) for different types of
projections.
This amendment is intended to clarify and streamline the Development Variance Permit
application process, and to reduce the number of Variances for specific projections from the
building face when a setback Variance is requested for the building. This amendment is
consistent with past practices when a Development Variance for a building setback is granted
by Council.
CONCLUSION:
The housekeeping text amendments contained within Zone Amending Bylaw No. 7894-2022 are
administrative only and do not impact use or density. The amendments include:
a) revisions to Part 202, Definitions to modify the hyperlinks for some Definitions;
b) revisions to the restore the original section numbering where recently adopted text
amendments have been consolidated into the Bylaw and to relocate the text amendments to
the end of the section; and
c) revisions to the requirements for Siting Exceptions when a Development Variance Permit is
granted by Council.
It is recommended that first and second reading be given to Zone Amending Bylaw No. 7894-2022,
and that at a Public Hearing be waived in accordance with the Local Government Act Section 464(2).
As per the Local Government Act, Section 464(2), when a Zoning Bylaw is consistent with the Official
Community Plan, the City may waive the requirement to hold a Public Hearing. When a Public
Hearing is waived under Section 464(2), the City must then give notice in accordance with Section
467 of the Local Government Act which requires that the notice states the purpose of the Zoning
Bylaw; the lands that are subject of the Bylaw; the place, times and dates where the Bylaw may be
inspected; and is published in a newspaper the same as for a Public Hearing.
"Original signed by Ann Edwards"
Prepared by: Ann Edwards
Senior Planning Technician, CPT
"Original signed by Charles Goddard" for
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development
Services
The following appendices are attached hereto:
Appendix A -Zone Amending Bylaw No. 7894-2022
"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 3 of 3
CITY OF MAPLE RIDGE
BYLAW NO. 7894-2022
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended
WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 7600-2019 as
amended:
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7894-2022".
2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended to revise Part 2 -
Interpretations and Definitions, 202 Definitions, 202.1, to amend the following definitions, as
follows:
a. "AGRICULTURAL EMPLOYEE RESIDENTIAL" is amended by deleting "See
"RESIDENTIAL, AGRICULTURAL EMPLOYEE" of this Bylaw." and replacing it with the
following:
and
"means a Residential Use where the Building or Buildings on a Lot are used for
Dwelling Units for full time employee(s) which are required to operate an
Agricultural Use. Refer to Section 402 (Agricultural Employee Residential) of
this Bylaw."
"RESIDENTIAL, AGRICULTURAL EMPLOYEE" is amended by deleting the definition in
its entirety.
b. "ANIMAL BOARDING" is amended by deleting "See "BOARDING, ANIMAL" of this
Bylaw." and replacing it with the following:
and
"means a Use providing feed, housing and care for an animal for a fee. This
includes Animal Boarding for Dogs and Horses."
"BOARDING, ANIMAL" is amended by deleting the definition in its entirety.
c. "APARTMENT RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
APARTMENT" of this Bylaw." and replacing it with the following:
and
"means a multi-family Residential Use where the Building or Buildings on a Lot
are used for three or more Dwelling Units. Apartment Residential Building(s)
may contain Townhouse Dwelling Units, but shall not include Triplex
Residential, Fourplex Residential or Courtyard Residential Dwelling Units."
"RESIDENTIAL, APARTMENT" is amended by deleting the definition in its entirety.
d. "AVERAGE FINISHED GRADE" is amended by deleting "See "GRADE, AVERAGE
FINISHED" of this Bylaw." and replacing it with the following:
"means the average of the Finished Grade around the Building's perimeter
measured at each of the outermost exterior corners of the Building. An
approved Comprehensive Lot Grading Plan may apply. In the case of a
Townhouse Residential Use or Street Townhouse Residential Use, the Average
Page 1 of 12
and
Finished Grade shall be the average of the Finished Grade at the four
outermost corners of each Dwelling Unit, located where either the outermost
side Building Face or the common wall separations intersect with the frontmost
and rearmost Building Face of the Dwelling Unit. In the case of an Apartment
Residential Use or other Building constructed on an Underground Structure for
parking the Average Finished Grade shall be the measured at the base of the
Building. Refer to sketches below."
"GRADE, AVERAGE FINISHED" is amended by deleting the definition in its entirety.
e. "AVERAGE NATURAL GRADE" is amended by deleting "See "GRADE, AVERAGE
NATURAL" of this Bylaw." and replacing it with the following:
and
"means the average of the Natural Grade around the Building's perimeter
measured at each of the outermost exterior corners of the Building. In the case
of a Street Townhouse Residential Use or Townhouse Residential Use, the
Average Natural Grade shall be the average of the Finished Grade at the four
outermost corners of each Dwelling Unit, located where either the outermost
side Building Face or the common wall separations intersect with the frontmost
and rearmost Building Face of the Dwelling Unit. Refer to sketches below."
"GRADE, AVERAGE NATURAL" is amended by deleting the definition in its entirety.
f. "BUILDING HEIGHT" is amended by deleting "See "HEIGHT, BUILDING" of this Bylaw."
and replacing it with the following:
and
"means the vertical distance of a Building measured between either the
Average Natural Grade or Average Finished Grade. Refer to Section 403
(Building Height) of this Bylaw."
"HEIGHT, BUILDING" is amended by deleting the definition in its entirety.
g. "CARETAKER RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
CARETAKER" of this Bylaw" and replacing it with the following:
and
"means a Residential Use Accessory to and located within the same Building
as a Principal Use for a Commercial, Industrial, Rural Resource or Institutional
Use and specifically used for providing the accommodation of an employee or
employees working on the same Lot. Refer to Section 402 (Caretaker
Residential) of this Bylaw."
"RESIDENTIAL, CARETAKER" is amended by deleting the definition in its entirety.
h. "CLUSTER HOUSING RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
CLUSTER HOUSING" of this Bylaw." and replacing it with the following:
and
"means a Residential Use where three (3) or more attached Dwelling Units are
located on a single Lot in the form of clusters, rows or groups. Each Dwelling
Unit shall have an individual external access, share one or more party walls,
and shall have a separate patio garden and/or share a common courtyard.
The Dwelling Units may be attached side-by-side or separated by a floor."
"RESIDENTIAL, CLUSTER HOUSING" is amended by deleting the definition in its
entirety.
i. "COMMERCIAL KENNEL" is amended by deleting "See "KENNEL, COMMERCIAL" of
this Bylaw." and replacing it with the following:
Page 2 of 12
and
"means a Kennel Use limited to the keeping, training, Breeding, and Animal
Boarding for remuneration or for the purposes of sale, of the number of Dogs
specified in the business license and not to exceed a maximum of fifty (50)
Dogs per Lot. Refer to Section 402 (Kennel) of this Bylaw."
"KENNEL, COMMERCIAL" is amended by deleting the definition in its entirety.
j. "COMMERCIAL VEHICLE" is amended by deleting "See "VEHICLE, COMMERCIAL" of
this Bylaw." and replacing it with the following:
and
"means a motor Vehicle, used in the course of business for the transportation
of Persons or freight, including without limitation: a limousine, taxi, livery car,
or shuttle van; a truck or truck tractor with a licensed gross Vehicle weight
greater than 5,500.0 kilograms; an attached Trailer, bus, motor Vehicle whose
operator is required to hold a license under the British Columbia Passenger
Transportation Act [SBC 2004] Chapter 39; a business Vehicle, as defined in
Section 237 of the British Columbia Motor Vehicle Act [RSBC 1996] Chapter
318; or a Vehicle that transports Contractor's Equipment. Refer to Section 402
(Parking and Storing of Commercial Vehicles) of this Bylaw."
"VEHICLE, COMMERCIAL" is amended by deleting the definition in its entirety.
k. "COURTYARD RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
COURTYARD" of this Bylaw." and replacing it with the following:
and
"means a Residential Use where a group of not more than eight (8) Dwelling
Units may be separately detached or adjoined within two (2) or more Buildings
which are arranged around a shared open space."
"RESIDENTIAL, COURTYARD" is amended by deleting the definition in its entirety.
I. "DETACHED GARDEN SUITE RESIDENTIAL" is amended by deleting "See
"RESIDENTIAL, DETACHED GARDEN SUITE" of this Bylaw." and replacing it with the
following:
and
"means a Residential Use within a self-contained Dwelling Unit, Accessory to,
subordinate and detached from a Single Detached Residential Use. Limited to
one Dwelling Unit on the same Lot, and located within the Rear Yard. Refer to
Section 402 (Detached Garden Suite Residential) of this Bylaw."
"RESIDENTIAL, DETACHED GARDEN SUITE" is amended by deleting the definition in its
entirety.
m. "DEVELOPER BUILT RETAINING WALL" is amended by deleting "See "RETAINING
WALL, DEVELOPER BUil T" of this Bylaw." and replacing it with the following:
and
"means a permanent Retaining Wall system that crosses multiple Lot Lines in
a subdivision, is built by the developer as part of the Subdivision Servicing
process, and is a required component of an approved Comprehensive Lot
Grading Plan for the site. Refer to Section 403 (Retaining Walls and Developer
Built Retaining Walls) of this Bylaw."
"RETAINING WALL, DEVELOPER BUILT" is amended by deleting the definition in its
entirety.
n. "ELDERLY CITIZENS RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
ELDERLY CITIZENS" of this Bylaw." and replacing it with the following:
Page 3 of 12
"means a Residential Use for the accommodation of elderly persons."
and
"RESIDENTIAL, ELDERLY CITIZENS" is amended by deleting the definition in its entirety.
o. "EXTERIOR SIDE LOT LINE" is amended by deleting "See "LOT LINE, EXTERIOR SIDE"
of this Bylaw." and by replacing it with the following:
and
"means the side Lot Line(s), other than the Front Lot Line or Rear Lot Line,
common to the Lot and a Street, but does not include side Lot Line(s) common
to a Lane. In a bare land strata plan an Exterior Side Lot Line also applies to
the strata Lot Line(s) common to a strata Lot Line and a private strata road on
the same Lot."
"LOT LINE, EXTERIOR SIDE" is amended by deleting the definition in its entirety.
p. "EXTRACTION INDUSTRIAL" is amended by deleting "See "INDUSTRIAL, EXTRACTION"
of this Bylaw." and by replacing it with the following:
and
"means a Use providing for the extraction and storage of sand, gravel, minerals
and peat."
"INDUSTRIAL, EXTRACTION" is amended by deleting the definition in its entirety.
q. "FAMILY DAYCARE" is amended by deleting "See "DAYCARE, FAMILY" of this Bylaw."
and by replacing it with the following:
and
"means a Use providing the care of children in a Dwelling Unit, licensed for this
Use in accordance with the Community Care and Assisted Living Act and the
British Columbia Child Care Licensing Regulation. Family Daycare shall not
exceed a maximum of 8 children in care at any one time. Refer to Section 402
(Home Occupation) of this Bylaw."
"DAYCARE, FAMILY" is amended by deleting the definition in its entirety.
r. "FINISHED GRADE" is amended by deleting "See "GRADE, FINISHED" of this Bylaw."
and by replacing it with the following:
and
"means the topography on the Lot, after construction, and as required by an
approved Comprehensive Lot Grading Plan, if applicable. Includes the addition
of fill, topsoil amendments, or removal of soil, and excludes Localized
Depressions. Refer to Section 403 (Localized Depression) of this Bylaw."
"GRADE, FINISHED" is amended by deleting the definition in its entirety.
s. "FIRST STOREY" is amended by deleting "See "STOREY, FIRST" of this Bylaw." and by
replacing it with the following:
and
"means the lowest portion of a Building in which the finished floor system is
less than 1.0 metre below the Average Finished Grade."
"STOREY, FIRST" is amended by deleting the definition in its entirety.
t. "FOURPLEX RESIDENTIAL" is amended by deleting "See "RESIDENTIAL, FOURPLEX"
of this Bylaw." and by replacing it with the following:
and
"means a Residential Use where one Building contains only four (4) Dwelling
Units."
"RESIDENTIAL, FOURPLEX" is amended by deleting the definition in its entirety.
Page 4 of 12
u. "FRONT LOT LINE" is amended by deleting "See "LOT LINE, FRONT" of this Bylaw."
and by replacing it with the following:
and
"means the Lot Line(s) common to the Lot and a fronting Street or, where there
is more than one fronting Street, the shortest Lot Line(s) common to the Lot
and the fronting Street. For a Panhandle Lot the Front Lot Line shall be
common to the Rear Lot Line of the Lot or Lots situated between the fronting
Street and the principal portion of the Panhandle Lot. In a bare land strata
plan a Front Lot Line also applies to the strata Lot Line(s) common to a strata
Lot and a fronting private strata road on the same Lot."
"LOT LINE, FRONT" is amended by deleting the definition in its entirety.
v. "FRONT SETBACK" is amended by deleting "See "SETBACK, FRONT" of this Bylaw."
and by replacing it with the following:
and
"means the Setback, as Designated elsewhere in this Bylaw, between the Front
Lot Line and a parallel line which intersects the side Lot Lines."
"SETBACK, FRONT" is amended by deleting the definition in its entirety.
w. "FRONT YARD" is amended by deleting "See "YARD, FRONT" of this Bylaw." and by
replacing it with the following:
and
"means the area between the Front Lot Line and the nearest wall of the
Principal Building.
"YARD, FRONT" is amended by deleting the definition in its entirety.
x. "HIGHWAY COMMERCIAL" is amended by deleting "See "COMMERCIAL, HIGHWAY"
of this Bylaw." and by replacing it with the following:
and
"means a Use providing sales, rentals, servicing or repair of: motor Vehicles;
Trailers; Recreational Vehicles and Equipment; Manufactured Homes; boats;
farm and light non-Industrial machinery; non-Industrial equipment; lumber and
building supply yards, paint stores, nurseries and garden supply centres; car
washes; Warehouses; and wholesale Uses catering to the motoring public.
Shall not include the storage of Motor Vehicles, Trailers, Recreational Vehicles
and Equipment, Manufactured Homes, or boats as a Principal Use. "
"COMMERCIAL, HIGHWAY" is amended by deleting the definition in its entirety.
y. "INDOOR COMMERCIAL RECREATION" is amended by deleting "See "RECREATION,
INDOOR COMMERCIAL" of this Bylaw." and by replacing it with the following:
and
"means a Use entirely Enclosed within a Building providing for members of the
public to engage in recreational activities as active participants rather than
spectators. This may include, but is not limited to, Recreational Facilities, rock
climbing, gym, fitness centres, yoga studios, and multi-player electronic game
facilities."
"RECREATION, INDOOR COMMERCIAL" is amended by deleting the definition in its
entirety.
z. "INDUSTRIAL REPAIR SERVICES" is amended by deleting -"See "REPAIR SERVICES,
INDUSTRIAL" of this Bylaw." and by replacing it with the following:
Page 5 of 12
"means a Use providing the repair of Vehicles exceeding a licensed gross
Vehicle weight of 5,500.0 kilograms, Industrial Trailers, and heavy equipment."
and
"REPAIR SERVICES, INDUSTRIAL" is amended by deleting the definition in its entirety.
aa. "INELIGIBLE GROCERY STORE" is amended by deleting "See "GROCERY STORE,
INELIGIBLE" of this Bylaw." and by replacing it with the following:
and
"means a grocery store for which any part of any public entrance is located
within one (1) kilometre, measured in a straight line, from any part of any public
entrance of a Licensee Retail Store or government liquor store that is carrying
on business when the sale of beer, cider, wine or spirits in a grocery store
commences. Refer to Section 401 (Prohibited Uses of Land, Buildings and
Structures) of this Bylaw."
"GROCERY STORE, INELIGIBLE" is amended by deleting the definition in its entirety.
bb. "INTERIOR SIDE LOT LINE" is amended by deleting "See "LOT LINE, INTERIOR SIDE"
of this Bylaw." and by replacing it with the following:
and
"means the Lot Line(s) common to more than one Lot or to the Lot and a Lane,
but not being the Front Lot Line or Rear Lot Line. In a bare land strata plan an
Interior Side Lot Line also applies to the strata Lot line(s) common to more than
one strata Lot."
"LOT LINE, INTERIOR SIDE" is amended by deleting the definition in its entirety.
cc. "LIGHT INDUSTRIAL" is amended by deleting "See "INDUSTRIAL, LIGHT" of this
Bylaw." and by replacing it with the following:
and
"means an Industrial Use which is entirely Enclosed within a Building and is
not offensive by reason of smoke, vibration, odour, electrical interference, and
produces no noise which interferes with the Use of a contiguous Lot. Includes,
but is not limited to: U-Brew and U-Vin establishments, Microbrewery,
Microwinery and Microdistillery, repair and service of Office equipment,
preparation and/or assembly of food, contractor's businesses, and meat
cutting and processing."
"INDUSTRIAL, LIGHT' is amended by deleting the definition in its entirety.
dd. "NATURAL GRADE" is amended by deleting "See "GRADE, NATURAL" of this Bylaw."
and by replacing it with the following:
and
"means the undisturbed normally existing topography of a Lot as determined
by a registered land surveyor. "
"GRADE, NATURAL" is amended by deleting the definition in its entirety.
ee. "NEIGHBOURHOOD DAYCARE" is amended by deleting "See "DAYCARE,
NEIGHBOURHOOD" of this Bylaw." and by replacing it with the following:
and
"means a Use providing for the care and supervision of a maximum of 15
children in care at any one time in a Single Detached Residential Use, licensed
for Use in accordance with the Community Care and Assisted Living Act and
the British Columbia Child Care Licensing Regulation. Refer to Section 402
(Neighbourhood Daycare) of this Bylaw."
"DAYCARE, NEIGHBOURHOOD" is amended by deleting the definition in its entirety.
Page 6 of 12
ff. "OUTDOOR COMMERCIAL RECREATION" is amended by deleting "See "RECREATION,
OUTDOOR COMMERCIAL" of this Bylaw." and by replacing it with the following:
"means an outdoor Use providing for members of the public to engage in
recreation as participants rather than spectators."
and
"RECREATION, OUTDOOR COMMERCIAL" is amended by deleting the definition in its
entirety.
gg. "PERSONAL REPAIR SERVICES" is amended by deleting "See "REPAIR SERVICES,
PERSONAL" of this Bylaw." and by replacing it with the following:
and
"means a Use providing the repair of household goods; electrical or electronic
appliances; and personal items; but excludes Vehicle and Equipment Repair
Services."
"REPAIR SERVICES, PERSONAL" is amended by deleting the definition in its entirety.
hh. "REAR LOT LINE" is amended by deleting "See "LOT LINE, REAR" of this Bylaw." and
by replacing it with the following:
and
"means the Lot Line(s) opposite to and most distant from the Front Lot Line, or
where the rear portion of the Lot is bounded by intersecting side Lot Lines,
shall be deemed to be the point of such intersection. In a bare land strata plan
a Rear Lot Line also applies to the strata Lot Line(s) opposite to and most
distant from the front strata Lot Line, or where the rear portion of the Lot is
bounded by intersecting side strata Lot Lines, shall be deemed to be the point
of such intersection."
"LOT LINE, REAR" is amended by deleting the definition in its entirety.
ii. "REAR SETBACK" is amended by deleting "See "SETBACK, REAR" of this Bylaw." and
by replacing it with the following:
and
"means the Setback, as Designated elsewhere in this Bylaw, between the Rear
Lot Line and a parallel line which intersects the Side Lot Lines."
"SETBACK, REAR" is amended by deleting the definition in its entirety.
jj. "REAR YARD" is amended by deleting "See "YARD, REAR" of this Bylaw." and by
replacing it with the following:
and
"means the area between the Rear Lot Line and the nearest wall of the
Principal Building."
"YARD, REAR" is amended by deleting the definition in its entirety.
kk. "RECREATIONAL VEHICLES AND EQUIPMENT" is amended by deleting "See
"VEHICLES AND EQUIPMENT, RECREATIONAL" of this Bylaw." and by replacing it with
the following:
and
"means any boat, boat Trailer, cargo Trailer, camping Trailer, motor home,
camper, bus, snowmobile, and similar Vehicles or equipment. Includes any
Vehicle or part of a Vehicle or equipment designed for temporary living quarters
for recreation, camping or travel, but excludes a Manufactured Home,
motorcycles and bicycles. Refer to Section 402 (Parking and Storing of
Recreational Vehicles and Equipment) of this Bylaw."
Page 7 of 12
"VEHICLES AND EQUIPMENT, RECREATIONAL" is amended by deleting the definition
in its entirety.
II. "RESEARCH TESTING LABORATORY" is amended by deleting "See "LABORATORY,
RESEARCH TESTING" of this Bylaw." and by replacing it with the following:
and
"means the Use providing analytical, research or testing services; and excludes
provision of services or treatments directly to the public."
"LABORATORY, RESEARCH TESTING" is amended by deleting the definition in its
entirety.
mm. "SECONDARY SUITE RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
SECONDARY SUITE" of this Bylaw." and by replacing it with the following:
and
"means a Residential Use Accessory to a Single Detached Residential Use, and
is limited to one Dwelling Unit contained within the same Building as the Single
Detached Residential Use. Refer to Section 402 (Secondary Suite Residential)
of this Bylaw."
"RESIDENTIAL, SECONDARY SUITE" is amended by deleting the definition in its
entirety.
nn. "SIDE SETBACK" is amended by deleting "See "SETBACK, SIDE" of this Bylaw." and
by replacing it with the following:
and
"means the Setback, as Designated elsewhere in this Bylaw, between an
Exterior Side Lot Line or Interior Side Lot Line and a parallel line which
intersects the Front Lot Lines and Rear Lot Lines."
"SETBACK, SIDE" is amended by deleting the definition in its entirety.
oo. "SIDE YARD" is amended by deleting "See "YARD, SIDE" of this Bylaw." and by
replacing it with the following:
and
"means the area between the interior or Exterior Side Lot Line and the nearest
wall of the Principal Building."
"YARD, SIDE" is amended by deleting the definition in its entirety.
pp. "SINGLE DETACHED RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
SINGLE DETACHED" of this Bylaw." and by replacing it with the following:
and
"means a Residential Use where the Building on a Lot is used for one Dwelling
Unit, and may include a Modular Home."
"RESIDENTIAL, SINGLE DETACHED" is amended by deleting the definition in its
entirety.
qq. "STREET TOWNHOUSE RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
STREET TOWNHOUSE" of this Bylaw." and by replacing it with the following:
"means a Residential Use consisting of one Dwelling Unit attached side-by-side
to one or more Dwelling Units with each Dwelling Unit located on a fee simple
Lot fronting on a Street, and a minimum of two (2) Dwelling Units shall be
attached. An end unit is attached to another Dwelling Unit only on one side.
An interior unit is attached to another Dwelling Unit on both sides. An exterior
end unit is attached to another Dwelling Unit only on one side and is located
at the intersection of two (2) Streets."
Page 8 of 12
and
"RESIDENTIAL, STREET TOWNHOUSE" is amended by deleting the definition in its
entirety.
rr. "STUDIO DWELLING UNIT" is amended by deleting "See "DWELLING UNIT, STUDIO"
of this Bylaw." and by replacing it with the following:
and
"means a Use providing a Dwelling Unit within a Building where the Dwelling
Unit has one Habitable Room with Cooking Facilities and a bathroom."
"DWELLING UNIT, STUDIO" is amended by deleting the definition in its entirety.
ss. "TEMPORARY RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
TEMPORARY" of this Bylaw." and by replacing it with the following:
and
"means a Residential Use in a temporary Dwelling Unit for the accommodation
of a Relative of the registered owner, and excludes a Modular Home. Refer to
Section 402 (Temporary Residential) of this Bylaw."
"RESIDENTIAL, TEMPORARY" is amended by deleting the definition in its entirety.
tt. "TOWNHOUSE DWELLING UNIT" is amended by deleting "See "DWELLING UNIT,
TOWNHOUSE" of this Bylaw." and by replacing it with the following:
and
" means a Use providing a Dwelling Unit having a separate, direct entrance
from grade within a Building for an Apartment Residential Use or a Townhouse
Residential Use."
"DWELLING UNIT, TOWNHOUSE" is amended by deleting the definition in its entirety.
uu. "TOWNHOUSE RESIDENTIAL" is amended by deleting "See "RESIDENTIAL,
TOWNHOUSE" of this Bylaw." and by replacing it with the following:
and
"means a multi-family Residential Use with a minimum of three (3) Townhouse
Dwelling Units on a Lot. The Townhouse Dwelling Units shall be contained
within one or more Buildings and each Building shall contain a minimum of two
(2) Townhouse Dwelling Units. Each Townhouse Dwelling Unit shall be
separated one from another by a common wall extending from foundation to
roof or be situated one above the other and shall have a separate, direct
entrance from grade. Triplex Residential, Fourplex Residential, Courtyard
Residential and Street Townhouse Residential Uses are excluded."
"RESIDENTIAL, TOWNHOUSE" is amended by deleting the definition in its entirety.
vv. "TRIPLEX RESIDENTIAL" is amended by deleting "See "RESIDENTIAL, TRIPLEX" of this
Bylaw." and by replacing it with the following:
and
"means a Residential Use where one Building contains only three (3) Dwelling
Units."
"RESIDENTIAL, TRIPLEX" is amended by deleting the definition in its entirety.
ww. "TWO-UNIT RESIDENTIAL" is amended by deleting "See "RESIDENTIAL, TWO-UNIT" of
this Bylaw." and by replacing it with the following:
and
"means a Residential Use where two (2) Dwelling Units shall be contained
within one Building sharing a common roof and separated one from another
by a common wall or be situated one above the other."
Page 9 of 12
"RESIDENTIAL, TWO-UNIT" is amended by deleting the definition in its entirety.
xx. "UNLICENSED VEHICLE" is amended by deleting "See "VEHICLE, UNLICENSED" of
this Bylaw." and by replacing it with the following:
and
"means a Vehicle that is not currently licensed in accordance with the British
Columbia Motor Vehicle Act [RSBC 1996] Chapter 318. Refer to Section 402
(Parking and Storing of Unlicensed Vehicles and Contractor's Equipment) of
this Bylaw."
"VEHICLE, UNLICENSED" is amended by deleting the definition in its entirety.
yy. "URBAN AGRICULTURAL" is amended by deleting "See "AGRICULTURAL, URBAN" of
this Bylaw." and by replacing it with the following:
and
"means a Use providing for the growing of plants for the purposes of, including
but not limited to, food, fibre, and decorative purposes, in ground, wall or roof
gardens. Refer to Section 401 (Permitted Uses of Land, Buildings, and
Structures) of this Bylaw."
"AGRICULTURAL, URBAN" is amended by deleting the definition in its entirety.
zz. "VEHICLE AND EQUIPMENT REPAIR SERVICES" is amended by deleting "See "REPAIR
SERVICES, VEHICLE AND EQUIPMENT" of this Bylaw." and by replacing it with the
following:
and
"means a Use providing the repair of motor Vehicles; Trailers and light
equipment; but excludes Industrial Repair Services."
"REPAIR SERVICES, VEHICLE AND EQUIPMENT" is amended by deleting the definition
in its entirety.
aaa. "WRECKED VEHICLE" is amended by deleting "See "VEHICLE, WRECKED" of this
Bylaw." and by replacing it with the following:
and
"means a Vehicle that is physically wrecked or disabled so it cannot be
operated by its own mode of power; is wrecked or parts of a physically wrecked
or disabled Vehicle; or appears to be physically wrecked, although it could be
operated by its own mode of power, but is not displaying thereon a lawful
current license for its operation on the Highway. Refer to Section 401
(Prohibited Uses of Land, Buildings and Structures) of this Bylaw."
"VEHICLE, WRECKED" is amended by deleting the definition in its entirety.
3. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended to revise Part 4 -General
Regulations, as follows:
a. Part 4 -General Regulations, 401 Uses of Land, Buildings, and Structures, 401.2
Permitted Uses of Land, Buildings and Structures, 401.2.1 is amended by relocating
401.2.1.b. to the end of the section and renumbering it as 401.2.1.f., and by
renumbering the other clauses in the section accordingly.
b. Part 4 -General Regulations, 401 Uses of Land, Buildings, and Structures, 401.3
Prohibited Uses of Land, Buildings and Structures is amended by relocating
401.3.1.f. to the end of the section and renumbering it as 401.3.1.n., and by
renumbering the other clauses in the section accordingly.
Page 10 of 12
c. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.2 Agricultural Employee Residential, 402.2.1 is amended by
relocating 402.2.1.g. to the end of the section and renumbering it as 402.2.1.k., and
by renumbering the other clauses in the section accordingly.
d. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.11 Detached Garden Suites, 402.11.4. is amended by
relocating 402.11.4.b.(ii) to the end of the section and renumbering it as
402.11.4.b.(iii), and by renumbering the other clauses in the section accordingly.
e. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.11 Detached Garden Suite Residential, 402.11.8. is amended
by inserting the following clause after 402.11.8.b., and by renumbering the other
clauses in the section accordingly:
"c. Deleted by Bylaw No. 77 49-2021"
f. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.12 Farm Home Plate, 402.12.1 is amended by relocating
402.12.1.e. to the end of the section and renumbering it as 402.12.1.g., and by
renumbering the other clauses in the section accordingly.
g. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.22 Pharmacy is amended by deleting the section in its entirety,
reinserting it at the end of the section as 402.28, and by renumbering the other
clauses in the section accordingly.
h. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.25 Secondary Suite Residential, 402.25.1. is amended by
inserting the following clause after 402.25.1.d., and by renumbering the other
clauses in the section accordingly:
"e. Deleted by Bylaw No. 77 49-2021"
i. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.26 Shipping Containers is amended by relocating section
402.26.3. to the end of the section and renumbering it as 402.26.4., and by
renumbering the other clauses in the section accordingly.
j. Part 4 -General Regulations, 402 Regulations for Permitted Uses of Land, Buildings,
and Structures, 402.28 Temporary Residential, 402.28.1 is amended by relocating
402.28.1.c. to the end of the section and renumbering it as 402.28.1.i., and by
renumbering the other clauses in the section accordingly.
k. Part 4 -General Regulations, 403 Regulations for the Size, Shape and Siting of
Buildings and Structures, 403.2 Siting Exceptions, 403.2.4. is amended by relocating
403.2.4. to the end of the section and renumbering it as 403.2.11., and by
renumbering the other clauses in the section accordingly.
4. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended to revise Part 5 -Agricultural
Zones, as follows:
a. Part 5 -Agricultural Zones, 504 Zone: A-4 Intensive Greenhouse, 504.7 Setbacks is
amended by relocating 504.7.2. to the end of the section and renumbering it as
504. 7 .6., and by renumbering the other clauses in the section accordingly.
Page 11 of 12
City of Maple Ridge
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE: December 6, 2022
FROM:
SUBJECT:
Chief Administrative Officer
Second Reading
Zone Amending Bylaw No. 7309-2017
20556 Dewdney Trunk Road
EXECUTIVE SUMMARY:
FILE NO: 2016-202-RZ
MEETING: Co W
An application has been received to rezone the subject property located at 20556 Dewdney Trunk
Road, from RS-1 (Single Detached Residential) to CD-2-21 (Comprehensive Development), allowing
for the development of four mixed-use buildings with approximately 576 units in total; two buildings
that are rental with 296 units and two that are market strata housing with 280 units. Each of the
four buildings will contain commercial space on the ground floor. Parking for the proposed
development will be provided underground with some on grade parking for the commercial units. The
subject property is 1.80 ha (4.45 acres) in size, while the proposed portion of the development site
is 0.85 ha (2.12 acres).
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 $4,300 per apartment dwelling unit for an estimated total amount of
$1,204,000, or such rate applicable at third reading of this application.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7309-2017 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) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule 11B11
;
iv) Road dedication as required;
v) Registration of a Statutory Right-of-Way plan and agreement if required for City
infrastructure;
2016-202-RZ Page 1 of 8
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Property Site Area:
Development Area:
Access:
Servicing Requirement:
Flood Plain:
Fraser Sewer Area:
2. Background:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Vacant
Nursery
CS-1(Service Commercial)
Commercial
Single-Family Residential
RS-1 (Single Detached Residential)
Commercial
Maple Ridge Bottle Depot
CS-1 (Service commercial)
Commercial
Mixed Use -Residential/Commercial
1.08 ha
0.85 ha
119 Avenue
Urban Standard
No
Yes
In 2016, the City received the subject application for a mixed used commercial/residential project
for 20542 and 20556 Dewdney Trunk Road. Council granted first reading to this application on
February 28, 2017. This initial application included a banquet facility and commercial units along
Dewdney Trunk Road on the north portion of the site. The current proposed development plan has
been modified to include only the portion of 20556 Dewdney Trunk Road laying south of 119 Avenue
(see Appendix A).
3. Project Description:
This application now includes four mixed-use commercial/residential buildings, consisting of
approximately 296 rental and 280 residential units. In addition, a total of 1,999m2
(21,521 sq. ft.) of commercial space located on the ground floor facing into a central courtyard. The
design of the development includes underground parking with some surface parking for commercial
tenants and customers.
4. Planning Analysis:
i) Official Community Plan:
The proposal will contribute to the OCP objectives to create a compact community which includes
commercial areas; mixed uses and multi-family residential uses. The proposed development
complies with the Commercial Designation policy as follows.
6-18 Maple Ridge will work with the business community, investors and the public to encourage
more compact forms of commercial development and to explore mechanisms that improve
the urban environment and "fit" with the surround neighbourhood
Under the Commercial Designation there are five commercial categories in which 20556 Dewdney
Trunk Road falls under the General Commercial category. The objective of the General Commercial
2016-202-RZ Page 3 of 8
category is to respond to emerging market trends and shopping preferences of Maple Ridge citizens,
and to permit great flexibility in the range of permitted commercial uses.
The proposed development complies with the following General Commercial category policies:
6-23 General Commercial lands are lands designated Commercial on Schedule B of the
Official Community Plan that are:
a) located on Dewdney Trunk Road, west of the Town Centre, but excluding
property within a Community Commercial Node.
6-24 Maple Ridge will review bylaws and regulations aligning with the General
Commercial land use designation to respond to market demands and differentiate
those uses from retail uses typically found in the Town Centre.
Lougheed Transit Corridor Concept Plan
The Lougheed Transit Corridor Concept Plan designates the subject property to be located within the
proposed Flexible Employment land use designation. The purpose of this designation is to promote
local jobs in proximity to an established transportation network and existing residential
neighbourhoods. A business park form of development is encouraged, with a consistent architectural
standard, pedestrian focused design. Building heights are a minimum of two-storeys and a maximum
of six-storeys. Typical highway commercial uses are also permitted and opportunities to incorporate
this use within a business park format is encouraged as the application has been instream before
the Lougheed Transit Corridor Plan was developed it is supported by staff to move forward under the
existing OCP land use designation and policies.
Neighbourhoods and Housing
The proposed rental units help in improving the housing stock diversity in Maple Ridge. The
following OCP policies support the rental housing:
3-31 Maple Ridge supports the provision of rental accommodation.
3-33 Maple Ridge supports the provisions of affordable, rental and special needs housing
throughout the City.
Housing Action Plan
The Housing Action Plan, endorsed by Council on September 15, 2014, identifies rental housing as a
priority. Strategy 4 of the Housing Action Plan is to Create New Rental Housing Opportunities.
Strategy 4 notes that Municipalities can support the development of new rental housing through a
set of incentives, such as a reduction in parking requirements or waiving permitting fees. The units
could be "secured" as market rental housing, through a Housing Agreement and with a covenant on
title. A total of 296 rental apartments are planned in two buildings for the site. A total of 280
additional strata market apartment units in two buildings will also be considered.
OCP -Zoning Matrix
The OCP's Schedule C -Zoning states that a "Comprehensive Development Zones may be
considered within Official Community Plan Land Use Designations and Categories based on
2016-202-RZ Page 4 of 8
compliance with Official Community Plan policies". Since, the proposed CD-2-21 (Comprehensive
Development) zone is in compliance with the OCP plan use policies, an amendment to the OCP is not
required.
ii) Zoning Bylaw:
Since first reading, the applicant has worked with staff and the CD-2-21 (Comprehensive
Development) zone has been created and contains suitable regulations to accommodate C-2
(Community Commercial) type uses and the intended building design and which supports the
policies of the OCP (see Appendix C). The CD-2-21 (Comprehensive Development) zone allows
Apartment Residential as a principal use, not an accessory use, which is the case in the C-2
(Community Commercial) zone. In addition, the CD-2-21 (Comprehensive Development) zone does
not permit Big Box Retail; Cannabis Retail; Indoor Commercial Recreation; Refund Container
Recycling Depot; Drive-Through or Pharmacy Use.
The CD-2-21 (Comprehensive Development) zone includes a density of 2.36 floor space ratio (FSR)
and a maximum building height for buildings and structure of 20.5m and six-storeys; the maximum
building height is an increase in height from the requirements of the C-2 (Community Commercial)
zone. The setbacks for the CD-2-21 (Comprehensive Development) zone have been tailored to
support the proposed development.
iii) Off-Street Parking and Loading Bylaw:
The parking requirements included in the CD-2-21 (Comprehensive Development) zone are
consistent with the C-2 (Community Commercial) zone and include 1.0 concealed space per dwelling
unit plus 0.2 concealed spaces per dwelling unit designated for visitors. These parking requirements
are similar to the standards for the Town Centre. The proposed development is located on major
transit route, which includes the R2 Rapid Bus, so it is anticipated a large number of the residents
can utilize transit both on Lougheed Highway and Dewdney Trunk Road.
The proposed parking requirements are similar to approved developments that include rental units
that are located within easy distance to major transit routes. One of these approved applications is
2016-052-RZ located at 22260 and 22292 122 Avenue, and 12159 and 12167 223 Street that
provided a parking reduction study entitled Sunrise Re-Development Parking Variance Study, Bunt &
Associated, November 2016 that states:
"A key finding in the MVAPS (Metro Vancouver Apartment Parking Study) was that residents
of rental apartment units (both market and non-market units combined) had average auto
ownership levels of 0.82 vehicles per household, approximately 65% of that of strata
units ... "
The proposed parking requirements for this project are greater than the auto ownership findings
indicated in the Bunt and Associates report.
The visitor parking spaces will be identified in parking layout plans and subject to a Visitor Parking
Covenant to ensure that these spaces are exclusively available for visitors to use. The full parking
assessment will be outlined at the future Development Permit stage.
2016-202-RZ Page 5 of 8
iv) Proposed Variances:
Compliance with CD-2-21 Bylaw will be assessed as part of a Development Permit application for the
development. If a variance is required, the necessary application will need to be made to the City and
forwarded to Council for approval and permit issuance.
v) Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal's compatibility with adjacent development, and to enhance the unique
character of the community.
vi) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel at the February 21, 2018 meeting and
their comments and the applicant's response can be seen in Appendix G.
A detailed description of the projects form and character will be included in a future Development
Permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Maple Ridge Community Church at 20450 Dewdney
Trunk Road on July 11, 2018 (Appendix H). Thirty people attended the meeting. A summary of the
main comments and discussions with the attendees was provided by the applicant and include the
following main points:
• About eight people attended to enquire about purchasing apartments.
• At least two attendees were interested in purchasing a commercial unit.
• Most of the comments received were positive with many people pleased to see that
the long empty properties better utilized.
• Some commented that they have had difficulties with individuals using the vacant
site for nuisance and illegal activities.
• Some enquired about the number of parking stalls and were satisfied with the
amount proposed.
The applicant advised that in general there seemed to be an overall positive interest in the project
with a few people voicing their opposition to it.
viii) Parkland Requirement:
There are no parkland requirements for this project.
5. Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
Final Ministry approval of Zone Amending Bylaw No. 7309-2017 will be required as a condition of
final reading. The applicant's traffic consultant has been working with the City Engineering
Department and the Ministry of Transportation with respect to the Traffic Impact Assessment report.
2016-202-RZ Page 6 of 8
CONCLUSION:
This application can be considered a very positive addition to west Maple Ridge, offering both new
commercial/employment opportunities, rental and market strata apartment housing that is not
currently available in large numbers in this area. The new residential density with 576 units and new
commercial space will offer new shopping opportunities and customers for existing commercial
businesses nearby.
The strategic location of this application will be the first physical expression of policies recently set in
the new Lougheed Corridor Concept Plan, that's primary goal is to densify the Lougheed-Dewdney
Trunk Road corridor. Therefore, it is recommended that second reading as amended, be given to
Zone Amending Bylaw No. 7309-2017, and that application 2016-202-RZ be forwarded to Public
Hearing.
"Original signed by Wendy Cooper"
Prepared by: Wendy Cooper, M.Sc., MCIP, RPP
Planner 2
"Original signed by Charles Goddard" for
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. 7309-2017
Appendix D -Site Plan
Appendix E -Building Elevation Plans
Appendix F -Landscape Plan
Appendix G -ADP Design Comments
Appendix H -DIM Summary
Appendix I -School District No. 42 Comments
2016-202-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 8 of 8
CITY OF MAPLE RIDGE
BYLAW NO. 7309-2017
APPENDIXC
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended
WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 7600-2019 as
amended:
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7309-2017".
2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following
section in the correct sequential order:
1037
1037.1
CD-2-21
PURPOSE
This zone is intended to accommodate and regulate the development of a medium to high
density comprehensively-planned mixed use development.
1037.2 PRINCIPAL USES
1. The following Principal Uses shall be permitted in this zone:
a) Apartment Residential;
b) Business Services;
c) Civic;
d) Convenience Store;
e) Financial Services:
f) Licensee Retail Store;
g) Liquor Primary establishment;
h) Personal services;
i) Professional Services;
j) Restaurant; and
k) Retail, excluding Highway Commercial.
e. where a building is used for apartment use above the second storey, the
distance from the front and rear lot lines above the second storey shall be
not less than 4.5 metres.
2. Minimum Setbacks for all Buildings and Structures shall meet the requirements of
Section 403 (Visual Clearance at Intersections) of this Bylaw.
1037.8 HEIGHT:
1. Building Height for Buildings and Structures shall not exceed 25.55 meters nor 6
storeys.
1037.9 LANDSCAPING and SCREENING:
1. Landscaping and screening shall be provided in accordance with Section 405
(Landscaping, Screening and Fencing Requirements) of this Bylaw.
1037.10 PARKING and LOADING:
1. The C-2 (Community Commercial) parking requirement contained in the Off Street
Parking and Loading Bylaw No. 4350-1990, as amended, shall apply to this zone.
1037.11 OTHER REQUIREMENTS:
1. A Residential Use shall:
a. be the only Use in a Storey so used above the first Storey;
b. provide a separate and independent access from the ground floor front
elevation if located together in a Building or Structure with other Uses;
c. be permitted only where all parking for such Use is Concealed Parking;
d. provide Common Open Area(s) on the Lot for Apartment Residential Use at
a minimum of 5.0% of the Lot Area and which may be provided as
balconies, terraces, patios, Rear Yards, courtyards or roof decks; and
e. provide Indoor Amenity Area(s) based on the following ratio of 1.0 square
metre per apartment dwelling unit.
2. An Off-Street Parking Structure occupying the rear 6.0 metres of the Lot shall be
entirely covered by a landscaped recreation or amenity deck.
3. Every Use, except Outdoor Display or sales area and Commercial Off-Street Parking
and Off-Street Loading Uses shall be located and undertaken wholly within an enclosed
Building.
3. The parcels and tracts of land and premises known and described as:
Lot 1 District Lot 222 Group 1 New Westminster District Plan BCP1643
and outlined in heavy black line on Map No. 1702 as amended, a copy of which is attached
hereto and forms part of this Bylaw, is hereby rezoned to CD-2-21 (Comprehensive
Development) Zone.
4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 28th day of February, 2017.
READ a second time as amended the
PUBLIC HEARING held the day of
READ a third time the day of
ADOPTED the day of
PRESIDING MEMBER
day of
,20
,20
,20
,20
CORPORATE OFFICER
WAYNE
STEPHEN
APPENDIXG
BISS KY
ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN
204 -22320 LOUGHEED HIGHWAY /v\/\PLE RIDGE BC \/2X 2T4 PH fi04-467-B.l00 Fi\X 604-467-B105
Adrian Kopystynski & Wendy Cooper
City of Maple Ridge Planning Department
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Wednesday, March 14, 2018
Response to ADP Resolution Comments for:
Our Project No.: 1 612
Civic: 20542 & 20556 DTR
File No.: 2016-202-RZ
Dear Adrian and Wendy;
Further to the ADP Resolution of February 21st please see our itemized response as follows:
i ADP General Resolutions
1·F1~d~tt~a~;~fthe--~s~-1 uti ~~-fr-~;:;; ADP~------------------·------------------------------·· --------·-······· ---------------------------------------------------------i
J It was moved and seconded That the following concerns regarding File No. 2016-202 DP be addressed and digital versions of revised
I drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for
I information. I
I ADP members and the project team discussed the ;ddition of public art ()tl the City of Maple Riclge right of way fronting-Dewdney ------r
I Trunk Road. ADP will inform the Maple Ridge Public Art Steering Committee and Engineering Department of the development project l
I and how its strategic location could lend well to afuture public art installation that welcomes people into theOty. _ ..... _ !
I ADP Architectural Resolutions ,
; 1----------~-·-------·-·-"--~---~----------~----1-----·-----------~·---~-·-----·-------~---------------------j
i \ 1Done. I
j 1 I Consider the reflective finish for the application of white I We have selected a warm white colour -BEHR's Polar Bear 75 !
I · \ cladding to avoid glare; I (http://www.behr.com/consumer ca/ColorDetailView/75) :
l----11 __________ --------·--·-·-----·-----------------· -----------------·----~-.. ----------.l .. ~~~-1_?_:_Q._______________________________________________________________________________________ !
I \ Done. --;,I:
' \! I Fixed, non-operable, louvered Sun Shapes have been provided
I on the West Elevation of Building 3 & 4 of SITE B. lntercoast 1
I
I Building Solutions Type R4-400-40 Ten Plus Sunshades.
I , Consider providing exterior sun shades on the Western I' http://www.intercoast-building-solutions.com/technical-
! 2· ·1 exposures; information-downloads-architectural-products-for-building-
1
1 envelopes/green-building-envelope-technical-resources/
\ architecural-louvers-sunshades-division-8-downloads-
l ! vancouver.html ___ !:,
, / JseeA9.1, A10.1, &A13.4 ,-----·---1·--··-----------------------·-------·------------------------------------------·-----------------------·------·-· 1--··---------···------------------------------------------------------------···-----·-----··· --i 1 1Done. !
1
1
IC 'd th dd't' f d d II I t h I A smooth metal panel has been placed above the commercial
3 1 ons1 er ea 1 10n o re an ye ow co ours o en ance If . d Id' R d · d B 'Id'
I · I t' ·t b t th b 'Id' ·t A d B i enestrat1on an so 1er course. e 1s use on u1 ings 1 & 3, , con inu1 y e ween e u1 ings on s1 es an ; 1 d th II B 'Id' 2 & 4 / i I an eye ow on u1 ings .
i I \SeeA7.1, A7.2, A8.1, A9.1, A10.1, and A13.xx series i
1,-----:----------------------·-·-------------------·----------·--·---·-··---------------·-·------------------· ----··-----------------------1---------------------------··----------···--·---------···-------·----------------------······. --·------------------·-----·-·-
' \
1c 'd · · th I'd I t th N th f d f, No changes have been made to the windows. The original design I
I ons1 er increasing e so I e emen son e or ac;a es o : . . . h f 1 1. h . 1
4 B 'Id' 1 2 d 3 s·t B t · th b I b t \1 intent was max1m1ze t e amount o natura 1g t into as many 1 , . u1 ings , an on I e o improve e a ance e ween 'bl . h 'd . 1 . h 1 1
/ ___ J~~~-~~l-i~-~-~-~-~~i-~--~1-~-~-~-:~s;___ --------_Jdr!~~::~~~~~-~ki!~n0} t~;%1w:~_~ai~J~~d~~ counter t e ong !
Page 1 of 3
page J of 4
Question Answer
How do you gain access to the Access to the parking is from 119th. parking?
What are the materials on the Hardi-panel and brick are proposed for the exterior materials. You may see these on the
building? drawings provided.
Is there new landscaping provided? Yes, the development will be fully landscaped according to the drawings provided.
Landscape drawings are here for you to see.
You may ask additional questions at this meeting, or at the Maple Ridge Planning
Where can I get further information? department. Kindly reference the municipal rezoning reference number at the top of the
sheet.
• Road dedication as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993 for the lane;
• Utility servicing as required to meet the design criteria of the Subdivision and
Development Bylaw No. 4800-1993; and
• Frontage upgrades to the applicable road standard.
ii) Building Services Department:
The Building Department will require a floodplain report due to portion of the site that is within
the floodplain.
iii) Fire Department:
The Fire Department notes that each new lot will need its own address.
5. Citizen/Customer Implications:
Opportunities for public input will be available through the required Public Hearing and through the
public notification process related to the required Development Variance Permit.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7785-2021, and that
application 2021-233-RZ be forwarded to Public Hearing.
"Original signed by Mark McMullen" for
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
"Original signed by Charles Goddard" for
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. 7785-2021
Appendix D -Subdivision Plan
2021-233-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 4 of 4
CITY OF MAPLE RIDGE
BYLAW NO. 7785-2021
A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of
Zoning Bylaw No. 7600-2019 as amended
APPENDIXC
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. 7785-2021".
2. That parcel or tract of land and premises known and described as:
Lot A Group 1 District Lot 279 New Westminster District Plan 8878
and outlined in heavy black line on Map No. 1904 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-1 (Single Detached (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 9th day of November, 2021.
READ a second time 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
~-mapleridge.ca City of Maple Ridge
TO:
FROM:
SUBJECT:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
Development Variance Permit
Development Permit
21640 124 Avenue
EXECUTIVE SUMMARY:
MEETING DATE:
FILE NO:
MEETING:
December 6, 2022
2018-498-DP /DVP
cow
Development Variance Permit 2018-498-DVP and Development Permit 2018-498-DP applications
have been received in conjunction with rezoning application 2018-498-RZ for the construction of
three residential units, designed in the form of Courtyard Housing.
Council considered rezoning application 2018-498-RZ and granted first reading for Zone Amending
Bylaw No. 7533-2019 on March 19, 2019, and second reading on April 14, 2020. This application
was presented at two Public Hearings on May 19, 2020 and October 20, 2020, and Council granted
third reading on October 27, 2020. A six-month application extension to October 27, 2022 in
accordance with the Maple Ridge Development Procedures Bylaw No. 5879-1999 was granted.
Council will be considering final reading for rezoning application 2018-498-RZ on December 13,
2022.
A summary of the requested variances are provided below:
• To reduce the lot width from 25.0 metres (82.0 ft.) to 21.98 metres (72.1 ft.); and
• To reduce the rear lot line setback along 124 Street (rear yard) from 7 .5 metres (24.6 ft.) to
6.0 metres (19.7 ft.) to be the same as other lots along the street.
RECOMMENDATIONS:
That the Corporate Officer be authorized to sign and seal 2018-498-DVP respecting property located
at 21640 124 Avenue; and further
That the Corporate Officer be authorized to sign and seal 2018-498-DP respecting property located
at 21640 124 Avenue.
DISCUSSION:
a) Background Context:
Applicant: Ryan Hultman
Legal Description: East 785 Feet Lot 2 Except Part in Plan LMP1615, District Lot 245 Group 1
NWD Plan 8586
2018-498-DP Page 1 of 5
OCP:
Existing:
Proposed:
Urban Residential
Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground Oriented Residential Infill)
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Residential
RS-1 (One Family Urban Residential)
Urban Residential
Residential
RS-1 (One Family Urban Residential)
Urban Residential
Residential
RS-1 (One Family Urban Residential)
Urban Residential
Residential
RS-1 (One Family Urban Residential)
Urban Residential
Residential
Residential
988 sq. m. (0.24 acres)
Manor Avenue and 124 Avenue
Urban Standard
Originally, this project was for a four unit infill development. The project was presented at a
Development Information Meeting on June 26, 2019 to obtain feedback about infill compatibility.
Following concerns voiced at the first Public Hearing on May 19, 2020, the project was changed
from four units to three units, and the building facing Manor Avenue was changed from a duplex to a
single detached residential building. A second Public Hearing was held on October 20, 2020 and
third reading was granted on October 27, 2020.
As noted above, the revised proposal for the subject property (Appendix A) is for three dwelling units,
in two buildings, designed in the form of Courtyard Housing. In finalizing the servicing for the project,
the design was adjusted to remove the basements in both buildings because gravity flow to the
storm water service was not possible. Consequently, the final design (Appendix B) is for buildings
with slightly larger mass, still within the maximum allowed envelope. The adjusted design is fully
compliant with maximum height and minimum courtyard size, as well as, not requiring any further
variances than those presented to Council and the Public Hearing. The previous and revised
elevation of the unit facing Manor Avenue are shown in Appendix C. The project includes two
three-bedroom units and one four-bedroom unit. The size of the units range between 19.95 square
metres (214. 7 4 square feet) and 46.28 square metres (498.15 square feet).
2018-498-DP Page 2 of 5
c) Planning Analysis:
A number of Official Community Plan (OCP) Infill Policies apply to this site and are evaluated with
respect to the proposal's design as follows:
• In changing the single family residential to a Courtyard Housing form, Policy 3-19-b sets the
criteria with respect to achieving street-oriented buildings, including developing a design "that
resemble a single detached dwelling, with an emphasis on orientation to the street."
By strengthening the prominence of the front entrances facing 124 and Manor Avenues, and
additional front fagade articulation and detailing for both proposed buildings to "read" more like
single residential buildings from both Manor Avenue and 124 Avenue.
• Policy 3-21 requires attention be paid to having site plans, setbacks and building massing that
respects existing development patterns and are sensitive to the surrounding neighbourhood.
The proposed buildings do comply with the 9.5 metre maximum height requirement. Attention
has been given to the massing along the interior side lot lines making them more sensitive to the
existing single residential dwellings on abutting lands along Manor Avenue.
The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB), including
growth through infill by supporting a mix of housing types and tenures (Policy 3-1). This is achieved
by the increased density being proposed.
d) Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process. The requested variances and rationale for support are described below (Appendix D):
Maple Ridge Zoning Bylaw No. 7600-2019, Part 6 is to be varied as described below:
1. To reduce the minimum lot width from 25.0 metres (82.0 ft.) to 21.98 metres (72.1 ft.).
This project is an infill development on an existing lot created by subdivision in the late
1950's. It meets the RT-2 Zone requirements for the minimum lot size and depth; however, it
is roughly 3 metres (10 feet) less than the minimum lot width requirement. The variance is
supportable because this is an existing lot, it is consistent in size with lots in the area, and
the proposed building meets the minimum setback requirement with adjacent lots.
2. To reduce the rear lot line setback (lot line common to 124 Avenue) from 7.5 meters
(24.6 ft) to 6.0 metres (19. 7 ft.).
The justification for this variance is that the subject lot fronts two streets and it is desirable
for both street facing front yards to be consistent with the local character and streetscape. It
is also noted that the subject lot is setback further than adjacent lots due to being located at
a hammerhead turnaround in the road (Manor Avenue).
2018-498-DP Page 3 of 5
e) Advisory Design Panel:
This application predates the requirement for such projects to be submitted to the Advisory Design
Panel. In lieu of a submission, the project was reviewed by staff against the interim guidelines in the
"Proposed Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report" evaluating
the form and character of proposed Courtyard Housing project in place at the time second reading
was granted by Council.
The evaluation is as follows:
Guideline Staff Comment
Not a rowhouse form. Front fagade articulation and prominence to
the front facing entrance area provided to
achieve duplex and single dwelling
character facing the streets.
Dwelling units may be located in more than Two dwellings are located in the building
one building on a lot. facing 124 Street. The building facing
Manor Street is a single unit consistent with
the neighborhood character.
Orientation is characterized by units that are Inward facing orientation with direct access
facing inwards towards each other. off the patios into the courtyard and
overlook from living spaces is provided.
Pedestrian walkways lead from the street to These are provided.
an inner courtyard area.
Courtyards are programmed for flexible and A gazebo and landscaping design achieve
interactive outdoor space but are not intended this requirement.
for parking.
Where lane access is available, parking will be Not applicable.
located at the rear of the property.
Scale and massing shall be compatible with The development is compatible with the
the surrounding area. surrounding area as the building facing
Manor Avenue is a single unit with a
traditional single family style. The duplex
unit facing 124 Avenue maintains the
required single family character and
setbacks found on adjacent lots.
Mix of unit sizes. The size of the units range between 47.5
square metres (511.3 square feet) and 188
square metres (2,024 square feet).
f) Financial Implications:
In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost, the security will be $4,127.00.
2018-498-DP Page 4 of 5
CONCLUSION:
The development proposal, including the proposed variances for lot width and setbacks to
124 Avenue, is supported as it meets the guidelines for infill housing.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2018-498-DVP and Development
Permit 2018-498-DP.
"Original signed by Mark McMullen" for
Prepared by: Adrian Kopystynski MSc, MCIP, RPP, MCAHP
Planner
"Original signed by Charles Goddard"
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Charles Goddard" for
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
"Original signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Site Plan, Elevations and Landscaping Plan
Appendix C -Comparison of Elevations
Appendix D -Variance Request Letter from Applicant
Appendix E -Draft Development Variance Permit
Appendix F -Draft Development Permit
2018-498-DP Page 5 of 5
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Variance Request City of Maple Ridge RT-2 #i Lot Width #2 Front Yard
October 4, 2022
Attention
Adrian Kopystynski
Planner
City of Maple ridge
"1 "1995 Haney Place, Maple Ridge, BC, V2X6A9
APPENDIX D
Variance requests for 20"18-498-RZ&DP for the address 2"1640 "124th
Street. This project is a proposed courtyard residential infill as per the RT-2
zoning. The site is double fronting and has access to Manor Ave. hammer
head to south and full frontage at "1 24th street to north. The minimum lot
area and minimum lot depths accommodate the minimum requirement as
well as FSR and side yards. This variance request is to allow for a thinner lot
width of 2"1 .98M. The allowable minimum for Courtyard Residential in the
RT-2 zone is 25.0M and this proposal is 3.02M under required. This
proposal is also requesting the allowance for a rear yard depth variance.
The RT-2 zone requires a 7.5m rear yard 6"16.7 "1 c. This proposal has
proposed 6.0M due to double fronting configuration of lot and maintaining
street presence off "124th.
The proposed building is well below the maximum allowable building
depth when each building is added together as well below the maximum
allowable height in order to reduce overall presence on lot.
The reduced front yard is desirable for both 'front yards' and being
respectful in massing consistent to the local character and streetscape.
Regards Ryan Hultman
Lithic Vessel Residential Design I 1020 Brooksbank Ave. North
Vancouver, BC, V7L 4H7, ryan@lithicvessel.com 604 454 7583
City of Maple Ridge
DEVELOPMENT VARIANCE PERMIT NO. 2018-498-DP
TO: BTJ Development Ltd. (Inc. No. BCl309576)
5997 -137 A Street Surrey, B.C. V3X 3N6
(the "Permittee")
APPENDIX E
1. This Development Variance Permit (the "Permit") is issued subject to compliance with all the
Bylaws of the City of Maple Ridge (the "Municipality") applicable thereto, except as
specifically varied or supplemented by this Permit.
2. This Permit applies to, and only to those lands within the Municipality described below and
any and all buildings, structures, and other development thereon:
LOT 72 FEET LOT 2, EXCEPT PART IN PLAN LMP16156 DISTRICT LOT 245 GROUP 1 NWD
PLAN 8586
(the "Lands")
3. The Maple Ridge Zoning Bylaw No~ 7600-2019 as arnended is varied as follows:
a) Part 616 RT-2 Ground-OrientecJ Residential lnfil!Section 616.4 5. b. is amended by
reducing the minimum lot widthJrom 25 metres to 21.9~ metres; and
b) Part 616 RT~2 Grovnd-Oriented Residential Infill Section 616.7 1. c. is amended by
reducing the minimum R~ar Lot Line setback (lot line c.ommon to 124 Avenue) from 7.5
metres to 6.0rnetres.
5. The Lands describecfh.ereih shall. be develop~d strictly in accordance with the terms and
conditions and provisions of this :Permit and any plans and specifications attached to this
Permit which shall form··a:Pc:lrt hereof. ·
6. lfthe .Permittee does not substantially commence the development permitted by this Permit
within 24 months of the date of Council Authorization of this Permit (date), this Permit shall
lapse.
7. This Permit is not a Building Permit.
AUTHORIZING RESOLUTION passed by the Council the __ day of ____ , 202X.
ISSUED on the __ day of ____ , 202X.
CORPORATE OFFICER
Appendices:
Appendix A -Subject Map
Appendix B -Site Plan showing Variances
City of Maple Ridge
DEVELOPMENT PERMIT NO. 2018-498-DP
COURTYARD RESIDENTIAL
TO: BTJ Development Ltd. (Inc. No. BCl309576)
5997 -137 A Street Surrey, B.C. V3X 3N6
(the "Permittee")
APPENDIX F
1. This Development Permit (the "Permit") is issued subjectto compliance with all the Bylaws of
the City of Maple Ridge (the "City") applicable thereto, except as specifically varied or
supplemented by this Permit.
2. This Permit applies to, and only to, those lands within the City described below and any and
all buildings, structures, and other development thereon:
LOT 72 FEET LOT 2, EXCEPT PART IN PLAN LMP16156DISTRICT LOT 245 GROUP 1 NWD
PLAN 8586
(the "Lands")
3. As a condition of the issuance ofthis Permit, Council will be holding the security set out
below to ensure that development, including landscape works is carried out in accordance
with the terms ancfconditions of this Permit. The c.ondition ofthe posting of the security is
that should the Perniittee fail to carry<out the development hereby authorized, according to
the terms and conditions of the Permit within.the time provided, the City may use the security
to carry out the work. by its servants, agents'or contractors. Any surplus shall be paid over to
the Permittee upon verification: by the Directorof Planning of the City, or their designate, that
the development has been completed in accordance with the terms and conditions of this
perm,,it. There will be filed accordingly:
"' ' ,
a) an lrrevocableletter of Credit in the amount of $4,127.00
4. The Lands. described herein shall be developed strictly in accordance with the terms and
conditions/and provisions of this Permit and any plans and specifications attached to this
Permit which shall form apatt hereof.
; ..•• l
5. If the Permittee does/riotsubstantially commence the development permitted by this Permit
within 24 months ofthe>date of Council Authorization of this Permit (date), this Permit shall
lapse.
6. In the event that this Permit lapses, the Permittee may request refund of the security
described in Paragraph 3, and the City shall make such refund.
2018-498-DP
Page 1 of 2
7. This Permit is not a Building Permit.
AUTHORIZING RESOLUTION passed by the Council the_ day of _____ , 202X.
ISSUED on the __ day of ______ , 202X .
CORPORATE OFFICER
Appendices:
Appendix A -Subject Map
Appendix B -Site Plans, Landscape Plans
2018-498-DP
Page 2 of 2