HomeMy WebLinkAbout2022-04-12 Council Agenda and Reports.pdfCouncil Meeting Agenda
Tuesday,April 12,2022
Page 2 of 6
701.1 Development Agreements Committee
•March 30, 2022
•March 31, 2022
•April 6, 2022
701.2 Committees and Commissions of Council Meetings
•Advisory Design Panel -February 16, 2022
•Parks, Recreation and Culture Advisory Committee -January 5, 2022
•Transportation Advisory Committee -November 24, 2021
702 Reports
703 Correspondence
703.1 South Coast mass forestry herbicide spraying against native
plant species
Correspondence dated March 26, 2022, from Colleen & Roy Anspach,
requesting support in opposition to mass forestry herbicide spraying.
703.2 Motion at LMLGA and UBCM Protecting BC Coasts from Acidic
Washwater Dumping being brought forward by Vancouver
Letter dated March 24, 2022 , from Anna Barford, Stand.earth, requesting
support for the motion "Protecting B.C. Coasts from Acidic Washwater
Dumping."
704 Release of Items from Closed Council Status
705 Recommendation to Receive Items on Consent
800 UNFINISHED BUSINESS
801 Notice of Motion -Prohibition of Single Use Plastics
Councillor Yousef submitted the following Notice of Motion in response to the recent prohibition of single use plastics by a number of municipalities:
That staff prepare a single use and other items bylaw for council consideration.
900 CORRESPONDENCE
1000 BYLAWS
Council Meeting Agenda Tuesday,April 12,2022 Page 3 of 6 Note: Item 1001 is from the December 1, 2020 Public Hearing For Adoption 1001 2018-325-RZ, 12581 243 Street, RS-3 to RS-2 Staff report dated April 12, 2022, recommending that Zone Amending Bylaw No. 7 495-2018 be adopted. 1002 Freedom of Information and Protection of Privacy Amending Bylaw A bylaw to change the Head function to align with the reorganization of the Legal and Legislative Services Department. 1003 Maple Ridge Drinking Water Conservation Plan Amending Bylaw No. 7831-2022 A bylaw to maintain the City's alignment with Metro Vancouver member jurisdictions in the consistent application of Metro Vancouver's Drinking Water Conservation Plan. 1100 COMMITTEE REPORTS AND RECOMMENDATIONS The items in the "Committee Reports and Recommendations" category are staff reports presented at an earlier Committee of the Whole meeting, typically a week prior, to provide Council with an opportunity to ask staff detailed questions. The items are now before the regular Council Meeting for debate and vote. Both meetings are open to the public. The reports are not reprinted again in hard copy, however; they can be found in the electronic agenda or in the Committee of the Whole agenda package dated accordingly. Planning and Development Services 1101 2021-008-RZ, 12387 203 Street, RS-1 to RT-2 Staff report dated April 5, 2022, recommending that Zone Amending Bylaw No. 7815-2021 to rezone from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to permit a future construction of a triplex building, be given first reading and that applicant provide information as described in the staff report. 1102 2019-402-RZ, 9450 287 Street, Discharge of Land Use Contract Staff report dated April 5, 2022, recommending that Zone Amending Bylaw No. 7833-2022 to discharge the land use contract from the subject property be given first and second reading and forwarded to Public Hearing. 1103 2020-421-RZ, 12026 Dunbar Street and 22137 Dewdney Trunk Road, RS-1 to C-3 Staff report dated April 5, 2022, recommending that Zone Amending Bylaw No. 7690-2020 to rezone from RS-1 (Single Detached Residential) to C-3 (Town Centre Commercial) to permit the future construction of a six storey mixed use commercial/residential apartment be given second reading and forwarded to Public Hearing.
Council Meeting Agenda Tuesday, April 12, 2022 Page 4 of 6 1104 2018-429-RZ, 11052 240 Street, RS-3 to R-3 Staff report dated April 5, 2022, recommending that Official Community Plan Amending Bylaw No. 7514-2018 be given second reading and forwarded to Public Hearing and that Zone Amending Bylaw No. 7515-2018 to rezone from RS-3 (Single Detached Rural Residential) to R-3 (Single Detached (Intensive) Urban Residential) to permit a future subdivision of approximately five lots, be given second reading and forwarded to Public Hearing. 1105 2019-001-RZ, 24440 128 Avenue, RS-3 to RS-2 Staff report dated April 5, 2022, recommending that official Community Plan Amending Bylaw No. 7832-2022 be given first and second reading and forwarded to Public Hearing and that Zone Amending Bylaw No. 7528-2019 to rezone from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to permit a future subdivision to create six bare-land strata single-family lots, be given second reading and forwarded to Public Hearing. 1106 2020-250-RZ, 23939 Fern Crescent, RS-2 to RS-1 b Staff report dated April 5, 2022 recommending that Official Community Plan Amending Bylaw No. 7691-2020 be given first and second reading and forwarded to Public Hearing and that Zone Amending Bylaw No. 7692-2020 to rezone from RS-2 (Single Detached Suburban Residential) to RS-1 b (Single Detached (Medium Density) Residential) to permit a future subdivision of approximately five lots be given second reading and forwarded to Public Hearing. 1107 2021-131-RZ, 23103 136 Avenue, A-2 to R-2 Staff report dated April 5, 2022, recommending that Official Community Plan Amending Bylaw No. 7839-2022 be given first and second reading and forwarded to Public Hearing and that Zone Amending Bylaw No. 7725-2021 to rezone from A-2 (Upland Agricultural) to R-2 (Single Detached (Medium Density) Urban Residential) to permit a future subdivision of approximately 20 lots be given second reading and forwarded to Public Hearing. 1108 2017-184-DVP, 12841 235A Street Staff report dated April 5, 2022, recommending that the Corporate Officer be authorized to sign and seal 2017-184-DVP to reduce the front yard setback. 1109 2021-493-DVP, 22311 119 Avenue, Development Variance Permit and Payment-in-lieu of Parking Staff report dated April 5, 2022, recommending that the Corporate Officer be authorized to sign and seal 2021-493-DVP to reduce the number of parking spaces.
Council Meeting Agenda Tuesday, April 12, 2022 Page 5 of 6 1110 2021-264-DP, 25123 and 25171 112 Avenue, Intensive Residential Development Permit Staff report dated April 5, 2022, recommending that the Corporate Officer be authorized to sign and seal 2021-264-DP respecting the form and character if 22 R-3 (Special Amenity Residential District) zones lots. 1111 2016-195-CP, Employment Lands: Re-designation of the Yennadon Lands to Industrial (Employment Park Category) Staff report dated April 5, 2022, recommending that Official Community Plan Amending Bylaws 7734-2021 (Policy) and 7735-2021 (Land Use Designation) be given second reading and forwarded to Public Hearing and that Official Community Plan Amending Bylaw No. 7838-2022 (Land Use Designation) be given second reading and forwarded to Public Hearing to ensure the development of a cohesive road network, servicing access and environmental package, while maximizing employment potential. Engineering Services 1131 Award on Contract: Annual Pavement Rehabilitation Program -Various Locations Contract Renewal: ITT-OP21-30 Staff report dated April 5, 2022, recommending that the Corporate Officer be authorized to execute the contract extension with B.A. Blacktop Ltd. Corporate Services Parks, Recreation and Culture Other Committee Issues Administration (including Fire and Police) 1300 OTHER MATTERS DEEMED EXPEDIENT 1400 PUBLIC QUESTION PERIOD 1500 MAYOR AND COUNCILLOR REPORTS 1600 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING 1700 ADJOURNMENT
400 ADOPTION AND RECEIPT OF MINUTES
400
City of Maple Ridge
COUNCIL MEETING MINUTES
March 29, 2022
The Minutes of the City Council Meeting held virtually and hosted in Council Chambers on
March 29, 2022 at 7:01 p.m. at City Hall, 11995 Haney Place, Maple Ridge, British
Columbia for the purpose of transacting regular City business.
PRESENT
Elected Officials
Mayor M. Morden
Councillor J. Dueck
Councillor C. Meadus
Councillor G. Robson
Councillor R. Svendsen
Councillor A. Yousef
ABSENT
Councillor K. Duncan
Appointed Staff
S. Hartman, Chief Administrative Officer
C. Crabtree, General Manager Corporate Services
S. Labonne, General Manager Parks, Recreation & Culture
D. Pollock, General Manager Engineering Services
P. Hlavac-Winsor, General Counsel and Executive Director,
Legislative Services
S. Nichols, Corporate Officer
Other Staff as Required
C. Goddard, Director of Planning
F. Smith, Director of Engineering
Note: These Minutes are also posted on the City’s Web Site at www.mapleridge.ca
Video of the meeting is posted at media.mapleridge.ca/Mediasite/Showcase
Note: Councillor participated electronically. The Mayor chaired the meeting from Council
Chambers.
100 CALL TO ORDER
200 AMENDMENTS TO THE AGENDA
300 APPROVAL OF THE AGENDA
R/2022-CM-084
It was moved and seconded
That the agenda of the Regular Council Meeting of March 29, 2022 be adopted
as circulated.
CARRIED
401
Council Meeting Minutes
March 29, 2022
Page 2 of 11
400 ADOPTION AND RECEIPT OF MINUTES
401 Minutes of the Regular Council Meeting of March 8, 2022
R/2022-CM-085
It was moved and seconded
That the minutes of the Regular Council Meeting of March 8, 2022 be adopted
as circulated.
CARRIED
402 Report of the Public Hearing of March 15, 2022
R/2022-CM-086
It was moved and seconded
That the report of the Public Hearing of March 15, 2022 be adopted as circulated.
CARRIED
402 Minutes of the Special Council Meeting of March 22, 2022
R/2022-CM-087
It was moved and seconded
That the minutes of the Special Council Meeting of March 22, 2022 be adopted
as circulated.
CARRIED
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
600 DELEGATIONS
601 YPK Update
Guy Miller, Airport General Manager, provided a detailed update on the expansion
and upgrades which has taken place at the Pitt Meadows Regional Airport over
the last two years.
700 ITEMS ON CONSENT
701 Minutes
701.1 Meetings of the Development Agreements Committee
•March 9, 2022
Council Meeting Minutes
March 29, 2022
Page 3 of 11
702 Reports
702.1 Disbursements for the month ended February 28, 2022
Staff report dated March 29, 2022 providing information on disbursements for
the month ended February 28, 2022.
702.2 Council Expenses to February 28, 2022
Staff report dated March 29, 2022 providing information on Council expenses
recorded to February 28, 2022.
703 Correspondence
703.1 British Columbia Federation of Students – Support for Second Count campaign
by CUPE Local 8911
Letter dated March 4, 2022, from British Columbia Federation of Students,
requesting support for public emergency services.
703.2 City of Abbotsford – Support of Build Back Better Funding
Letter dated March 10, 2022, from Mayor Henry Braun, City of Abbotsford,
requesting favourable consideration and resolution of support for recovering
municipal costs through Build Back Better Funding for critical infrastructure for
inclusion at the upcoming LMLGA Convention.
703.3 Reducing Patio Application Red Tape for BC’s Hospitality Sector and Economic
Recovery
Letter dated March 16, 2022, from British Columbia Craft Brewers Guild, BC
Restaurant and Food Services Association, Alliance of Beverage Licensees, and
Restaurants Canada, outlining recommendations to avoid unintended
consequences created by new guidelines for public patio programs.
704 Release of Items from Closed Council Status
From the March 15, 2022 Closed Council Meeting be released from Closed
Council status:
•Item 4.2 - Agricultural Advisory Committee Membership - 2022 Appointment
That the Mayor may establish a Standing Committee for the purpose of
reviewing Council Committee's, and to continue with the work done by
Councillor Dueck and Councillor Yousef.
Council Meeting Minutes
March 29, 2022
Page 4 of 11
From the February 8, 2022 Closed Council Meeting be released from Closed
Council status:
•Item 4.1 Legal Advice - Councillor Robson
That Council rescind November 16, 2021 motions R/2021-C-120,R/2021-
C-121, R/2021-C-122, R/2021-C-123, R/2021-C-124,R/2021-C-125,
R/2021-C-126, R/2021-C-127 and November 23, 2021 letters under the
CAO's and Mayor's signature advising of directives arising therefrom and to
allow legal counsel to take steps to bring Councillor Robson’s petition to an
end and to report back to Council forthwith.
705 Recommendation to Receive Items on Consent
R/2022-CM-088
It was moved and seconded
That the items on the Consent Agenda of the March 29, 2022 Council Meeting
be received into the record
CARRIED
800 UNFINISHED BUSINESS
801 Notice of Motion – Cannabis Retail Store – Policy 6.33 Review
From the March 8, 2022 Regular Council meeting
R/2022-CM-089
It was moved and seconded
That staff prepare a report and draft policy amendments to the Cannabis Retail
Store Processing Evaluation Criteria Policy 6.33; and further,
That the Liquor and Cannabis Regulation Branch (LCRB) be notified that the City
of Maple Ridge is conducting a review of Cannabis Retail Store Policy 6.33, and
that in the interim, it will not be accepting any applications for Cannabis Retail
Stores, pending the outcomes of the review and adoption of amendments.
CARRIED
802 2020-392-RZ, 12040 248 Street
Maple Ridge Temporary Use Permit 2020-392-RZ
To permit for the temporary storage of a shipping container and unenclosed
storage of construction material over a portion of the site for a period of up to
three years.
R/2022-CM-090
It was moved and seconded
That the Corporate Officer be authorized to issue Maple Ridge Temporary Use
Permit No. 2020-392-RZ, respecting property located at 12040 248 Street.
CARRIED
Council Meeting Minutes
March 29, 2022
Page 5 of 11
900 CORRESPONDENCE – Nil
1000 BYLAWS
Note: Items 1001 to 1004 are from the March 15, 2022 Public Hearing
Bylaws for Third Reading
1001 22486, 22488, 22489, 22490, 22496, 22497 Brickwood Close and 11649 &
11609 225 Street
1001.1 Maple Ridge Official Community Plan Amending Bylaw No. 7747-2021
To amend the Town Centre Area Plan Zoning Matrix Category Ground-Oriented
Multi-Family to permit the Single Detached Residential use under the RS-1 Zone
for the subject properties.
R/2022-CM-091
It was moved and seconded
That Maple Ridge Official Community Plan Amending Bylaw No. 7747-2021 be
given third reading and be adopted.
CARRIED
1001.2 Maple Ridge Zone Amending Bylaw No. 7740-2021
To rezone from LUC (Land Use Contract) to RS-1 (Single Detached Residential).
R/2022-CM-092
It was moved and seconded
That Maple Ridge Zone Amending Bylaw No. 7740-2021 given third reading and
be adopted.
CARRIED
1002 2021-532-RZ, 11581 256 Street
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 7748-2021
To amend the Official Community Plan Zoning Matrix, Category Institution to
permit the Single Detached Residential use under the RS-3 Zone for the subject
property.
R/2022-CM-093
It was moved and seconded
That Maple Ridge Official Community Plan Amending Bylaw No. 7748-2021 be
given third and final readings.
CARRIED
Council Meeting Minutes
March 29, 2022
Page 6 of 11
1002.2 Maple Ridge Zone Amending Bylaw No. 7710-2021
To rezone from LUC (Land Use Contract) to RS-3 (Single Detached Rural
Residential).
R/2022-CM-094
It was moved and seconded
That Maple Ridge Zone Amending Bylaw No. 7710-2021 given third and final
readings.
CARRIED
1003 2021-533-RZ, 11698 226 Street
Maple Ridge Zone Amending Bylaw No. 7807-2021
To create a new Comprehensive Development Zone, CD-4-21, for the use of
Assisted Living Residence for the subject property and to rezone from LUC (Land
Use Contract) to CD-4-21.
R/2022-CM-095
It was moved and seconded
That Maple Ridge Zone Amending Bylaw No. 7807-2021 given third reading
and be adopted.
CARRIED
1004 2021-534-RZ, 12309 240 Street
Maple Ridge Zone Amending Bylaw No. 7809-2021
To create a new Comprehensive Development Zone, CD-5-21, to provide for a
nine-hole golf course use for the subject property and to rezone from LUC (Land
Use Contract) to CD-5-21.
R/2022-CM-096
It was moved and seconded
That Maple Ridge Zone Amending Bylaw No. 7809-2021 given third reading
and be adopted.
CARRIED
Council Meeting Minutes
March 29, 2022
Page 7 of 11
Bylaws for Adoption
1005 2019-427-RZ, 20690 Lougheed Highway, Site-Specific Text Amendment
Staff report dated March 29, 2022, recommending that Zone Amending Bylaw
No. 7776-2021 be adopted to permit a site-specific text amendment to reduce
the separation distance for a Cannabis Retail use.
R/2022-CM-097
It was moved and seconded
That Zone Amending Bylaw No. 7776-2021 be adopted.
UNANIMOUSLY DEFEATED
1100 REPORTS AND RECOMMENDATIONS
Planning and Development Services
1101 2021-523-RZ, 22590 116 Avenue, RS-1 to RM-1
Staff report dated March 15, 2022, recommending that Zone Amending Bylaw
No. 7837-2022 to rezone from RS-1 (Single Detached Residential) to RM-1 (Low
Density Townhouse Residential), to permit approximately 10 townhouse units be
given first reading and that that applicant provide further information as
described in the report.
R/2022-CM-098
It was moved and seconded
That Zone Amending Bylaw No. 7837-2022 be given first reading;
That the applicant provide further information as described on Schedules A, C, D,
E and G of the Development Procedures Bylaw No. 5879-1999; and further
That the applicant provide further information of a preliminary agreement with
the owners of Strata MLS 180 for a new construction and permanent access
easement.
CARRIED
1102 2021-555-RZ, 12076 Glenhurst Street, RS-1 and RS-3 to RT-1
Staff report dated March 15, 2022, recommending that Zone Amending Bylaw
No. 7829-2022 to rezone from RS-1 (Single Detached Residential) and RS-3
(Single Detached Rural Residential) to RT-1 (Two-Unit Urban Residential) to
permit the future construction of a duplex, be given first reading and that the
applicant provide information as described in the staff report.
Council Meeting Minutes
March 29, 2022
Page 8 of 11
R/2022-CM-099
It was moved and seconded
That That Zone Amending Bylaw No. 7829-2022 be given first reading; and
further
That the applicant provide further information as described on Schedules B and
E of the Development Procedures Bylaw No. 5879-1999.
CARRIED
Councillor Robson - OPPOSED
1103 Council Procedure Bylaw No. 7799-2021
Staff report dated March 29, 2022, titled "Addendum to Council Procedure Bylaw
No. 7799-2021 Staff Report dated March 15, 2022."
Staff report dated March 15, 2022, titled ”Council Procedure Bylaw No. 7799-
2021” recommending new permanent options to hold Council meetings and
Public Hearings electronically and guidance on procedural matters dealing with
late attendance by Members.
R/2022-CM-100
It was moved and seconded
That staff be directed to provide notice in accordance with the Community
Charter.
That Maple Ridge Council Procedure Bylaw No. 7799-2021 be given first, second
and third readings.
CARRIED
Councillor Robson and Councillor Yousef – OPPOSED
1104 Freedom of Information and Protection of Privacy Amending Bylaw
Staff report dated March 15, 2022, titled “Freedom of Information and Protection
of Privacy Amending Bylaw” recommending a change to the Head function and
the implementation of a $10.00 application fee.
R/2022-CM-101
It was moved and seconded
Separation
That That Maple Ridge Freedom of Information and Protection Amending Bylaw
No. 7840-2022 be given first, second and third readings.
CARRIED
R/2022-CM-101
It was moved and seconded
That effective April 1, 2022, a $10.00 application fee be charged on all requests,
except for a request for the applicant’s own personal information.
UNANIMOUSLY OPPOSED
Council Meeting Minutes
March 29, 2022
Page 9 of 11
1105 Maple Ridge Drinking Water Conservation Plan Amending Bylaw No. 7831-2022
Staff report dated March 15, 2022, recommending that Maple Ridge Drinking
Water Conservation Plan Bylaw No. 7425-2018 be amended to reflect revisions
to the regional Drinking Water Conservation Plan.
R/2022-CM-102
It was moved and seconded
That Maple Ridge Drinking Water Conservation Plan Amending Bylaw No. 7831-
2022 be given first, second and third readings.
CARRIED
Engineering Services
1131 Latecomer Agreement LC 168/19
Staff report dated March 15, 2022 recommending that the Corporate Officer be
authorized to sign and seal Latecomer Agreement LC 168/19 for properties
located at 24005, 24009 and 24075 Fern Crescent.
R/2022-CM-103
It was moved and seconded
That the cost to provide the extended services at 24005, 24009 and 24075 Fern
Crescent are, in whole or in part, excessive to the City and that the cost to provide
these services shall be paid by the owners of the land being subdivided; and
That Latecomer Charges be imposed for such excess or extended services on the
parcels and in the amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement
LC 168/19 with the subdivider of the lands at 24005, 24009 and 24075 Fern
Crescent.
CARRIED
Note: The Mayor declared a conflict of interest for Item 1102 noting that he has a direct
interest in the property. The Acting Mayor assumed the chair at 8:51 p.m.
1132 Latecomer Agreement LC 175/20
Staff report dated March 15, 2022 recommending that the Corporate Officer be
authorized to sign and seal Latecomer Agreement LC 175/20 for property located
at 11420 River Wynd.
Council Meeting Minutes
March 29, 2022
Page 10 of 11
R/2022-CM-104
It was moved and seconded
That the cost to provide the excess or extended services at 11420 River Wynd is,
in whole or in part, excessive to the City and that the cost to provide these
services shall be paid by the owners of the land being developed; and
That Latecomer Charges be imposed for such excess or extended services on the
parcels and in the amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement
LC 175/20 with the developer of the lands at 11420 River Wynd.
CARRIED
Note: The reentered the meeting and resumed as Chair at 8:53 p.m.
1200 STAFF REPORTS – Nil
1300 OTHER MATTERS DEEMED EXPEDIENT – Nil
1400 PUBLIC QUESTION PERIOD
1500 MAYOR AND COUNCILLORS’ REPORTS
Council members provided their reports on activities participated in during the
past few weeks.
1600 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETINGS
Councillor Yousef submitted the following Notice of Motion in response to the
recent prohibition of single use plastics by a number of municipalities:
That staff prepare a single use and other items bylaw for council consideration.
Council Meeting Minutes
March 29, 2022
Page 11 of 11
1700 ADJOURNMENT – 9:02 p.m.
_______________________________
M. Morden, Mayor
Certified Correct
___________________________________
S. Nichols, Corporate Officer
700 ITEMS ON CONSENT
700
701 Minutes
701
701.1
April 6, 2022 Mayor's Office CIRCULATED TO: Michael Morden, Mayor Chair CITY OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE Scott Hartman, Chief Administrative Officer Member Patrick Hlavac-Winsor, Recording Secretary 1. 2020-403-RZ LEGAL: PID: LOCATION: OWNER: Lot 2 Section 21 Township 12 New Westminster District Plan 18013 Lot 3 Section 21 Township 12 New Westminster District Plan 18013 001-7 40-628 000-836-265 12077 240 Street 12079 240 Street Yun Qiao Shan REQUIRED AGREEMENT: Stormwater Management Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2020-403-RZ. CARRIED 2. 22-105009-BG LEGAL: PIO: LOCATION: OWNER: Lot A District Lot 396 Group 1 New Westminster Plan LMP39403 024-248-169 12385 Davison Street Aleera Homes Corp. REQUIRED AGREEMENT: Secondary Suite Discharge THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 22-105009-BG. CARRIED
City of Maple Ridge
Advisory Design Panel
MEETING MINUTES
February 16, 2022 Regular Meeting
The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel (ADP) held via Zoom
teleconference on Wednesday, February 16, 2022 at 4:00 pm.
PANEL MEMBERS PRESENT
Meredith Mitchell, Chair Landscape Architect BCSLA
Jaswinder Gabri Architect AIBC
Jose Gonzalez Landscape Architect BCSLA
Sang Kim Architect AIBC
Andrea Scott, Vice Chair Architect AIBC
STAFF MEMBERS PRESENT
Wendy Cooper Staff Liaison, Planner
Mike McLean Committee Clerk
PANEL MEMBERS ABSENT
1.CALL TO ORDER – 4:01 pm
2.APPROVAL OF AGENDA
R/2022-017
It was moved and seconded
That the agenda for the February 16, 2022 Advisory Design Panel Regular Meeting be approved as
circulated.
CARRIED UNANIMOUSLY
3.ADOPTION OF MINUTES
R/2022-018
It was moved and seconded
That the minutes for the January 19, 2022 Advisory Design Panel Regular Meeting be adopted.
CARRIED UNANIMOUSLY
4.QUESTION PERIOD – NIL
5.NEW AND UNFINISHED BUSINESS
5.1 Lougheed Transit Corridor Area Plan
The Staff Liaison spoke about the latest phase of the Lougheed Transit Corridor Study.
5.2 Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990
Recent amendments to the Off-Street Parking and Loading Bylaw were received for information.
701.2
Advisory Design Panel Minutes
February 16, 2022 Regular Meeting
Page 2 of 4
6. PROJECTS
Note: Andrea Scott recused herself from agenda item 6.1 as she is the applicant and the architect for the
project.
6.1 Development Permit No: 2021-341-RZ/DP/22108 – 22164 Lougheed Hwy
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a six storey wood frame apartment building with 1.5 levels
of underground parking. The project team presented the development plans and answered questions
from the Panel.
R/2021-019
It was moved and seconded
That the Advisory Design Panel has reviewed application 2021-341-RZ/DP and recommends that
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Architectural Comments:
• Consider exploring sectioning of continuous roofline;
• Consider incorporating rooftop amenity.
Landscape Comments:
• Consider softening the interface between the landscaping and the lane;
• Consider CPTED principles to improve security around the building;
• Consider the reconfiguration of the front lawns to maximize sun exposure on the north side;
• Review planting density around building entrance to improve visibility of entrance;
• Ensure adequate soil volumes for planting on top of slab;
• Consider adding vegetation to break up continuous patio space;
• Consider providing a separation between the loading area and the trellis amenity space.
CARRIED UNANIMOUSLY
ANDREA SCOTT DID NOT VOTE
6.2 Development Permit No: 2019-426-DP/24877 – 24989 112 Avenue
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a 165 townhouse unit submission. The project team
presented the development plans and answered questions from the Panel.
R/2021-020
It was moved and seconded
That the Advisory Design Panel has reviewed application 2019-426-DP and recommends that
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Advisory Design Panel Minutes
February 16, 2022 Regular Meeting
Page 3 of 4
Architectural Comments:
• Consider including amenity building in phase one;
• Consider equal colour distribution throughout the site;
• Consider increasing front yard setbacks;
• Consider opportunity for visible pedestrian access in southeast corner;
• Ensure architectural language is consistent on all four sides of elevations.
Landscape Comments:
• Increase 112 Avenue setback areas to improve usability of yard spaces;
• Consider additional stormwater management through green infrastructure on the site;
• Consider incorporating additional street trees on the internal road system;
• Consider providing additional landscaping to screen tandem parking;
• Consider the incorporation of childrens’ programming in the space next to the amenity
building as well as the distribution of childrens’ programming throughout the phasing of the
development.
CARRIED UNANIMOUSLY
Note: Jaswinder Gabri recused himself from agenda item 6.3 as he is the applicant and the architect for the
project and left the meeting at 7:26 pm.
6.3 Development Permit No: 2020-066-DP/18186, 18892 and 11902 – 232 Street
The Chair welcomed the project team to the meeting and introduced the members of the ADP. The
Staff Liaison provided a brief overview of a 47 unit townhouse development under the RM-1 zone
submission. The project team presented the development plans and answered questions from the
Panel.
R/2021-021
It was moved and seconded
That the Advisory Design Panel has reviewed application 2020-066-DP and recommends that
The following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information.
Architectural Comments:
• Consider providing for a greater articulation at roofline;
• Move front door further off road curb for safety;
• Consider following pattern to colour highlights on building façades;
• Suggest providing additional glazing on the side of the building;
• Consider stepping of buildings to provide break in linearity.
Landscape Comments:
• Consider relocating grass area to the north side to maximize sun exposure;
• Explore opportunities for stormwater management features and permeable paving;
• Consider incorporating internal road street trees;
• Consider replacement of stepping stones with concrete sidewalk;
• Consider incorporating circulation space into usable courtyard amenity;
• Consider pedestrian connection through adjacent to north and east parking stalls leading
into central courtyard to improve access for pedestrians;
Advisory Design Panel Minutes
February 16, 2022 Regular Meeting
Page 4 of 4
• Consider improving access to play areas under existing tree canopies;
• Consider improving accessibility of rubberized surface play area.
CARRIED UNANIMOUSLY
JASWINDER GABRI DID NOT VOTE
Note: M. Mitchell left the meeting at 6:58 pm.
Note: J. Gabri rejoined the meeting at 7:48 pm.
Note: A. Scott left the meeting at 7:48 pm.
7. CORRESPONDENCE - NIL
8. ADJOURNMENT – 8:06 pm
The next regular meeting of the Advisory Design Panel will be held on Wednesday, March 23, 2022.
Meredith Mitchell, Chair
/mm
Doc#3038482
City of Maple Ridge
Parks, Recreation and Culture Advisory Committee
MEETING MINUTES
January 5, 2022 Regular Meeting
The Minutes of the Regular Meeting of the Parks, Recreation and Culture Advisory Committee (PRCC)
held via Zoom teleconference on January 5, 2022 at 4:00 pm.
COMMITTEE MEMBERS PRESENT
Councillor Ryan Svendsen, Chair Council Liaison
Carolyn Gosling, Vice Chair Member at Large
Sasha Passaglia Member at Large
Karlo Tamondong Member at Large
Stephen Von Sychowski Member at Large
Mike Murray School District No. 42 Board Trustee
STAFF PRESENT
Danielle Pope Director of Recreation & Community Engagement/Staff Liaison
Valoree Richmond Director of Parks & Facilities/Staff Liaison
Russ Brummer Manager of Business Operations
Tony Cotroneo Manager of Community Engagement
Chad Neufeld Manager of Parks Planning & Development
Mike McLean Committee Clerk
COMMITTEE MEMBERS ABSENT
Cass MacLeod Member at Large
1. CALL TO ORDER – 4:00 p.m.
2. APPROVAL OF THE AGENDA
R/2022-001
It was moved and seconded
That the agenda for the January 5, 2022, Parks, Recreation and Culture Advisory Committee
Regular Meeting be approved as circulated.
CARRIED UNANIMOUSLY
3. ADOPTION OF THE MINUTES
R/2022-002
It was moved and seconded
That the minutes of the Maple Ridge Parks, Recreation and Culture Advisory Committee Regular
Meeting dated November 24, 2021, be adopted.
CARRIED UNANIMOUSLY
4. DELEGATIONS – NIL
5. NEW AND UNFINISHED BUSINESS
5.1 Welcome/Member Introductions
The Committee welcomed new and returning members.
Parks, Recreation and Culture Advisory Committee
January 5, 2022 Regular Meeting
Page 2 of 3
Doc#3038482
5.2 Committee Orientation
The Committee Clerk provided an overview of Committee proceedings.
Note: Karlo Tamondong joined the meeting at 4:16 p.m.
5.3 2022 Meeting Schedule
The Committee approved the 2022 meeting schedule.
R/2022-003
It was moved and seconded
That the Committee approve the 2022 Parks, Recreation and Culture Advisory Committee
schedule as circulated.
CARRIED UNANIMOUSLY
5.4 Chair and Vice Chair Selection
Councillor Ryan Svendsen was nominated and accepted as Chair, and Carolyn Gosling was nominated
and accepted as Vice Chair of the Parks, Recreation and Culture Advisory Committee for 2022.
R/2022-004
It was moved and seconded
That Councillor Ryan Svendsen be appointed as Chair of the Parks, Recreation and Culture
Advisory Committee for 2022.
CARRIED UNANIMOUSLY
R/2022-005
It was moved and seconded
That Carolyn Gosling be appointed as Vice Chair of the Parks, Recreation and Culture Advisory
Committee for 2022.
CARRIED UNANIMOUSLY
5.5 Park and Facility Allocation Policy
Russ Brummer, Manager of Business Operations, provided an overview of proposed changes to
the Park and Facility Allocation Policy.
R/2022-006
It was moved and seconded
That the Committee endorse the revised Park and Facility Allocation Policy as presented.
CARRIED UNANIMOUSLY
5.6 Albion Community Centre Update
Russ Brummer, Manager of Business Operations, provided an update on the Albion Community
Centre, including information on timelines, programming and layout.
Note: R. Brummer left the meeting at 5:08 p.m.
Parks, Recreation and Culture Advisory Committee
January 5, 2022 Regular Meeting
Page 3 of 3
Doc#3038482
5.7 Neighbourhood Development Framework Update
Tony Cotroneo, Manager of Community Engagement, provided an update on the Neighbourhood
Development Framework, including the development of a draft strategy and planning of
community engagement opportunities.
Note: T. Cotroneo left the meeting at 5:13 p.m.
5.8 Firefighters Park Skate Area Donation Update
Chad Neufeld, Manager of Parks Planning & Development, provided an update on the
Firefighters Park skateboard mini-ramp proposal and the results of the recent neighbourhood
engagement on this proposal.
Note: C. Neufeld left the meeting at 5:26 p.m.
6. LIAISON UPDATES
6.1 Staff Liaison
The Staff Liaisons provided an update on the following items:
• Silver Valley Gathering Place nearing end of construction
• Albion Community Centre nearing construction completion, currently commissioning and
being operationalized
• Public health measures at Fitness Centre
• Repairs and upgrades to the caboose at the Maple Ridge Museum site
• Parks, Recreation and Culture Master Plan request for proposal process
• Marking the contributions of outgoing Manager of Arts & Community Connections,
Yvonne Chui
6.2 Council Liaison
The Council Liaison provided an update on the following items:
• The Lougheed Transit Corridor Area Plan
• The installation of pedestrian traffic lights on 223rd Street
7. QUESTION PERIOD FROM THE PUBLIC
8. ROUNDTABLE
Committee members shared information on relevant events and activities.
9. ADJOURNMENT – 5:43 p.m.
The next regular meeting of the Parks, Recreation and Culture Advisory Committee will be held
on Wednesday, March 30, 2022, at 4:00 pm.
________________________
Councillor R. Svendsen, Chair
City of Maple Ridge
Transportation Advisory Committee
MEETING MINUTES
November 24, 2021 Regular Meeting
The Minutes of the Regular Meeting of the Transportation Advisory Committee (TAC),
held via Zoom teleconference on November 24, 2021 at 7:00 pm.
____________________________________________________________________________________
COMMITTEE MEMBERS PRESENT
Councillor Chelsa Meadus Council Liaison
Vijay Soparkar, Chair Member at Large
Eric Phillips, Vice Chair Member at Large
Jennifer Wright Member at Large
Korleen Carreras School District No. 42 Board Trustee
STAFF MEMBERS PRESENT
Mark Halpin Staff Liaison/Manager of Transportation
Rodney Stott Environmental Planner 2
Mike McLean Committee Clerk, Legal and Legislative Services
ABSENT
Ineke Boekhorst Member at Large
1. CALL TO ORDER – 7:01 pm
2. APPROVAL OF THE AGENDA
R/2021--023
It was moved and seconded
That the agenda for the Transportation Advisory Committee Regular Meeting dated November
24, 2021 be approved as circulated.
CARRIED
3. ADOPTION OF MINUTES
R/2021--024
It was moved and seconded
That the minutes of the Maple Ridge Transportation Advisory Committee meeting dated
September 22, 2021 be adopted.
CARRIED
Note: Kate Woochuk joined the meeting at 7:05 pm.
4. DELEGATIONS – NIL
4.1. Green Infrastructure Subcommittee
Rod Stott, Environmental Advisory Committee Staff Liaison and Environmental Planner 2
provided an update on the Green Infrastructure Subcommittee.
Note: Allison Clavelle joined the meeting at 7:30 pm.
Transportation Advisory Committee Minutes
November 24, 2021 Regular Meeting
Page 2 of 2
Note: R. Stott left the meeting at 7:32 pm.
4.2. ICBC Road Safety Campaigns
K. Woochuk, ICBC Road Safety & Community Coordinator provided an overview of ICBC’s
road safety campaigns, including pedestrian safety and the identification of various risk
factors.
Note: K. Woochuk left the meeting at 7:36 pm.
5. NEW AND UNFINISHED BUSINESS
5.1 Strategic Transportation Plan Phase 3 – Urban Systems
A. Clavelle of Urban Systems provided an overview of the Strategic Transportation Plan,
including proposed pedestrian, cycling, transit and road networks and Phase 3 public
engagement.
6. LIAISON UPDATES
6.1 Staff Liaison
The Staff Liaison provided an update on the following:
• The challenges of service delivery currently faced by the Engineering Department
• The impacts of recent flooding on transportation
• Engagement efforts for the Strategic Transportation Plan (STP)
6.2 Council Liaison
Councillor Chelsa Meadus provided an update on the following:
• Building Permit Function Review
• Economic Development Strategic Plan
• Parks, Recreation and Culture Master Plan
• Glow Maple Ridge currently underway
• Appreciation for current and outgoing Committee members, including Pascale Shaw,
Korleen Carreras, Eric Phillips, Gary, Ineke, Jennifer Wright and Vijay Soparkar.
7. QUESTION PERIOD FOR THE PUBLIC – NIL
8. ROUNDTABLE
Committee members shared information on relevant events and activities.
9. ADJOURNMENT – 8:56 pm
The next regular meeting of the Transportation Advisory Committee will be held on
Wednesday, February 23, 2022 at 7:00 pm via Zoom.
Vijay Soparkar, Chair
/mm
703 Correspondence
703
703.1From: Jenny Sent: March 26, 2022 5:26 PM To: Mayor Council and CAO Distribution List <MayorCouncilAndCaoDL@mapleridge.ca> Subject: south coast mass forestry herbicide spraying against native plant species I EXTERNAL EMAIL: Don't click on links or open attachments you don't trust. ICOURRIEL EXTERNE: Ne cliquez pas sur les liens et n' ouvrez pas les pieces jointes suspects. To our Maple Ridge leaders We find it unbelievable in this day & age of carbon credits, environmental toxin awareness, greenhouse emissions, etc and realizing the historical effects of herbicide spraying both to the ecosystem and humans, that a government is trying to pass this mass forestry herbicide spraying against native plants under the radar without proper consultation and notification of the residents in the South Coast. Having said that we hope some, or all of you, will take issue with this and help protect our ecological community. We apologize for the short notice of the Governments own feedback deadline of March 27, 2022; but as you can read in the article, the ad for the spraying was only discovered a couple days ago. https://www.nsnews.com/local-news/outcry-grows-as-bc-government-agency-plans-widespread-south-coast-herbicide-spray-5196024 ?utm source=newsshowcase&utm medium=gnews&utm campaign=CDAQ5Ymlx5SajbFMGLP m9N c39j3kgEqKggAlhAiFcBWv51XRuf MNpELEnPKhQICilQlhXAVr-SFObn zDaRCxJzw&utm content=rundown Thank you Colleen & Roy Anspach llliliilii
1000 BYLAWS
1000
1001f40 s: = ~1%~ ""#~AS0/'P+: ~ ~~BIE!E RilEJII:! City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer Final Reading Zone Amending Bylaw No." 7 495-2018 12581243 Street EXECUTIVE SUM MARY: MEETING DATE: FILE NO: MEETING: April 12, 2022 2018-325-RZ COUNCIL As this rezoning application received third reading before the adoption of the current Zoning Bylaw 7600-2019, Zone Amending Bylaw No. 7 495-2018, for the subject property located at 12581 243 Street (Appendix A) is amending the earlier Zoning Bylaw 3510-1985. The bylaw. will rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential-) to permit the subdivision into two lots. The application has been considered by Council and at Public Hearing and subsequently was granted third reading. The applicant has requested that final reading be granted.· Council granted first reading for Zone Amending Bylaw No 7 495-2018 on February 12, 2019 and second reading on November 10, 2020 (see Appendices B and C). This application was presented at Public Hearing in December 1, 2020, and Council granted third reading on December 8, 2020. RECOMMENDATION: That Zone Amending Bylaw No. 7 495-2018 be adopted. DISCUSSION: a) Background Context: Council considered this rezoning application at a Public Hearing held on December 1, 2020. On December 8, 2020 Council granted third reading to Zone Amending Bylaw No. 7 495-2018 with the stipulation that the following conditions be addressed: i) Road dedication on 243 Street as required; Staff comment: A Letter of Undertaking together with a plan to deposit was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; Staff comment: A Letter of Undertaking together with signed documents including attachments was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. 2018-325-RZ Page 1 of 3
iii) Registration of a Restrictive Covenant for No Build/No Disturb for the protection of the Geotechnical Sensitive areas on the subject property; Staff comment: A Letter of Undertaking together with signed documents including attachments was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. iv) Registration of a Restrictive Covenant for the sanitary pump in the basement; Staff comment: The sanitary pump is to provide for the whole house, therefore the template provided reflects that detail. A Letter of Undertaking together with signed documents including attachments was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. v) Registration of a Restrictive Covenant for Stormwater Management; Staff comment: A Letter of Undertaking together with signed documents including attachments was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. vi) Registration of a Restrictive Covenant detailing building design and landscaping requirement ensuring Wildfire protection of life and property within the Wildfire Development Permit Area; Staff comment: A Letter of Undertaking together with signed documents including attachments was provided from Richards Buell Sutton LLP, to ensure registration at Land Title Office. vii) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Profile, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; Staff comment: The profile does not indicate such is necessary. viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and Staff comment: A statement has been provided by D. Palombi of D.K. Bowins & Associates Inc. ix) That a voluntary contdbution, in the amount of $5,100.00 be provided in keeping with the Council Policy with regard to Community Amenity Contributions. Staff comment: The financial contribution has been provided. 2018-325-RZ Page 2 of 3
Based on the Letter of Undertaking from legal counsel to the current owner, legal registrations will be deposited at the Land Title Office between the time or writing this report and your meeting, therefore fulfilling all requirements before final reading. CONCLUSION: As the applicant has met Council's conditions, it is recommended that final reading be given to Zone Amending Bylaw No. 7 495-2018. "Original signed by Mark McMullen" for Prepared by: Therese Melser Planning Technician "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Bylaw No. 7 495-2018 Appendix C -Subdivision Plan 2018-325-RZ Page 3 of 3
CITY OF MAPLE RIDGE BYLAW NO. 7 495-2018 APPENDIX B A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7 495-2018." 2. That parcel or tract of land and premises known and described as: Lot 66 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1773 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of February, 2019. READ a second time the 10th day of November, 2020. PUBLIC HEARING held the 1st day of December, 2020. READ a third time the 8th day of December, 2020. ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER
DRAFT PLAN OF PROPOSED SUBDIVISION OF
LOT 66 SEC.22 TP. 12 N. W.D. PLAN 43885
CITY OF MAPLE RIDGE FILE:
8.C.G.S. 92G.028
This plan lies within the
Metro Vancouver Regional District
City of Maple Ridge
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Scale 1:750
All distances are in metres except where otherwise noted
10 5 0 10.0 25.0
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Applicant: Hugh Burke
JULY 31,2018
Wade & Associates Land Surveying Ltd.
B.C. Land Surveyors
Maple Ridge and Mission
File: H3030-02R1 Phone 604-463-4753
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Plan
Parcel Identifier
007-151-641
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Civic Address Area
12581 243 Street 0.82 ha
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1002CITY OF MAPLE RIDGE BYLAW NO. 7840-2022 A Bylaw to amend Maple Ridge Freedom of Information and Protection of Privacy Bylaw No. 7 415-2017 WHEREAS the Council of the City of Maple Ridge deems it expedient to amend Maple Ridge Freedom of Information and Protection of Privacy Bylaw No. 7 415-2017; NOW THEREFORE the Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Freedom of Information and Protection of Privacy Amending Bylaw No. 7840-2022" 2. Maple Ridge Freedom of Information and Protection of Privacy Bylaw No. 7 415-2017 be amended as follows: (a) That Section 3 "Designated Head and Duty Authorization" be replaced in its entirety with the following: 3.1 The General Counsel/Executive Director of Legal and Legislative Services is designated as the Head for the purposes of Act and is bound to uphold the spirit and intent of the Act. 3.2 In the absence of the General Counsel/Executive Director of Legal and Legislative Services, the Corporate Officer shall act as the Head. 3.3 The Records Management Coordinator is designated as the FOi Coordinator. 3.4 For the purposes of the Act, the Head and the FOi Coordinator shall act in their respective capacities for all Boards, Commissions and Committees of the City. READ a first time the 29th day of March , 2022. READ a second time the 29th day of March , 2022. READ a third time the 29th day of March , 2022. ADOPTED, the __ day of ___ , 2022. PRESIDING MEMBER CORPORATE OFFICER
CITY OF MAPLE RIDGE
BYLAW NO. 7831-2022
A Bylaw to amend Maple Ridge Drinking Water Conservation Plan Bylaw No. 7425-2018
WHEREAS it is deemed expedient to amend Maple Ridge Drinking Water Conservation Plan Bylaw No.
7425-2018;
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 Drinking Water Conservation Plan
Amending Bylaw No. 7831-2022”.
2.Maple Ridge Drinking Water Conservation Plan Bylaw No. 7425-2018 be amended as follows:
(a)By adding the following definitions to Section 2.1
“Automatic watering” – means applying water using an automated water delivery
system that requires only minimal human intervention or supervision and typically
employs mechanical, electronic, or other components and devices, including but not
limited to timers, sensors, computers, or mechanical appliances.
”Manual watering” – means applying water using a device or tool that is manually held
or operated by a human being, without automatic watering.
(b)By deleting the Definition “Local Government” in Section 2.1.
(c)By replacing the term Local Government with City.
(d)By deleting Schedules 1 to 4 in their entirety and replacing with new Schedules 1 to 4,
to be effective May 1, 2022, as attached hereto and forming part of this bylaw.
3.Maple Ridge Drinking Water Conservation Plan Bylaw No. 7425-2018 as amended, be
amended accordingly.
READ a first time the 29th day of March, 2022.
READ a second time the 29th day of March, 2022.
READ a third time the 29th day of March, 2022.
ADOPTED the day of , 2022
PRESIDING MEMBER CORPORATE OFFICER
1003
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 1 RESTRICTIONS
User Water Use Restriction RESIDENTIAL Watering lawns Even-numbered civic addresses on Saturdays:
•Automatic watering from 5 am to 7 am
•Manual watering from 6 am to 9 am
Odd-numbered civic addresses on Sundays:
•Automatic watering from 5 am to 7 am
•Manual watering from 6 am to 9 am
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Outside restricted lawn watering times if in compliance
with a permit
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 5 am to 9 am if using a sprinkler
On any day at any time if using a handheld hose,
soaker hose, water container, or drip irrigation NON-RESIDENTIAL Watering lawns
(mixed-use buildings e.g.
residential and commercial
should follow Non-residential
watering times)
Even-numbered civic addresses on Mondays:
•Automatic watering from 4 am to 6 am
•Manual watering from 6 am to 9 am
Odd-numbered civic addresses on Tuesdays:
•Automatic watering from 4 am to 6 am
•Manual watering from 6 am to 9 am
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Outside restricted lawn watering times if in compliance
with a permit
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 4 am to 9 am if using a sprinkler
On any day at any time if using a handheld hose,
soaker hose, water container, or drip irrigation GOVERNMENT/SCHOOL/PARK Watering lawns and grass
boulevards
Even-numbered civic addresses on Mondays:
•Automatic watering from 4 am to 6 am
•Manual watering from 6 am to 9 am
Odd-numbered civic addresses on Tuesdays:
•Automatic watering from 4 am to 6 am
•Manual watering from 6 am to 9 am
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Outside restricted lawn watering times if in compliance
with a permit
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 1 RESTRICTIONS
User Water Use Restriction
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 4 am to 9 am if using a sprinkler
On any day at any time if using a handheld hose,
soaker hose, water container, or drip irrigation GOVERNMENT/SCHOOL/PARK Watering soil-based playing fields On any day from 7 pm to 9 am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
Watering sand-based playing
fields
On any day from 7 pm to 9 am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
Flushing water mains Prohibited
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 2 RESTRICTIONS
User Water Use Restriction RESIDENTIAL Watering lawns Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Permit issued in Stage 1 remains in effect until permit
expires
No new permits issued or renewed
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 5 am to 9 am if using a sprinkler
On any day at any time if using handheld hose, soaker
hose, water container, or drip irrigation
Washing impermeable surfaces Prohibited except it:
• For a health or safety reason
• Preparing a surface for painting or similar
treatment
• Aesthetic cleaning by a commercial cleaning
operation
Topping up or filling aesthetic
water features
Prohibited NON-RESIDENTIAL Watering lawns
(mixed-use buildings e.g.
residential and commercial
should follow Non-residential
watering times)
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Permit issued in Stage 1 remains in effect until permit
expires
No new permits issued or renewed
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 4 am to 9 am if using a sprinkler
On any day at any time if using a handheld hose,
soaker hose, water container, or drip irrigation
Watering golf courses Fairways watering anytime on any one day in a 7-day
period, except if operating under an approved water
management plan
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 2 RESTRICTIONS
User Water Use Restriction NON-RESIDENTIAL Washing impermeable surfaces Prohibited except if:
• For a health or safety reason
• Preparing a surface for painting or similar
treatment
• Aesthetic cleaning by a commercial cleaning
operation
Topping up or filling aesthetic
water features
Prohibited GOVERNMENT/SCHOOL/PARK Watering lawns and grass
boulevards
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
Permit issued in Stage 1 remains in effect until permit
expires
No new permits issued or renewed
Watering trees, shrubs, and
flowers excluding edible plants
On any day from 4 am to 9 am if using a sprinkler
On any day at any time if using a handheld hose,
soaker hose, water container, or drip irrigation
Watering soil-based playing fields No more than 4 days in a 7-day period from 7 pm to 9
am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
Watering sand-based playing
fields
On any day from 7 pm to 9 am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
Flushing water mains Prohibited
Operating water play parks and
pools
Prohibited except water play parks with user-activated
switches
Topping up or filing aesthetic
water features
Prohibited
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 3 RESTRICTIONS
User Water Use Restriction RESIDENTIAL Watering lawns Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, and
flowers excluding edible plants
Prohibited if using a sprinkler or soaker hose
On any day at any time if using a handheld hose, water
container, or drip irrigation
Washing impermeable surfaces Prohibited except it:
• For a health or safety reason
• Preparing a surface for painting or similar
treatment by a commercial cleaning operation
Topping up or filling aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety NON-RESIDENTIAL Watering lawns
(mixed-use buildings e.g.
residential and commercial
should follow Non-residential
watering times)
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, and
flowers excluding edible plants
Prohibited if using a sprinkler or soaker hose
On any day at any time if using a handheld hose, water
container, or drip irrigation
Watering golf courses Fairways watering prohibited except if operating under
an approved water management plan
Washing impermeable surfaces Prohibited except if:
• For a health or safety reason
• Preparing a surface for painting or similar
treatment by a commercial cleaning operation
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 3 RESTRICTIONS
User Water Use Restriction NON-RESIDENTIAL Topping up or filling aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited except for pools and hot tubs with a permit
to operate in accordance with health authorities
having jurisdiction over pool and hot tub regulation
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety
Commercial vehicle washing Prohibited except if:
• A facility that installed an automatic vehicle
wash system before November 1, 2017, is
operating on a basic wash and rinse cycle only
• A facility that installed an automatic vehicle
wash system after November 1, 2017, is
operating using a water recycling system that
achieves a minimum 60% water recovery rate
over the full wash cycle
• A hand wash and self-service facility, is
operating using high-pressure wands or
brushes that achieve a maximum flow rate of
11.4 litres per minute GOVERNMENT/SCHOOL/PARK Watering lawns and grass
boulevards
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, and
flowers
Prohibited if using a sprinkler or soaker hose
On any day at any time if using a handheld hose, water
container, or drip irrigation
Watering soil-based playing fields No more than 3 days in a 7-day period from 7 pm to 9
am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
STAGE 3 RESTRICTIONS
User User User GOVERNMENT/SCHOOL/PARK Watering sand-based playing
fields
No more than 5 days in a 7-day period from 7 pm to 9
am, except if:
• Watering newly over-seeded fields if in
compliance with a permit
• Operating under an approved water
management plan
Flushing water mains Prohibited
Operating water play parks Prohibited except water play parks with user-activated
switches
Topping up or filing aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited except for pools and hot tubs with a permit
to operate in accordance with health authorities
having jurisdiction over pool and hot tub regulation
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
PART 4: STAGE 4 RESTRICTIONS
User Water Use Restriction RESIDENTIAL Watering lawns Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, flowers
and edible plants
Prohibited
Washing impermeable surfaces Prohibited except if ordered by a regulatory authority
having jurisdiction for a health or safety reason
Topping up or filling aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety NON-RESIDENTIAL Watering lawns
(mixed-use buildings e.g.
residential and commercial
should follow Non-residential
watering times)
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, flowers
and edible plants
Prohibited
Watering golf courses Prohibited
Washing impermeable surfaces Prohibited except if ordered by a regulatory authority
having jurisdiction for health or safety reason
Topping up or filling aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited
SCHEDULE 1—STAGE RESTRICTIONS
Effective May 1, 2022
PART 4: STAGE 4 RESTRICTIONS
User Water Use Restriction
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety
Commercial vehicle washing Prohibited GOVERNMENT/SCHOOL/PARK Watering lawns and grass
boulevards
Prohibited
Watering new lawns or lawns
being treated for the European
Chafer Beetle
All permits issued for lawn watering are invalidated
Watering trees, shrubs, flowers
and edible plants
Prohibited
Watering soil-based playing fields Prohibited
Watering sand-based playing
fields
Prohibited
Flushing water mains Prohibited
Operating water play parks Prohibited
Topping up or filing aesthetic
water features
Prohibited
Topping up or filling pools and hot
tubs
Prohibited
Washing vehicles and boats Prohibited except to clean windows, lights, mirrors,
license plates, and boat engines for safety
CITY OF MAPLE RIDGE
BYLAW NO. 7831-2022
SCHEDULE 2 – RESIDENTIAL LAWN WATERING PERMIT
LAWN WATERING PERMIT
AUTOMATIC WATERING FROM 5:00 AM TO 7:00 AM DAILY
MANUAL WATERING FROM 6:00 AM TO 9:00 AM DAILY
THIS RESIDENTIAL PROPERTY
IS TEMPORARILY EXEMPT FROM CURRENT WATER RESTRICTIONS
UNDER BYLAW NO. 7831-2022
PERMIT PROPERTY ADDRESS
PERMIT EXPIRY DATE
This Permit MUST BE VISIBLY DISPLAYED on the residence during its term.
RECEIPT NUMBER:
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-467-7339 Fax: 604-467-7461
engineering@mapleridge.ca
CITY OF MAPLE RIDGE
BYLAW NO. 7831-2022
SCHEDULE 3 – NON-RESIDENTIAL LAWN WATERING PERMIT
LAWN WATERING PERMIT
AUTOMATIC WATERING FROM 4:00 AM TO 6:00 AM DAILY
MANUAL WATERING FROM 6:00 AM TO 9:00 AM DAILY
THIS NON-RESIDENTIAL PROPERTY
IS TEMPORARILY EXEMPT FROM CURRENT WATER RESTRICTIONS
UNDER BYLAW NO. 7831-2022
PERMIT PROPERTY ADDRESS
PERMIT EXPIRY DATE
This Permit MUST BE VISIBLY DISPLAYED on the residence during its term.
RECEIPT NUMBER:
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-467-7339 Fax: 604-467-7461
engineering@mapleridge.ca
CITY OF MAPLE RIDGE
BYLAW NO. 7831-2022
SCHEDULE 4 – GOVERNMENT, SCHOOL OR PARK LAWN OR PLAYING FIELD WATERING PERMIT
☐ LAWN WATERING PERMIT
AUTOMATIC WATERING FROM 4:00 AM TO 6:00 AM DAILY
MANUAL WATERING FROM 6:00 AM TO 9:00 AM DAILY
☐ PLAYING FIELD WATERING PERMIT
DAILY
THIS GOVERNMENT, SCHOOL OR PARK PROPERTY
IS TEMPORARILY EXEMPT FROM CURRENT WATER RESTRICTIONS
UNDER BYLAW NO. 7831-2022
PERMIT PROPERTY ADDRESS
PERMIT EXPIRY DATE
This Permit MUST BE VISIBLY DISPLAYED on the residence during its term.
RECEIPT NUMBER:
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-467-7339 Fax: 604-467-7461
engineering@mapleridge.ca
1100 COMMITTEE REPORTS AND RECOMMENDATIONS
1101' ' MAPLE RIDGE British Columbia mapleridge .. ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: April 5, 2022 FILE NO: 2021-008-RZ FROM: SUBJECT: Chief Administrative Officer First Reading Zone Amending Bylaw No. 7815-2021 12387 203 Street EXECUTIVE SUMMARY: MEETING: C o W An application has been received to rezone the subject property, located at 12387 203 Street, from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill), to permit a future construction of a triplex building. To proceed further .with this application additional information is required as outlined below. As per Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) program. The CAC rates in Policy 6.31 are currently under review, and if approved at an upcoming Council meeting it is anticipated that this application will be subject to new rates. The expected CAC contribution rate for this rezoning application will be confirmed in the second reading report. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7815-2021 be given first reading; and further 2. That the applicant provide further information as described on Schedules C and D of the Development Procedures Bylaw No. 5879-1999. DISCUSSION: a) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: 2021-008-RZ Rajinder Chhina Lot 46 District Lot 263 New Westminster District Plan 21555 Urban Residential Urban Residential Yes Not Applicable Yes, with bike route RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) Page 1 of 4
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) Site Characteristics: Single-Family Residential RS-1b (Single Detached (Medium Density) Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential Ground Oriented Multi-Family 0.111 ha (0.25 acres) 103 Street Urban Standard The subject property, located at 12387 203 Street is approximately 1,110m2 (0.25 acres) in area, and is fairly flat with an existing rancher style dwelling. The subject property is landscaped with shrubs and to the rear there is a significant tree. The neighbourhood consists of single-family residences in all directions. c) Project Description: The applicant proposes to rezone the subject property to RT-2, to allow for a future construction of a triplex housing form, designed in conformance to the Ground Oriented Residential Infill Guidelines (see Appendices A and B). At this time the current application has been assessed to determine its compliance to with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and further reports will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and bylaw particulars, and may require application for further development permits. A project layout has been provided but it is strictly preliminary and could change after access and servicing details are analyzed by staff. As this report is simply detailing the land use proposed, it was determined its better to not proceed with the preliminary design scheme at this time. The project design will be determined at second reading, should the proposal proceed. 2021-008-RZ Page 2 of 4
d) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential, and is located along a Major Corridor with bike route. The Official Community Plan (OCP) describes the general characteristics for Major Corridor Infill potential to include ground-oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, courtyard residential developments, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. The proposed is the first development to densify in this neighbourhood, but meets the intent of the policies. An OCP amendment is not required to allow the proposed zoning. Zoning Bylaw: The current application proposes to rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) (see Appendix C) to permit future construction of a triplex residential building (see Appendix D). The minimum lot size for the proposed zone is 800 m2 for a triplex, and the subject property is 1,11om2 in area. The preliminary proposal shows one garage and six open-air parking stalls to the rear, providing ample parking for the residential use and one visitor stall. The preliminary plans also indicate a two storey building form with partial in-ground basement below and sloped roof (Appendix D). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8. 7 of the OCP, a Multi-Family Development Permit application in compliance to the Ground Oriented Residential Infill Guidelines is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Development Information Meeting: As fewer than five residential units are proposed, a Development Information Meeting is not required for this application. · e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) Parks, Recreation and Culture Department; f) School District; g) Utility companies; and h) Canada Post. 2021-008-RZ Page 3 of 4
The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing and site access requirements have not been undertaken. Staff anticipate that this evaluation will take place between first and second reading. f) 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. A complete Rezoning Application (Schedule C); 2. A Multi-Family Residential Development Permit Application (Schedule D); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The residential use of the subject development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. "Original signed by Therese Melser" Prepared by: Therese Melser Planning Technician "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7815-2021 Appendix D -Preliminary Site Plan 2021-008-RZ Page 4 of 4
CITY OF MAPLE RIDGE BYLAW NO. 7815-2021 A Bylaw Jo 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. 7815-2021.11 2. That parcel of land and premises known and described as: Lot 46 District Lot 263 New Westminster District Plan 21555 and outlined in heavy black line on Map No. 1939 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 'W attached thereto are 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
6' PROPOSED NEW R0-4D TO P,4RKING ,'} z v 62 <( ~ Q_ C) Cl Cl._ -,, f--'1' ::i Q ') <( 'l) Cl ~ _..-> ~ w 'c97 z 0 w \J) Cl Q_ Cl ~ Q_ SCALE, 1/B", l'-O" LEG,-il ...lDDPESS Sl1E AREA LOT LOT ALLO.lJED APPENDIX D 1115 SQ M. 02002.Gl SQ. FT.) 501.18 sa.n (S-lOl.2 SQ. (45%) 190 6 S,_7/.H f2052 FT. (11.1%) 31.16 50.M. (-100 FT (3.3%} 221 16 =OH (2..1='1 S SQ. FT. (20 ..1%) BLSEHaJT FLOCP ..I.REA (U lfil I) i~IT I L 2 6'36 i=T UNIT .3 bl-!. FT HA!N. FLCCR ...l.RE.4 U"JIT I ~ 2 b':lf:. FT. L.'\J1T 2 Gl-4 FT UFP!::P Fit I FLO:JP .cl.PEA iJ 11T I, :' ! 3 bl3 -:;a Fi TOT AL F!Nl51-1ED FLOC-R ARE..A U.\J1T i i. 2 I.NIT 3 TOT AL F~~ELE ;lREA 1319 .SQ. FT 12B"l :SQ. FT c9 ', 0
1102~••• TO: FROM: SUBJECT: mapleridge.ca City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First and Second Reading Zone Amending Bylaw No. 7833-2022 9450 287 Street EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: April 5, 2022 2019-402-RZ cow In May 2014, the Province made changes to the Local Government Act to stipulate that all Land Use Contracts in British Columbia will be automatically terminated on June 30, 2024. Municipalities are required to enact zoning regulations for all properties affected by Land Use Contracts prior to June 30, 2022. The Local Government Act also allows municipalities to discharge contracts prior to June 30, 2024 provided zoning is enacted for the affected lands. The purpose of Zone Amending Bylaw No. 7833-2022 is to discharge the Land Use Contract from the subject property, as the Land Use Contract was previously replaced by Zone Amending Bylaw No. 3373-1984 on June 25, 1984, but was not removed from Title at the Land Titles Office. The property is currently designated Commercial and Industrial in the Official Community Plan, and is split-zoned CS-2 (Service Station Commercial) and M-2 (General Industrial); however, the Land Use Contract still remains on Title. Therefore, Zone Amending Bylaw No. 7833-2022 is proposed to allow the discharge of the Land Use Contract from Title. A Commercial Development Permit (2019-402-DP) has been applied for, therefore the discharge of the Land Use Contract from the Title is required as part of the Development Permit process. 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 stating the purpose of the Zoning Bylaw, the lands that are subject of the Bylaw, and the place, times and dates where the Bylaw may be inspected. The notice is published in the newspaper the same as for a Public Hearing. RECOMMENDATION: That Zone Amending Bylaw No. 7833-2022 be given first and second reading and forwarded to Public Hearing. Alternate Recommendation: 1. That Zone Amending Bylaw No. 7833-2022 be given first and second reading; and further 2. That a Public Hearing be waived in accordance with the Local Government Act Section 464(2). 2019-402-RZ Page 1 of 4
DISCUSSION: a) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: OCP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: J. lliscupidez Lot 29 Except: Part on Statutory Right of Way Plan LMP3310, District Lot 438, Group 1, New Westminster District Plan 47148 Commercial and Industrial Commercial and Industrial No Yes CS-2 (Service Station Commercial) and M-2 (General Industrial) CS-2 (Service Station Commercial) and M-2 (General Industrial) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Industrial M-2 (General Industrial) Industrial Industrial RS-3 (Single Detached Rural Residential) and M-2 (General Industrial) Industrial and Rural Residential Industrial M-2 (General Industrial) Industrial Single-Family Residential and Vacant RS-3 (Single Detached Rural Residential) and CS-3 (Recreation Commercial) Rural Residential and Commercial Industrial and Decommissioned Service Station Industrial and Service Station, Restaurant and Convenience Store 1.32 ha. (3.3 acres) 287 Street Rural Standard Between 1971 and 1978, the Municipal Act (now called the Local Government Act) allowed local governments to enter into Land Use Contracts with property owners. In May 2014, the Province made changes to the Local Government Act requiring municipalities to enact zoning regulations for all properties affected by Land Use Contracts prior to June 30, 2022 and that all Land Use Contracts will automatically be terminated after June 30, 2024. 2019-402-RZ Page 2 of 4
The subject property, located at 9450 287 Street, is located at the north-east corner of the intersection of 287 Street and Lougheed Highway (see Appendices A and 8). The subject property is currently split-zoned and consists of a decommissioned service station on the western half of the property that is zoned CS-2 (Service Station Commercial), and an industrial warehouse being used for shake and shingle storage on the M-2 (General Industrial) zoned eastern half of the property. A Commercial Development Permit (2019-402-DP) has been applied for, therefore the discharge of the Land Use Contract from the Title is required as part of the Development Permit process. Land Use Contract No. 2336-1976 (see Appendix C) permitted a retail garden supply use, service station use, retail tire shop use, and retail general hardware use on the CS-2 (Service Station Commercial) zoned portion of the property. The Land Use Contract was replaced with Zone Amending Bylaw No. 3373-1984 (see Appendix D) on June 25, 1984. Zone Amending Bylaw No. 3373-1984 rezoned the area previously under the Land Use Contract to the CS-2a (Community Service Station) zone. The CS-2a (Community Service Station) zone is a historic zone that no longer exists and was replaced with the CS-2 (Service Station Commercial) zone in the update of the City-wide Zoning Bylaw. At the time of the rezoning, however, the Land Use Contract was not discharged from the Title at the Land Titles Office. The property owner wants to voluntarily discharge the Land Use Contract prior to the Provincial June 30, 2024 deadline, and has therefore signed a Land Use Discharge Agreement with the City. c) Planning Analysis: Official Community Plan: The subject property is designated Commercial and Industrial in the Official Community Plan (OCP) and this designation is not proposed to change with the discharge of this Land Use Contract. Zoning Bylaw: The current application proposes to discharge the Land Use Contract from Title and retain the existing CS-2 (Service Station Commercial) and M-2 (General Industrial) zoning on the property (see Appendix E). Zone Amending Bylaw No. 3373-1984 rezoned the area previously under the Land Use Contract to the CS-2a (Community Service Station) zone. The CS-2a (Community Service Station) zone is a historic zone that no longer exists and was replaced with the CS-2 (Service Station Commercial) zone. The CS-2 (Service Station Commercial) zone allows: • Principal Uses: a car wash and service station; and • Accessory Uses: a convenience store, drive-through, outdoor display or sales area, rental of vehicles, trailer or equipment, restaurant, retail sale of automotive accessories, and vehicle and equipment repair services as accessory uses. The proposed development, which will be the subject of a future report to Council, consists of a service station, convenience store and restaurant, which are permitted uses within the CS-2 (Service Station Commercial) zone. The eastern M-2 (General Industrial) zoned half of the property is under a separate lease and is not proposed to change with the new development. 2019-402-RZ Page 3 of 4
Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the proposal's compatibility with adjacent development, and to enhance the unique character of the community. This Commercial Development Permit will be the subject of a future report to Council. A Development Information Meeting will be required as part of the Development Permit process, as well as review by the Advisory Design Panel. CONCLUSION: In May 2014, the Province made changes to the Local Government Act that requires municipalities to enact zoning regulations, prior to June 30, 2022, for all properties affected by Land Use Contracts and discharge the Land Use Contracts by June 30, 2024. Zone Amending Bylaw No. 7833-2022 is required in order to discharge the Land Use Contract on Title. The development proposal, which will be the subject of a future report to Council, is in compliance with the OCP and underlying CS-2 (Service Station Commercial) and M-2 (General Industrial) zoning, therefore, it is recommended that Council grant first and second reading and forward the application to the next available Public Hearing to discharge the existing Land Use Contract from Title. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT, MA 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 -Ortho Map Appendix C -Land Use Contract No. 2336-1976 Appendix D -Zone Amending Bylaw No. 3373-1984 Appendix E -Zone Amending Bylaw No. 7833-2022 2019-402-RZ Page 4 of 4
PROVINCE OF BRITISH COLUMBIA THE CORPORATION op· THE DISTRICT OF .M}1PLE RIDGE BY-LAW NO.· 2336 -1976 A By-law.=to authorize the Council to enter into a Land Use Contract with Camgee Holdings Limited 1,·;}-iSRE,'Zl,.S, under _the provi .sions of Section 702 A ( 2) of the "lvh.rni c .i pal Act", the Council, may by by-1 aw, amend tbe Zoning By-1 aw .t; designate aieas of land ~ithin the Municipality as Development Areas; AND 1'n-fERE.2;S, trie Council has, by "Development Area By-la\\1 · No. 2330 -1975" declare·d the following described land to be a .DeveJopment Area: Lot 29 of District Lot 438, Group 1, Plan 47148, New Westminster District AND WHEREAS the Council has received an anolication under 'the D:rovi~ions of Section 702 A(3) of the "·Municipal.,.Act" for a Land Use ~ontraci to allow a Retail Garden Supply use, a Service· Station use, a Ret.ail Tire Shop use and a Retail General Hardware __ use; AND WHEREAS, , 1976 \oJith a Public Hearing was held on the respect to the said appli~ation; day of , NOW THEREFORE, the Couneil of the Cor:poration, of the District of !·~aple Ridge, in open meeting assembled, ENACTS AS FOLlff1·?S: 1. This By-Jaw may be cited for all plJrposes as "Maple Ridge Land l.Tse Contract By-L,,w No. 2336 -1976". 2. It shall be lawful for and the Council of the Corporation of the District of .Maple Ridge is hereby empowered to enter into a Land Use Contract with Camgee Holdings Limited. 3. The Land Use tontract shall be in the form and manner set forth in ScJ-iedule "A" to this By-law_ 4. The ?·;ayor and the Clerk of the Cor·poration of the. Di.strict of ~2ple Ridge are hereby authorized to sign, seal and deliver a Land Use Contract in the form set out in the said Schedule "A" attached hereto and forming part ·of this By-12,._;, on bel1alf of t}1e Corporation of the District of Maple Ricge and to apply the s2al of trie Coq:::oration of tl:ie Di strict; of Maple R:i dge theyeto. RE."Z;D a first tiiiie this \S day of \V\°"'-c...\-J A.D., 1976 READ a second tir;ie this iS day of W\.C1A-U.-., A.D. 1976 R2}:.D C: third ti me t}·i.i s s: day· of 0i-~l I A.D. I 1976 ~ECCNS1DS2ED, finally cass~d, sicned 2nd the seal of the Cofr,;::;ration af£ixed this ""2-c day ;f ~Q ., A. D., 19 76 -APPEND\XC
By-law No. 2336 1976 I: ··HEREBY--CER'r.I-FY that -the· -f-oregoing -to be a-·true ... and correct copy of By-law No. 2336 -1976 passed by the Council of the Corporation of the District of Maple .. Ridge ··tJ;ie ·,;J...-=, day of ,C\~ A .D., 197.6. 4? , ~7LL CLERK ~-\ .. ·
~m.1.u.r.L u.r l..nl',KGt:: LEGAL DESCRIPTION: LAND USE CONTRAC~ DECURED VALUE:-JS. 00 c/o VERNON AND THOMPSO~ Barristers & Solicitors 22311 119th Avenue Maple Ridge, B. C. Phone: 46 3 -6 281' LAND USE CQNTRACT THIS CONTRACT is dated the 13th day of, __ A_P_R_I_L ______ _ BETWEEN: THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Munic1pal Corporation under the "Municipal A.ct 11, being Chaptei 255 of the· Revised Statutes of British Columbia, 1960, and having its municipal offices at 11890 -·224th Street in the District of Maple Ridge, Province of British Columbia 19--22_ (hereinafter called "THE MUNICIPALITY") . J OF THE FIRST PART I AND: CAMGEE HOLDINGS LTD.~ 3·140 GILMORE DIVERSION BURNABY, B. C. . ~j ) .i (hereinafter called "THE DEVELOPER") OF THE SECOND PART. WHEREAS the.Municipality,. pursuant to Section 702A of the "Municipal Act", may, ·notwithstanding any by-law of the Municipality,· or.· Section 712 or· 713;".'o_f ·the "Municipal Act", enter into a l~nd u~e contract containing such· terms and condi~ions for the ~se and development of land_a§ may be agreed upon with a developer, and thereaft~r the·use and development of the land sh~ll be in accordance with the land. use contract; AND WHEREAS the ..:.."Municipal Act" required, that the Municipal Council consider the criteria set out in Section 702(2) and 702A (1) in arriving at the terms,· conditions and ~onsiderat~on coriteined in a·land use-c6ntract;
( 2 ) . AND·.WHEREAS the Developer had presented to the Municipality a· scheme ·of -use a·nd development of the· within ·aescribed-lands and premises that _would.be in contravention of a by-~aw of the Mµnicipality. or iections 712 or· 713 of the. 11Mun~cfpa·1 Act11 or both, and h_as requested that the Council of the Municipality enter into ·this contract under th~ terms, condiiions and for th~ 6onside~ation her~inaft~r set forth; AND WHEREAS' the Council of the Munici_pali ty, having given due consideration to t~e criteria set forth in Sections 702 ( 2) and 702A ( 1 )"·of the rrMunicipal Act rt, have agreed to the.terms, conditions and consideration herein _contain~d; . AND WHEREAS if · the 1·and is within a radius of one-half mile of the intersection of a controlled access · highway and .anqther ·highway, the approval of ~h~_ Minister of Highways to the·-terms· hereof must ·be obtained; AND WHEREAS the Municipality and the Developer ·both acknowledge that the Council.of the Municipality could not en~er· into this a$reemen~, until the Council held a publii_hearing in r~lation to this agreement, and ~considered any opinions expressed at such hearing, and 'l,lnless Council by by~iaw_ approved the Municipality entering into this contract; NOW THEREFORE THIS AGREEMENT WITNESSETH that in consider~tion of the premises and_the conditions and covenants hereinafter-set forth, the Municip~lity and the
OWNER ·.:., LAND CONSENTS USES SITING ,IGNS 'AB.KING 3 Dev~loper covenant and agree ~s follows: 1. The Developer· is an owner·of those lands and premises. si tuat·e ,. lying arid being in the Municipality of Maple Ridge,. in the Provinc;:e of ·British. Columbia, and being ~ore particularly known. and described as: That pr.rtinn ·of L-r.;t 29 of Di strict Lot 438, · Group 1, Plan 47l48, New Westminster D~strict as shown and outlined in red on Explanato,ry Plan .!/i_D.33..J_:. ·attached hereto, prepared by J.M. c. Wade, B.C.L.S., dated · Dec.ember 10th, 1975 · (hereinafter cailed "THE LAND") 2. ±he Developer has obtained the consent of ~l persons having a registered interest .in the land as set out in the schedule .prefaci.ng the consents t~ the use and dev~lopment set forth herein which consents are attached hereto. 3. T0e.land, including the surface of water, and any and c!-11 buildings an.a· structures erected t.hereon, thereover or therein shall be used .f·or the purpose speci-fied in Schedule "A II hereto and .for no.ne other. 4. No building or structure shall be constructed,· reconstructed,. altered, moved or expanded upon the land except in compliance with the specifications and the plot plan set out in Schedu;t.e 11 B" he.reto. $. No ·sign shall be erected.up~n th~ ~and or any buildin~ structure thereon except those shown on th~ plans snd speci.ficications set out in Schedule "D", hereto. 0!£-street parkirig and loading space~ shall be provided, locat~d and constructed in accordance ~ith the plan sGt out. in Schedule 11C11 hereto.
NSTRUCT.IOl'if' ILITIE_S :;BWAYS ~KS \DIVISION 'MENT ( 4 ') 7. All. buildings a.nd structures shall be constructed strictly in complia:rice with and according to the plans· and speci;fications set out in Schedule. rfnrr hereto. 8. Al~ landscaping, surface treatments, fences and. scr!:!ens sµa·ll _ be constructed, located, provide.a and maintained in compliance with _and according to th'e plans and specifications set out in Schedule 11·n11 hereto. 9. 'All u{{lities, including water,· sewer, gas, telephone and electricity, shall be placed, provided and con~tructed. in .com~liance wi~h and according to.the plans and specificatic~ms set out in Schedll.:.2 1!E11 hereto. 10. :All highways, bridges, lane.s and walkways, including drainage, surfacing, curbs, gutters, street lighting, boulevards ·and street signs shall be provided, locat~d and const:i;-ucted. in . .compl.i.ance with. and .. a.c.cord.ing 1:0 the pl ans and. spe~ifications set out in _Schedule 11F11 hereto. 11. All parks, public space, playgrounds or other recreation facilities, to be dedicated by subdivision plan or otherwise provided, shall be pr6vided, construc~ed and developed in compliance with .and according ~o _the plans and specifications set out in Schedule "H11 hereto. 12. ~o land shall be subdivided except in compliance . _with and a~cording to the plans and specifications set out in Schedule "G". hereto. 13. Except as ·specifically provided in Schedule 11I11 hereto, the entire GOSt of the· developmen~ of the land including the provision of all services and the provisions and construction of the items set out in paragraphs 6 to 11 hereof shall be paid for ·by the· Developer~----
I '.:. ( 5 ) . 14. All works and services, buildings, structures, pipes and fixtures ~nd development constructed, placed or carried out upon propert~: that is· now, or by this contract beco~eE vested in the. Municipality or located · upo1;1 highways requ~red ·to be dedi.·cated, shall, upon acceptance by the. Municipality in.writing, become the property of the .Municipality free and clear of any cl aim by. the D.eveloper or any person claiming through the Developer and the Developer shall save harmless the Municipal'ity from any such claim. ,1 15. Except as provided in Schedule 11J11 hereto, the Municipality shall, f.rom the· .date of acceptance, become solely responsi'ble "for the ·Operation, upke1~p and main-tenance of any works and services and any butlding, st!ucture; pipes and f~~tures 0£ development ~ccepted by it pursuant to paragraph 14 hereof/, but nothing herein contained shall be deemed to or require the .Municipality .to operate, maintain or repair such works and services, buildings,. structures, pipes, fixtures or development in ~ny manner or to any ~xtent different from its obligations in r~lation to similar works, services,· buildings, structures, pipes, fixtures o~ developments constructed ~y it ·out of its general municipal .funds. 16. The ·DevE:loper shall provide the Municipality with the security set out in .Schedule "Kn hereto to guarantee performance hereof. 17. The Developer shall carry 6ut the work and construct, locate, provide and develop ·the structuresi buildings, works, servi'ces~-deve'lopments·-·and fa·cilities"'accord:£ng· to the-times-·----set out in Schedule "L" hereto.
,:,. ( 5 A·)· 17A. The Developer hereby agrees to pay to the usual building Muni6ipality the sum of $pe~~it fees at the time the Developer makes. application for a buildfng permit_ on the said land for -~he Muni.cipali ty-: s. ~Vm USf: .. _absolutely· which amount or any p~+t. thereof is not :ref:u.no.able. 17B~ Upo'n ·execution ·of this contract .by· the Develol)er, th~ Develop·er shall pay the sum of $_4_,~7_9_7_.~0_0 ______ to the Munic~pali ty for the ·Municipality Is. own .use ab.solutel·y which· amoupt or any part· thereof. is no:t ·refundable. 17C. In the e·vent of breach by the Developer of any of the terms ·of this contract, the. ·Munj_cipali ty may at its optioI?,, rectify or attempt to rectify such breach .. bY the Dev~loper· :a11d .t:he Developer hereby agrees to ·pay to the Municipality the Municipali ~Y·' s. bill fo_r such rectification ?r attempt thereat immeai~tely upon receipt; of the Municipality,·$ bill and it .is understood th.at . the Mu.nicipali ty may, when doing· any work, do it by its e~ployees, or by contractors. employed by the Municipality .. 17Dt In the event of ·any brea·ch by the Developer of any of the· ter.ms of this contract ·continuing after 6'0 ·d·ays notice.therP.of·has been given by .the Municipality to the Developer by prepaid post to the ·address of the Developer as shown in· this contract the Municipality may at its option cancel this contract and any monies paid by·the Developer to the Municipality shall be forfeited and the Developer agrees to execute s·uch documents and do such things '1-ihatso-ever nec~ssary to cancel·this contract ·and its.registrati~n · at t;he appropria_te Land Re.gistry .Of fie~. l 7E .· ·. The provisions of this La.nd Use Contract shall be c·omplied with by the· Peveloper in. the.i.t enti_rety and no variations or-chang~s shall be made to.it except as may be required by St~tut~ or the National Building Code of Canada or as may be·necesiary for structural soundriess.
( 6. ). ~.EGIS-TRATI.ON 18. This agreement shall be construed as .. running· .with the_land and ~hall b~ :tegister~d:in the Land Re_g_1stry ~f_fice by the Munic_1pal:i,ty ;pursuant to the provisions of Section 702A ( 4) of the· ''Municipal Act•r. N'fERPRETATION 19. Whenever the singular or mas·culine is useq. CNDING herein, the same. shall be construed ~s meaning the plural, feminine ·or body corporate or politic where the context or the parties so require. 20. This agreement shall -enure b• · the benefit of and ~e-binding upon the parties heret6 and their·respecti~e heirs,·executors, ~drn~nistrators,_successors and assigns. 21. Not withstandtng the proper execution of this ~ontract by all parties to it, thi~ c6nt~act is void and . . of no effect until it is.registered at the appro~riate Land. Registry Office pursuant ·to Section 702A of the Municipal Act. 22. The ·Municipality shall take reasonable care to register·as aiorisaid this Land U~e Contract as soon as reasonably possible after all prerequisites to regis-·tratiop of it have been compJ..eted. A Pu);)lic Hearing on this agreement was held the day of \;-1\u.,\.L\'\. ·, A.D., 191(, This agr:eement was approved on the ?io day of' ~?"J , A.D.·,. -.19~ by By-law .No· .. ,~n,3e,-_lcr1f:,
·1·. { 7 Irt.W~TNESS ~lIBREOf the said p~rties to this agreement ·have hereunto set .th.eir h~nds and seals the ~ay and year first above written, THE CORPORATE SEAL OF THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE-was affixed in the ·presence ·of: -~-----·--/ (. . / . / ~---~~ .-S.IGNED I SEJ\LED .AND . DELIVERED. by the Developer in the presen<;:-e of: ) } '_) -:) ) ) ) ) ) ) ) } . ) ) ) ) ) ) ) ) ) ) ) ) ) 'fl{E ~'~ o-f CAt-iGEE liOLDlNGS_,_Lifi;· w~s ha't\'eunto AfrJ".t~rf in ·too .~eset1¢$ O·ft · \~.dmufofobgurent .of ®ffirrr 1.1f n <Corporntitm 1>'1:IEREBY CERTIFY that, on the -1\. day of \) , ' A -0 • • • : 19-;L, ~~:e~e of British Columbi , roved b the evidcn ,.-0~th of · FRANCIS B. MAGEE --,.-..:.---:--:-----------------, who is) personally known to me, .,appeated'b.efore-me arid acknowledged·to·me.that he is the CLERK .-:...-----------------------of -THE CO RPO.RATION .OF. THE DISTRICT OF MA'PLE RIDGE ___ ..:.. 'and that he is the person · ,who subscribed his n<).mc to· the annexed instrument as CLERK· __ .:._ _______ .:._ _______ .:_ __ of the said ·'THR CORPORATION O.F THE ])I STRICT OF MAPLE RIDGE ---and affixed the seal of the .·THE_ C.ORPORATION OF TBE: DI~TRICT OF ~PLE .. RIDGE ~---:....:----~.--__: ____ _ ,to ·the said tnstrument, tnat he was lirst. duly author1zeu to subscribe lus name as a!oresmd, and· afl IX the said seal to the said Instrument. anu that such corporation is legally entitled to hold and dispose of land in the Province of British Columbia. ___ ~ J · ,1N TESTIMONY whereof I have hereunto set my Hand aoo ~~ ·~t -:~PLE RIDGE --------------1,!t~vince of . 'llx)tish Columbia,.this ) ~ day of {f-.· · : ;one thousand ni~c hun· red, d scV, ty 31. ~ · · ·
· LAND USE · CON'l'RAC'J.' sc;mmtJL.E .OF: PERSONS HAVING A RE:GJS'I'ERED INTERE-S'r J;N 'l'HE LAND WHOSE CONSEN'l'S ARE .REQUIR.ED .. P.ULL )~AME · B.C. CENTRAL CREDIT UNION ADDREs·s .. VANCOUVER, BRITISH COLUMBIA L,• OCCUPATION NA'l'URE OF CBAEGE ·CREDIT UNION MORTGAGE ·· ..
l LAND USE CONTRACT CONSENT KNOW ALL MEN BY THESE PRESENTS that, B. C,. CENTRAL CRRDIT UNION of being the holder of a charge by way of·~_.M*o~rFtt~gT~Hg~ce>:-~~~~~--'-~~~ registered at the Land Registry Office at under number K 130li/i5 (E¥21816~~ against all and singular that certain parcel or.tract of land and premises being in the Municipality of Maple Ridge of in the Province of British Columbia and known and de-scribed a_s Lot: 291 Dh:tr:i ct I ,ot 438 ~ Group 1 , PJ an 471 48, New Westmtnater.District in consideration· of the sum of ONE DOLLAR ($1.0Q) hereby agrees and consents to the registration of a Land Use Contr~ct·made between the registered owner of the said lands and the Corporation of The District of Maple Ridge_ dated the 13th day of aiainst the aforementioned lands in priority to the said charge in the same manner and to· the same effect as if it had been dated and registered prior to the said charge. ~dmofuleugnw1t of ·®ffi.cer nf n <rrorporntiott I HEREBY CERTIFY that, on the at Vancouver day of ~ .-</ /1"'7' 19 i 6 ' ' , in the Province of British Columbia ~~i~~~~ appeared before me and acknowledged to me that he is the . B~ c. CENTRAL CRED!T UNIO?{ LO,-;.,v , who is) personally known to me, of who subscribed his name to the annexed insfrument as ,. and that he is the person of the said and affixed the seal of the Credit Un.ion. . L..,-;,1-,,; aaid C~edit Unton to the sa:d Instrument, that he was first duly authorized to subscribe his name as aforesaid, and affix the said seal to the said Instrument, and that such corporation is legally entitled to hold and d' Briti~h-Columbia. ispose of land in the Province of IN. TESTIMONY whereof I have hereunto set my Hand aBa £@al gf Offi-E-@. at Vancouver ' in the Province of British Columbia, this / 7 K day of ~ /VJ_;<f-<j one thousand nine hundred and seventy ""Six. -----------~~z;~ -A.-Netar) f b_blic in natl ft ~-i;-;~--;f-B;iii~ttrn-hltr.--------A Comm1ss1oner for takh,b Affidavits for British Columbia. ·
;• ,,.· LAND. USE CONTRACT SCHEDULE II 1'> 11 • SCHEDULE OF PERMITTED LAND. USE A R~tail GardE;!n Supp;l.y Use A Service Station Use A Retail Tire Shop Use· A Retail General Hardware Use An access use to the land immediately east of the portion as· shown and outl.ir1e·d. in red on: Explanatory Plan ~7 · at~ached hereto, prepared by J .. M.C. Wade, B.C.L.S. dated n·ecember 10th, 197 5.
Site Yards Site LAND USE CONT?..ACT SCHEDULE II B" PLOT PLAN. AND SPECIFICATIONS Area 1:21 acres front 35 feet rear 5.0 feet side North Inter.ior -109 feet South Interior -129 feet coverage 15 percent of site area as shown in red on Explanatory Plan-5t>337 , attached hereto, prepared by J.M.C. Wade, B.C.L.S., dated December 10th, 1975. Height of buildings and structures -Maximum of 20 feet Plan As ?ttac.hed hereto, Firstly numbered 1. prepared by L. E. Moore Designer as amended and Dated September, 1975 and Secondly numbered 7477 -102 prepared. by Cooper, Tanner & Associates Ltd. as amefided and dated August, 1974.
. LAND USE· CONTRACT . Off Street Parking Number.of Spaces Size of Spaces Surfacing· Access· Plan Off Street Loading Size of. Area Location Surfacing SC.BEDULE II C II a minimurn of 27 . a minimum of 20 feet in length by 9 feet in width Asphalt Two access points from 287th Street only As attached hereto Nu~bered 1 prep.ared by .L. E. Moore De signer as amended and D·ated September, 1975 A mi.nimum· of 10 feet in width and 25 ·feet in length. As shown.on drawing Numbered 1 attached hereto, prepared by L. E. Moore Designer.as amended arid dated September, 1975 A_sphalt
SIGNS Number Types Location ... Design Size Plan ) ) ) ) ) ) ) ) . ) ) ) ) ) ) LAnD USE·CONTRACT SCHEDULE 11D11 Subject to.the approval of the Director of Pianning of the Municipality BUILDINGS .& STRUCTURES ·Plaris Specific-ations ). Attached he~eto~ Firstly Numbered 1, ) :prepared by L. E. Moore Designea as amended ). and dated September, i"975 arid Secondly, ) Numbe:r::_~d 7477 -l02 prep·ared by Cooper, . ) Tanner and Associates Ltd. as· amended and ) dated August, 1974 ~ND.SC.APING, SURFACE TREATMENT, FENCES AND SCREENS Plans Specifications As shown on plans attached hereto Numbered 1 pre.pared by L. E. Moore Designer as amended and Dated September, 1975
LAND USE CONTRACT SCHEDULE 11E11 UTILITIES Water: .,The Developer shall pay. to the Municipality, a sum of money as determined·by the.Municipal Engi~aer to equal 50% of the cost of constructing a watermain along 287th Street bordering the said land, _for a distance of 298 feet, with a diameter .of stx (6) ihches. · Such ·paym~nt by the Developer shall be due upon the commencement _of construction by the ---Mu-n-rcipali ty ~f the said .watermain. If· such construction is not completed within ten years of the date-of · · ."thi-E; · Contract, · t:he·.·Develo·per ·--shall pay to· the Municipality on the last day of the tenth· year from the date of-this Contract, a sum of money as determined by the Municipal Engineer asforesaid. The ~ost·of construction of the said watermain shali be the cost at the time ~f· commencement of constrqc-. tion or the cost on the last day of the tenth year · from the date of· this Contraqt as the case may be:
LAND U S.E C ONTMC T SCHEDULE ''F 11 . :.'NOT• APPLICABLE Plan_s ~pecifications .. STREET LIGHTING Plans· Speci;Eications BOULEVARpS Plans Specifications SIGNS Plans·. Specifications
.LAND. USE CONTRAC.T SCHEDULE II G II . NOT ·APPLICABLE SUBDIVISION PLANS· Parcels Area Shape Dimensions HIGHWAYS ·n.imensions Location Alignrne.nt . Gradient
LAND USE . CONT RA CT SCBEDULE "H". N:OT APPLICA1;3LE PARKS, PUBLIC SPACE ·AND RECREA'.I'JONAL FACILITIES· Construction Loe a.ti.on Size / . . Furni shin·g· Pi ans
LAND· _USE CONTRACT SCHEDULE II I 11 DEVELOPMENT AND SERVICE TO BE PROVIDED OR PAID FOR BY MUNICIPALITY NONE
'LA~D UErE CONTRACT SCHEDULE u JII WORKS AND SERVICES TO BE MAINTAINED AND OPERATED BY THE DEVELOPER NONE . "
LAND US.E CONTRA.c'r SCHEDULE "K" N'OT' 'AP PLIC~BLE PERF.QRMANCE . SECURI'rY AMOUNT PERFORMANCE BOND Mortgage Certified. Chequ.e Other
PART OF LOT 29
8 N. W. D.
Sca/.e I inch-/0 0 feet
\.
r
~
Cer"';~ied correct according to
P[ Jeposited in the Land
Registry Office at NewWe.s:'.lr
8;·~. this Li:!:...day of Z1..fd'{'A'7f 197..5
/,~fd///~ B~rL.S_.
J.M.C. Wade 8, Assoc.
8. C. Land Surveyors
Miss ion e Maple Ridge
LOT 20
PLAN 26725
s 89° 571 E
177.0 194.413
I PLAN 17346
~ I <r) ~
r.D I
w 3. 8 -"' ,.,
4 l'lN l."21 AC. 0
O· a,
(J) Rem Lot 29
!I"' o. PLAN 47/48
r
177.0 23.0
.ct) s 89° 09 1 W
l\l I REF. PLAN /1949
I
LOUGHEED HIGHWAY
This plan lies within the
Dewdney Alouette
Regional District
Approved under the Land Registry Act
this--.-day of 19_·
Approving Officer
fjf f ~63))-...
Owner ___________________ _
Witness ________________ _
Deposited lnthi Land Regjstry Office
at New Westminster B. C. this
day of 19 -
Registrar
THE CORPORATION OF THE DISTRICT OF HA'!;!-1,~If'f/;.tJ2:J. BY-LAW NO. 33 73 -1984 DATE A by-law to amend zoning on Map "A" forming a part of Zoning By-law No, 535 -1961 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law No. 535 -1961 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This by-law may be cited as "Maple Ridge Zone Amending By-law No. 3373 -1984." 2. That parcel or tract of land and premises known and described as: All that portion of Lot 29, District Lot 438, Group l, Plan 47148, N,W,D~ comprising of approximately 11,752m in area and outlined in RED on Map No, 477, a copy of which is attached hereto, and forms part of this by-law, is hereby rezoned to CS-2a (Community Service Station). 3. Maple Ridge Zoning By-law No, 535 -1961 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 16thday of April , A.D., 1984 , A,D,, 1984 , A,D., 1984 , A.D., 1984 PUBLIC HEARING held thel9thday of April READ a second time the30thday of READ a third time the 30thday of April April APPROVED by the Minister of Transportation and Highways this 4th day of June , A , D • , l 9 8 4 • RECONSIDERED AND FINALLY ADOPTED, signed by the Clerk and sealed with the Corporate Seal the 25th of June , A,D, 1984, I HEREBY CERTIFY that the fore-going is a true and correct copy of Maple Ridge Zone Amending By-law No, 3373 -1984. June 27th, 1984 DATE (81) Mayor t•ay and APPENDIXD
,0 27 II :;;405 no REM' ;? uv. 12 .J iU1 j,_ ';i F,4 809 ho SK 8375 --RAILWAY--8 DLAN 2 9519 1501 ho 5 PL,,tl I 7 3 46 4 38 2.!70 ho 20 PL AN h,. 26725 518 ho "~"' I P 50337 l I 29 $ P f 47146 186 bo . SK l 1 ;!4;) PLAN 11\612 :3 951 h, I ~j a:> ro N "1" s ~ i fi :i i ,J~$,t'l w "' Cl 0::: :.; ~~-,~/ f _ ~ "L>Hl 17346 u. 0 6 506 ho 19 42 94 .AVE >-V) Map no. 4 77 i I Maple Ridge Zone Amending By-Law no. 3373 -19s4 Redesignation from LAND usE coNTRAcT ANn M-2 (GENERAL INDUSTRIAL) tO CS-2a (COMMUNITY SERVICE STATION)
CITY OF MAPLE RIDGE BYLAW NO. 7833-2022 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019, as amended APPENDIX E WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; AND WHEREAS, a local government may, under s. 548 of the Local Government Act, terminate a land use contract that applies to land within the jurisdiction of the local government; 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. 7833-2022.11 2. The Land Use Contract Bylaw between the City of Maple Ridge and Camgee Holdings Ltd., registered in the New Westminster Land Title Office under charge number M52309 against Title to the land described as: Lot 29 Except: Part on Statutory Right of Way Plan LMP3310, District Lot 438, Group 1, New Westminster District Plan 4 7148 and shown outlined in heavy black line, on the attached Map No. 1956, a copy of which is attached hereto and forms part of this Bylaw, is discharged in respect of that land, and the authorized signatories of the City may execute the Discharge Agreement attached to this bylaw as Schedule 'A'. 3. The Land Use Contract Bylaw No. 2336-1976 is hereby repealed. 4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are 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
SCHEDULE A 0
1103TO: FROM: City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: April 5, 2022 2020-421-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7690-2020 12026 Dunbar Street and 22137 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 12026 Dunbar Street and 22137 Dewdney Trunk Road from RS-1 (Single Detached Residential) to C-3 (Town Centre Commercial), to permit the future construction of a six storey mixed use commercial/residential apartment building with approximately 100 units, two levels of combined underground residential and commercial parking with the visitor parking being located in the ground floor of the building. The commercial space is facing Dewdney Trunk Road, and a portion of the Dunbar Street elevation. The development proposal includes a covered visitor above-grade parking and a loading bay, three townhouse residential units facing Dunbar Street, a large outdoor podium green space on the second floor, and an indoor amenity space with access to outdoor amenity space that is located on the second floor. This application is in compliance with the Official Community Plan. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $3,100.00 per apartment dwelling unit for an estimated amount of $310,000.00, or such rate adopted by Council prior to third reading of this rezoning application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7690-2020 be given second reading and forwarded to a Public Hearing; and further 2. That the following terms and conditions be met prior to final reading of Zone Amending Bylaw No. 7690-2020: 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. Road dedication on Dewdney Trunk Road and Dunbar Street as required; iv. Consolidation of the subject properties; v. Confirmation from the applicant's engineer of record and acceptance from the City that a Traffic Impact Assessment is not required. If a Traffic Impact Assessment is required then it must be done to the City's satisfaction; 2020-421-RZ Page 1 of 8
vi. Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vii. Registration of a Restrictive Covenant for protecting the Visitor Parking and Stormwater Management; viii. Removal of existing buildings; ix. 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; x. Payment of a bonus density contribution for 876.99m2 of residential floor area (at a rate of $161.46 per m2) totaling approximately $141.599.38; and xi. That a voluntary contribution be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions applicable at the time of third reading of this rezoning application. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: 2020-421-RZ Atterra Development Group Ltd. Lot 109 District Lot 396 Group 1 New Westminster District Plan 26368 Lot 110 District Lot 396 Group 1 New Westminster District Plan 26368 Town Centre Commercial Town Centre Commercial RS-1 (Single Detached Residential) C-3 (Town Centre Commercial) Nokia Park RS-1 (Single Detached Residential) Town Centre Commercial Low Rise Apartment Building RM-2 (Medium Density Apartment Residential) Low-Rise Apartment and Medium/High Rise Apartment Golden Ears United Church P-4 (Place of Worship Institutional) and RS-1 (Single Detached Residential) Institutional Single Family Residential and vacant lot RS-1b (One Family Urban (Medium Density) Residential and RS-1 (Single Detached Residential) Urban Residential Page 2 of 8
Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: 2. Project Description: Single-Family Residential Single-Family Residential 0.267 hectares (0.659 acre) Dunbar Street Urban Standard 2020-421-DP The proposal is to rezone the subject properties located at 12026 Dunbar Street and 22137 Dewdney Trunk Road (see Appendices A and B), from RS-1 (Single Detached Residential) to C-3 (Town Centre Commercial) to permit the future construction of a six storey, mixed use commercial/residential building. The proposed development comprises approximately 100 residential units with two levels of underground parking. Complementing the 97 apartment units there are three townhouse units, which face onto Dunbar Street. The development will include a large outdoor podium green space located on the second floor, situated above the visitor parkade level. Two indoor amenity space are proposed one that has access to the second-floor outdoor amenity space thus providing a continuous flow from the indoor to the outdoor amenity space with the other one being located in a separate auxiliary building within the outdoor amenity space in the second floor. The residential apartment units will be a mixture of studio, one, two, and three bedroom apartments. In addition, to the 97 units of residential apartment and three townhouse units the building will provide commercial units on the ground floor of the building that will face onto Dewdney Trunk Road and portion of the Dunbar Street elevation. 3. Planning Analysis: i) Official Community Plan: The development site is located within the Town Centre Area Plan and is designated Town Centre Commercial. The Town Centre Commercial designation supports the proposed development under the C-3 (Town Centre Commercial) zone. This project will achieve a number of Town Centre Area Plan policies including: • Policy 3.1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District... The ground level commercial will add to the commercial floor space and apartment will increase the residential density in the Central Business District. • Policy 3.3 Commercial uses that support the residential population of the Town Centre through the provision of necessary goods, including food, and services such as medical care are a priority function and will be encouraged to develop or remain in and around the Central Business District of the Town Centre. The proposed C-3 (Town Centre Commercial) zone supports a variety of commercial uses that can be accommodated within the ground floor commercial that will support the residential component of the proposed development and nearby apartment buildings. 2020-421-RZ Page 3 of 8
ii) • Policy 3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi-family uses, and institutional uses in the Town Centre. Below grade parking structures are particularly encouraged for Low Rise, Medium, and High-Rise Apartment, Mixed-Use, Flexible Mixed-Use/Live-Work, Commercial, and Institutional buildings. Above grade concealed parking is a viable option where building height (six or more storeys) coupled with challenging site conditions make it cost prohibitive to provide all required parking spaces in an underground structure. Above grade parking structures should be designed in such a manner that the pedestrian realm, streetscape fac;ade, and protected views of the Town Centre are not impaired. The parking for the residential and commercial components are located within the two storey underground parkade. The visitor parking is located within the ground level portion of the building. • Policy 3-29 Building heights within the Town Centre Commercial will range from three storeys in height to over twenty storeys. Generally, building height should not be permitted greater than twenty-five storeys. The building is six storeys and 22.32 m (73.23 ft.) in height which is supported through this Policy. • Policy 3-30 Multi-Family Residential use is permitted as a principle use in the Town Centre Commercial designation, except where identified on Schedule G as "Ground Floor Commercial required" in the Maple ridge Zoning Bylaw, where the ground floor use is to be commercial. The subject properties are located within Schedule G requiring Ground Floor Commercial. The proposed development includes ground floor commercial as required by this Policy. • Policy 3-31 Within a Mixed-Use development, retail, service, and entertainment uses shall be encouraged at ground level with office and/or residential uses encouraged above-grade. The proposed development supports this Policy with the C-3 (Town Centre Commercial) zone as it permits retail, service and entertainment used. The proposed development has commercial on the ground floor as well as residential. The remainder of the residential component of the proposed development is located above the commercial spaces on the ground floor. Zoning Bylaw: The current application proposes to rezone the two subject properties from RS-1 (Single Detached Residential) to C-3 (Town Centre Commercial) to allow the proposed mixed-used commercial residential project. 2020-421-RZ Page 4 of 8
The density of the proposed development complies with the C-3 (Town Centre Commercial) regulations respecting residential floor space ratio as follows: Regulation Permitted (Floor Space Ratio) Proposed (Floor Space Ratio) Proposed Density Possible 4.0 FSR 2.615 Base Density 1.0 1.0 Density for underground 0.25% 0.25% residential parking (Minimum 90% underground (all concealed) residential parking) Density for parking 0.25% 0.25% underground except visitor (all parking spaces, excluding parking visitor parking spaces in an underground structure) Density for height 0.25 each storey above 3rd 0.75 (for 4th, 5th and 6th storey) storey Total Density Bonus Before 2.25 FSR cash contribution Density Bonus Major Corridor $161.46 X 876.99m2 = 0.365 FSR Residential an addition 0.5 FSR $141.599.38 876.99m2 at a rate of $161.46 per square 876.99m2 = .365 FSR metre. The residential density to be secured through the bonus density contribution is approximately to be for about 876.99m2, which is approximately $141,599.38 payable prior to final reading. This contribution is separate from the Community Amenity Contribution payment (CAC). iii) Off-Street Parking and Loading Bylaw: The subject properties fall within the Town Centre Parking Standards. The parking breakdown is shown in the table below: Stall Type Required Proposed Residential (underground) 102 115 Commercial (underground) 6 8 Visitor (above ground) 10 21 Total Stalls 118 144 The chart below shows the bicycle parking details: Bicycle Parking Type Required Proposed Long Term -Residential 25 27 Long Term -Commercial 1 1 Short Term -Residential 30 31 Short Term -Commercial 3 3 2020-421-RZ Page 5 of 8
iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations to the Maple Ridge Zoning Bylaw No. 7600-2019: • The provision respecting Residential Use shall be the only use in a storey be varied to permit three (3) townhouse units on the ground floor and that these three (3) townhouse units to be permitted in the same storey that contains ground commercial use. • To permit an amenity use above the Off-Street Parking Structure to permit the rear lot line (north) setback exception that is permitted in the C-3 (Town Centre Commercial) zone to be reduced to from 6.0 metres to 0.0 metres. The requested variances to the will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. This site faces two streets, Dunbar Street and Dewdney Trunk Road, creating effectively two front faQades to the building. The faQade along Dunbar Street provides an entrance to residential units above the second floor and the three townhouses units are located on this frontage with front door access via the patio to the units. The faQade along Dewdney Trunk Road contains ground floor commercial units with direct access to the street. Both faQades have been effectively and sensitively designed that includes a strong landscape component at street level and the second floor outdoor open space. The design of this project contributes to the creation of a strong urban form, character and pedestrian realm at the street level. This Development Permit has been made and will be the subject of a future development permit report to Council. vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at a meeting held on January 19, 2022 and their comments and the applicant's responses 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 conducted via the Public Comment Opportunity process from February 21, 2022 to March 2, 2022. The applicant received two comments from the public. A summary of the main comments and discussions with the public was provided by the applicant (Appendix H) and include the following main points: • 1 commenter does not support the development as it is proposed; and, • 1 commenter requested a meeting with the agent and consultant to clarify questions/concerns about the development. 2020-421-RZ Page 6 of 8
The common concerns were: • Green space loss; • Shadowing; • Traffic increase and road safety; • Impact of the building construction on the neighborhood; and • Visual impact of the building. The applicant has provided details written responses to the two members detailing how their concerns have been address through the design of the building, road dedication, a Traffic Impact Assessment, and that the restrictive covenant controlling the use of subject properties has been discharged. 4. Traffic Impact: As the subject properties are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry of Transportation and Infrastructure approval of the Zone Amending Bylaw No. 7690-2020 will be required as a condition of final reading. 5. Interdepartmental Implications: Engineering Department: There will be road dedications required along both Dunbar Street and Dewdney Trunk Road. With this dedication there may be upgrades required to the road frontages abutting the subject properties. These upgrades may include replacement and changes to and the inclusion of sidewalks on the frontages. The applicant's civil engineer will need to review and model the storm sewer to determine if upgrades are required. The watermain located on Dunbar Street will need to be used to service the proposed development. The applicant will need to hire one of the City's consultants at their own cost to review the water system to determine what upgrades are required, if any to support the proposed development. 6. Citizen/Customer Implications: The developer held a Development Information Meeting as described earlier in this report. 2020-421-RZ Page 7 of 8
CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7690-2020, and that application 2020-421-RZ be forwarded to Public Hearing. "Original signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., MCIP,RPP Planner "Original signed by Mark McMullen" for 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 -Ortho Map Appendix C -Zone Amending Bylaw No. 7690-2020 Appendix D -Site Plan Appendix E -Building Elevation Plans Appendix F -Landscape Plan Appendix G -ADP design comments Appendix H -DIM Notes 2020-421-RZ Page 8 of 8
CITY OF MAPLE RIDGE BYLAW NO. 7690-2020 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. 7690-2020." 2. Those parcels or tracts of land and premises known and described as: Lot 109 District Lot 396 Group 1 New Westminster District Plan 26368 Lot 110 District Lot 396 Group 1 New Westminster District Plan 26368 and outlined in heavy black line on Map No. 1855 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre Commercial). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map '1A" attached thereto are hereby amended accordingly. READ a first time the 26th day of January, 2021. READ a second time 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 ,20 ADOPTED, the day of ,20 day of PRESIDING MEMBER CORPORATE OFFICER
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4. That the following terms and conditions be met prior to final reading: i) Amendment to Official Community Plan Schedule 11A11, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Schedule "C" for Conservation areas; ii) Road dedication on 240 Street as required; iii) Park dedication as required, and removal of all debris and garbage from park land; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; v) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas on the subject property; vi) Removal of existing building(s); vii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and viii) That a voluntary contribution be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions, and such rates as may be amended prior to third reading of this bylaw. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: 2018-429-RZ WSP Canada Inc. Lot 3 Part NW1/ 4 Section 10 Township 12 Group 1 New Westminster Land District Plan 17613 Low/Medium Density Residential, Conservation Medium Density Residential, Conservation Yes Albion Area Plan Yes RS-3 (Single Detached Rural Residential) R-3 (Single Detached (Intensive) Urban Residential) Single-Family Residential RS-3 (Single Detached Rural Residential) Low-Medium Density Residential, and Conservation Single-Family Residential, Multi-Family Residential, Page 2 of 7
East: West: Zone: Designation: Use: Zone Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Urban or Rural Standard Companion Applications: 2. Background: and Park R-3 (Single Detached (Intensive) Urban Residential), RM-1 (Townhouse Residential), and RS-3 (Single Detached Rural Residential) Medium Density Residential, and Conservation Single-Family Residential RS-3 (Single Detached Rural Residential) Conservation, and Low-Medium Density Residential Single-Family Residential, Farm RS-3 (Single Detached Rural Residential) Urban Residential Single-Family Residential Single-Family Residential and Conservation 4810m2 (1.18 acre) Rear lane to be constructed Urban 2018-429-SD, 2018-429-VP, 2018-429-IRDP, and 2020-17 4-WP/NFDP Seigel Creek is meandering through the area and over the eastern portion of the subject property, significantly impacting the adjacent residential property to the north. Staff have worked with the applicant to proof out that the proposed will also allow the adjacent property north a future potential to develop and construct a connecting rear lane to exit onto 240 Street, taking into consideration appropriate setbacks to Seigel Creek. 3. Project Description: The subject application is located within the Albion Area, and is proposing to continue the intensive single-family residential use as developed on the adjacent south properties, with a connecting rear lane for access (see Appendix A). Five single-family lots are proposed along 240 Street, with dedication of Conservation area on the east side of the subject property. To accommodate the proposed subdivision plan, a general reduction in the setback from Seigel Creek, from 30m to 22.5m, is proposed. In addition, a temporary encroachment into the northern portion of the 30m setback due to the laneway is required, and will be the subject of a future Watercourse Protection Development Permit. The location of the laneway also results in a variance request to reduce the required depth of proposed lots 1, 2 and 3. The submitted Habitat Balance Summary is showing a required Streamside Protection and Enhancement Area of 2,987m2, and proposing a 2,990m2 Conservation Area, resulting in a net Habitat Gain for the City. Within the 2,990m2 Conservation Area, 51m2 will be temporarily impacted to accommodate a vehicular turnaround. The temporary turnaround is required to provide an area for vehicles to turn, exiting the laneway back onto 110 Avenue, until future development of the adjacent property to the north establishes the exit onto 240 Street. 4. Planning Analysis: 2018-429-RZ Page 3 of 7
i) Official Community Plan: The subject property is located within the Albion Area Plan boundary and is currently designated Low/Medium Density Residential and Conservation, allowing for Detached Single-Family Urban Residential zones such as RS-1 (Single Detached Residential), RS-1b (Single Detached (Medium Density) Residential), R-1 (Single Detached (Low Density) Urban Residential) and the Duplex zone RT-1. For the proposed development, an OCP amendment is required to re-designate the subject properties to Medium Density Residential and amend the Conservation area to allow the proposed R-3 (Single Detached (Intensive) Urban Residential) zoning. Compensation for the required setback from Siegel Creek is resulting in an overall habitat gain in dedicated Conservation area. The proposed OCP amendment can be supported because the properties are located on 240 Street which is identified as a Major Corridor and allows for such use. The area is under development with higher density proposals; properties further to the north and north-east, along the corner of 112 Avenue and 240 Street, are developing into multi-family RM-1 townhouse sites, and properties to the south are already developed into single family R-3 lots. The proposed density is therefore consistent with the surrounding developing neighbourhood. ii) Zoning Bylaw: The subject application to rezone to R-3 (Single Detached (Intensive) Urban Residential) would allow the proposed subdivision into five Single-Family residential lots, ranging from approximately 255m2 to 264m2 in area, together with dedication of both a lane and Conservation area (see Appendix C). Similar intensive residential lots have been developed immediately south of the subject property, with pedestrian access from 240 Street, and vehicle access from a rear lane. iii) Off-Street Parking and Loading Bylaw: Access to all five lots is via the rear lane as established through the development south of the subject property. Lots 1 and 2 are proposing a dwelling with double car garage indoors, and Lots 3 to 5 are proposing a detached double car garage to facilitate the parking requirement for single family uses. By continuing the rear lane onto the subject property, and integrating a future possibility for the adjacent property north, 11062 240 Street, the proposal further meets the Access Management Policy No. 9-14. A temporary turnaround by way of hammerhead will be constructed east of the lane, opposite to proposed Lot 1. This measure is required under the Fire Code as the lane will be longer than 90 metres, but is temporary in nature, until such time the adjacent property north will develop and continue the rear lane, connecting onto 240 Street. At such time that a turning area will no longer be needed, the turnaround will be removed and the area re-planted. 2018-429-RZ Page 4 of 7
iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following proposed variances: • Maple Ridge Zoning Bylaw No. 7600-2019, Section 603.4, Zone R-3 (Single Detached (Intensive) Urban Residential, Lot Area and Dimensions: To vary the required Lot Depth with Lane Access, from 30 metres, to a range between 28.4 to 23 metres for property lines around proposed lots 1, 2 and 3. This variance request is a result of the location of the rear lane with considerations to required absolute minimum setbacks from Seigel Creek as per the Ministry of Environment. The requested variance will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", • All lands with an average natural slope of greater than 15 percent; and • to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. vi) Advisory Design Panel: The subject application is proposing single-family residential lots and review by the Advisory Design Panel is therefore not warranted. vii) Development Information Meeting: Due to COVID safety measures, a Development Information Meeting was held virtually on February 14, 2022 from 6:00 pm to 8:00 pm, via Microsoft Teams. The applicant provided the following feedback from the meeting (see Appendix G): • Out of 217 residents being directly contacted to attend, five thought it necessary to register with two people from the same household. Four people attended the virtual meeting, representing 1.8% of the immediate neighbourhood. 2018-429-RZ Page 5 of 7
• A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: o pedestrian connectivity; and o encroachment into conservation (SPEA) and/or watercourse setbacks from Seigel Creek. • The following are provided in response to the issues raised by the public: o Residents were walked through the particulars of frontage improvements as well as the proposal for compensation and remediation of the SPEA. viii) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park on the subject property and this land will be required to be dedicated as a condition of final reading. 5. Environmental Implications: The location of Seigel Creek is impacting not only the subject property, but also the adjacent property to the north. To review the subject application not landlocking the neighbouring property, staff had worked with the applicant to provide a sketch to how the neighbour at 11062 240 Street could develop taking into considerations the required setbacks from watercourses like Seigel Creek, to be a minimum of 10 metres. The location of the lane and its design is crucial to such setback, to ensure continuing the lane is not offsetting automatic involvement of the Ministry of Environment when such setback is less than 10 metres. 6. Interdepartmental Implications: i) Engineering Department: ii) The site is currently serviced by municipal infrastructure. At the subdivision stage the applicant will be required to upgrade 240 Street to an urban standard which will include a sidewalk across the frontage. The location and design of the rear lane for vehicle access to the proposed lots is supported by the Engineering Department in conjunction with Environmental Planning. Parks. Recreation and Culture Department: The proposed dedicated Park land was considered in relation to the dedicated Park for the development directly adjacent to the south, and with the Environmental Assessment report. No trail construction is required. 2018-429-RZ Page 6 of 7
CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7514-2018, that second reading be given to Zone Amending Bylaw No. 7515-2018, and that application 2018-429-RZ be forwarded to Public Hearing. "Original signed by Mark McMullen" for Prepared by: Therese Melser Planning Technician "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 -Ortho Map Appendix C -OCP Amending Bylaw No. 7514-2018 Appendix D -Zone Amending Bylaw No. 7515-2018 Appendix E -Subdivision Plan Appendix F -Building Elevation Plans Appendix G -Development Information Meeting Summary 2018-429-RZ Page 7 of 7
CITY OF MAPLE RIDGE BYLAW NO. 7514-2018 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7514-2018." 2. Schedule 11A11, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and "Figure 1: Northeast Albion" is hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 17613 and outlined in heavy black line on Map No. 987, a copy of which is attached hereto and forms part of this bylaw, are hereby designated as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 17613 and outlined in heavy black line on Map No. 988, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of READ a second time the PUBLIC HEARING held the READ a third time the day of ADOPTED the day of PRESIDING MEMBER day of day of , 20. , 20 , 20 ,20 , 20. CORPORATE OFFICER
CITY OF MAPLE RIDGE BYLAW NO. 7515-2018 APPENDIX D A Bylaw to amend Map 11A11 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. 7515-2018.11 2. That parcel or tract of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 17613 and outlined in heavy black line on Map No. 1781 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Single Detached (Intensive) Urban 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 27th day of November, 2018. READ a second time as amended the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of ,20 ,20 , 20 , 20 CORPORATE OFFICER
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1105
During the Development Information Meeting (Public Comment Opportunity) process, there was concern regarding the impacts on the biodiversity and the natural environment from the proposed development, which is discussed later on in this report. The proposed development is similar to that of a previous development application (2013-115-RZ) which also proposed six single-family lots in a more conventional lot layout pattern and was defeated by Council at the meeting held on November 28, 2017. The applicant has therefore modified the subdivision pattern to be more sensitive to the site by utilizing a less conventional design which requires some lot width variances. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,100 per single family lot, for an estimated amount of $30,600, or such rate adopted by Council prior to third reading of this rezoning 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 Amending Bylaw No. 7832-2022 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. 7832-2022 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That Official Community Plan Amending Bylaw No. 7832-2022 be given first and second reading and forwarded to Public Hearing; 4. That Zone Amending Bylaw No. 7528-2019 be given second reading and forwarded to Public Hearing; and further 5. 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) Registration of a Bare-land Strata Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii) Amendment to Official Community Plan Schedules 11B11 and "C"; iv) Park dedication as required, including construction of equestrian trails; and removal of all debris and garbage from park land; v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive Areas (wetlands) on the subject property; vii) Registration of a Restrictive Covenant for Stormwater Management; 2019-001-RZ Page 2 of 8
viii) Registration of a Restrictive Covenant for No-Build/ No-Disturb for Environmentally Sensitive Areas; ix) Registration of a Restrictive Covenant for Tree Protection and Management; x) Registration of an Easement for Stormwater Management on Lot 2 benefitting Lot 1; xi) Registration of an Enhancement and Maintenance Agreement; xii) Removal of existing buildings and structures; xiii) Registration with Fraser Health for septic disposal and registration of a Restrictive Covenant for the protection of the septic field areas; xiv) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and xv) That a contribution be provided in keeping with Council Policy 6.31 with regard to Community Amenity Contributions applicable at the time of third reading of this rezoning application. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: 2019-001-RZ A. Tavangar Lot 1 Section 22 Township 12 New Westminster District Plan 23770 Suburban Residential Suburban Residential No General Land Use Area Plan No RS-3 (Single Detached Rural Residential) RS-2 (Single Detached Suburban Residential) Vacant RS-3 (Single Detached Rural Residential) Suburban Residential Vacant and Single-Family Residential RS-3 (Single Detached Rural Residential); and Page 3 of 8
Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous OR Companion Applications: 2. Background: RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Single-Family Residential RS-3 (Single Detached Rural Residential) Suburban Residential Single-Family Residential/ Agriculture RS-3 (Single Detached Rural Residential) Estate Suburban Residential Vacant Single-Family Residential 4.0 ha (10.0 acres) 128 Avenue Rural Standard 2019-001-SD/DVP/DP (Companion) 2015-168-DP (Previous) 2013-115-RZ/SD/DP (Previous) 2011-078-DP (Previous) The subject property has a history of development applications pertaining to the rezoning and subsequent subdivision to create six bare-land strata RS-2 (Single Detached Suburban Residential) zoned lots. The previous development application, 2013-115-RZ was defeated by Council at the meeting held on November 28, 2017. A new owner has re-applied for the same layout, after the 12-month period following the date of refusal, as per the Development Procedures Bylaw No. 5879-1999. 3. Project Description: The subject property is located outside of the Urban Area Boundary, south and east of the South Alouette River, south of the 128 Avenue road right-of-way, and west of Alouette Road (see Appendix A). An equestrian trail and Bosa Creek run along the northern property line within the 128 Avenue road right-of-way. The land slopes down to the Alouette River from the embankment on the municipal lands to the south; however, the subject property itself is relatively flat and vacant with the exception of an outbuilding. The majority of the property is densely vegetated (see Appendix 8). The applicant has submitted a proposal to rezone the property to RS-2 (Single Detached Suburban Residential) and subdivide the parcel into six bare-land strata single-family lots no less than 0.4 ha (1.0 acre) in area. In total, 1.4 ha (3.5 acres) of the site will be dedicated as park while 1.3 ha (3.2 acres) will be protected in a habitat covenant, which equates to 68.9% of the subject property being protected. The area that is being dedicated as park will be designated Conservation in the OCP (see Appendices C and D). Each lot will have its own respective on-site sewage disposal system and will have a new bare-land strata road proposed which will be accessed from 128Avenue (see Appendix E). A significant amount of environmental investigation has been done on the subject property, indicating environmentally sensitive areas at the north and the south portions of the site (see Appendix F), which will be protected through a habitat protection covenant and park dedication. 2019-001-RZ Page 4 of 8
4. Planning Analysis: i) Official Community Plan: The subject property is designated Suburban Residential and is located outside of the Urban Area Boundary. This designation permits detached single-family and duplex housing. Under the Suburban Residential designation, lots will be serviced by City water while sewage disposal is provided through a private on-site system. The proposed development would be serviced by a municipal water system. Sewage disposal will be located on each bare-land strata lot. The designation supports the proposed rezoning from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential). On September 5, 2017, Council reaffirmed the Suburban Residential designation with the following resolution: "That no changes be made to the current policies in the Official Community Plan for Estate Suburban Residential and Suburban Residential Land Use Designations, as discussed in the Council report dated September 5, 2017." On this basis, this proposal remains consistent with the OCP. However, an amendment to the OCP is required to adjust the area designated Conservation around the watercourse. ii) Zoning Bylaw: The applicant proposes to rezone the property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to enable the creation of six bare-land strata single-family lots outside of the Urban Area Boundary. The proposed development complies with minimum area and the lot depth requirements, but does not meet the minimum lot width requirements of 36.0m (118.1ft). Lot width variances would be required in order to accommodate the proposed subdivision layout. A list of the proposed variances is described below. iii) Off-Street Parking and Loading Bylaw: As per Maple Ridge Off Street Parking and Loading Amendment Bylaw No. 4350-1990, each dwelling unit will be required to provide two parking spaces with one of the parking spaces requiring that roughed-in electrical infrastructure capable of Level 2 charging for electric vehicles be present. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix G): • Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 610.41. b. To vary the minimum lot width from 36.0m (118.1ft) on the following proposed lots: o Lot 1-to reduce to 22.26m (73.0ft); o Lot 2 -to reduce to 14.37m (47.1ft); o Lot 3 -to reduce to 17.44m (57.2ft); o Lot 4 -to reduce to 26.54m (87.1ft); o Lot 5 -to reduce to 20.3m (66.6ft); and o Lot 6 -to reduce to 22.0m (72.2ft). 2019-001-RZ Page 5 of 8
The requested variances to the RS-2 (Single Detached Suburban Residential) zone will be the subject of a future Council report and are supported by staff due to the overall environmental benefit of the sensitive cul-de-sac subdivision layout proposed. v) Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The Preliminary Environmental Context map (see Appendix F) identifies areas to be protected on the subject property. Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property in designated areas that could be at risk for wildland fire; and where this risk may be reasonably abated through implementation of appropriate precautionary measures. The subject property is located within the Wildfire Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. The Watercourse Protection and Wildfire Development Permit applications will be the subject of future reports to the Director of Planning. vi) Development Information Meeting: A Development Information Meeting (Public Comment Opportunity) was held virtually between November 10, 2021, and November 22, 2021. Eight people participated in the public comment opportunity. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: • Development's impact on wildlife and ecological integrity; • Development's impact on the river landscape, including salmon spawning grounds; • Development's impact on mature vegetation; and • Wildlife/Human conflict; resulting in animals (bears) being destroyed. The following responses are provided by the consultant in response to the issues raised by the public: • The proposal is meeting the OCP designation and supported zoning; • Stormwater will need to meet the City's 3-Tier Stormwater Management Plan Requirements which requires natural on-site filtration and storm detention tanks. There will also be on-site Erosion and Sediment Control systems and monitoring requirements; • Over 60% of the subject property is either being dedicated as Park or under a Habitat Protection Covenant; • Will be up to the homeowners to properly dispose of and maintain refuse bins to reduce conflicts with bears and other wildlife. A redacted copy of the email correspondence and the consultant responses is attached to this report for Council reference (see Appendix H). vii) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. 2019-001-RZ Page 6 of 8
For this project, there is sufficient land (1.4 ha (3.5 acres)) that is proposed to be dedicated as Park on the subject property, which will be required to be dedicated as a condition offinal reading. 5. Environmental Implications: As noted above, a Watercourse Protection Development Permit and a Wildfire Development Permit are required. Approximately 2.7 ha (6.7 acres) of the 4.0 ha (10.0 acres) subject property is environmentally protected. Trees located along lot lines and the periphery are encouraged to be maintained. A Restrictive Covenant for Tree Protection and Management will be required to retain and manage clusters of healthy and mature trees on the subject property. 6. Traffic Impact: It is not anticipated that the proposed development would significantly increase traffic congestion in the area. 7. Interdepartmental Implications: i) Engineering Department: The applicant will be required to meet the servicing requirements as outlined in the Subdivision and Development Servicing Bylaw. In addition, the proposed development is required to: • Upgrade 128 Avenue to a rural local road standard (paved) across the frontage of the site; • Loop the municipal water system from Alouette Road to the existing system on Fern Crescent which will be achieved via directional drilling under the Alouette River; and • Replace the existing trail in the 128 Avenue road allowance with a 3.0m gravel access road which will serve a dual purpose for utility access and trail use. ii) Parks. Recreation and Culture Department: • 1.4 ha (3.5 acres) will be dedicated as Park; • 1.5m (5.0ft) wide equestrian trail will be constructed along the north side of 128 Avenue; and • Bioswale planting along the bare-land strata road is required. iii) Fire Department: • The bare-land strata road must be designed and constructed to accommodate heavy fire apparatus; • 11.0m (36.1ft) asphalt turning radii required for fire engines; proposed bare-land strata road meets Fire Departments requirements; and • Must consider wildfire interface for all structures and buildings. 2019-001-RZ Page 7 of 8
8. 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 4 77 of the Local Government Act. The amendment required for this application to designate a portion of the lands Conservation, 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 OCP Amending Bylaw No. 7832-2022, that second reading be given to Zone Amending Bylaw No. 7528-2019, and that application 2019-001-RZ be forwarded to Public Hearing. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. Planning Technician "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 -Ortho Map Appendix C -OCP Amending Bylaw No. 7832-2022 Appendix D -Zone Amending Bylaw No. 7528-2019 2019-001-RZ Appendix E -Proposed Subdivision Plan Appendix F -Environmental Context Map Appendix G -Proposed Variances Appendix H -DIM Comments Page 8 of 8
CITY OF MAPLE RIDGE BYLAW NO. 7832-2022 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC 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 Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7832-2022" 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Section 22 Township 12 New Westminster District Plan 23770 and outlined in heavy black line on Map No. 1053, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Section 22 Township 12 New Westminster District Plan 23770 and outlined in heavy black line on Map No. 1053, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first ti me 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. 7528-2019 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 -2019 as amended .APPENDIX D 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. 7528-2019." 2. That parcel or tract of land and premises known and described as: Lot 1 Section 22 Township 12 New Westminster District Plan 23770 and outlined in heavy black line on Map No. 1790 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (Single Detached Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 7600 -2019, as amended, and Map "A" attached thereto are hereby amended accordingly. READ a first time the 29th day of January, 2019. 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
128 Avenue ESA/(,fRK Areo=BJ2.1 m' £SA/PARK Areo=12J4.J m' 1 6 Areo=4055.8 m' Area=4000.J m1 5 Area=4064.2 m1 2 Area=4067.8 m' 3 Areo=4184.4 m' PT NW 1/4 Cllent: Orawfng Title: 4 Areo=4219.J m' / --------/ £SA/PARK Areo=/2298.4 m' / / ;--/ Aplin & Martin 1-::A,-roJe-:-. c-,-1,-------------------l Survey Sketch Plan Of 24440 128 Avenue Proposed 6 Lot Subdivision Maple Ridge, BC ~Jlat1r:nmetrlc. Propl!rtylhutr141y~ge"lhCLll'm'ltkgdarrtJ. 1h1~1Nlanil~llllldirMjtctlofhUQ'I& ------------SCALE I: 500 APPENDIX E 2 Poper Size: 34• x 22" Dote: Morch 10, 2022 File: 150258sk_SUB
November 17, 2021 Sincerely, a child.
1106,-TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7691-2020 Second Reading Zone Amending Bylaw No. 7692-2020 23939 Fern Crescent EXECUTIVE SUMMARY: April 5, 2022 2020-250-RZ cow An application has been received to rezone the subject property, located at 23939 Fern Crescent, from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential), to permit a future subdivision of approximately five lots. Council granted first reading to Zone Amending Bylaw No. 7692-2020 on January 12, 2021. The proposed RS-1b (Single Detached (Medium Density) Residential) zoning complies with the policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to amend the Conservation boundary. To accommodate the shape of the proposed lot layout, variances are being requested to the lot widths as follows: • Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 607.4 1. b. To reduce the minimum lot width from 15.0m (49.2ft) to 14.0m (45.9ft) on Proposed Lots 2 through 4. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,100 per single family lot, for an estimated amount of $25,500, or such rate adopted by Council prior to third reading of this rezoning 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 Amending Bylaw No. 7691-2020 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. 7691-2020 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That Official Community Plan Amending Bylaw No. 7691-2020 be given first and second reading and forwarded to Public Hearing; 2020-250-RZ Page 1 of 6
4. That Zone Amending Bylaw No. 7692-2020 be given second reading and forwarded to Public Hearing; and further 5. That the following terms and conditions be met prior to final reading: i) Amendment to Official Community Plan Schedule "A", Chapter 10.3, Part VI, A -Silver Valley, Figure 2 -Land Use Plan, and Figure 3D -Horse Hamlet; ii) Road dedication on Sheldrake Court as required; iii) Road dedication on Fern Crescent as required; iv) Park dedication as required, and removal of all debris and garbage from park land; v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; vi) Registration of a Restrictive Covenant for Stormwater Management on the subject property; vii) Removal of existing buildings; 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; and ix) That a contribution be provided in keeping with Council Policy 6.31 with regard to Community Amenity Contributions applicable at the time of third reading of this rezoning application. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: 2020-250-RZ Aplin & Martin Consultants Ltd. Lot 45 Section 28 Township 12 New Westminster District Plan 63118 Low Density Urban and Conservation Low Density Urban and Conservation Yes Silver Valley Yes RS_-2 (Single Detached Suburban Residential) RS-1b (Single Detached (Medium Density) Residential) Page 2 of 6
Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone Single-Family Residential RS-2 (Single Detached Suburban Residential) Low Density Urban, Conservation Single-Family Residential RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Single-Family Residential RS-2 (Single Detached Suburban Residential); RS-1b (Single Detached (Medium Density) Residential) Designation: Low Density Urban, Medium Density Residential Conservation West: Use: Zone: Designation: Single-Family Residential RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Existing Use of Property: Single-Family Residential Proposed Use of Property: Single-Family Residential Site Area: 0.4 ha (1.0 acre) Access: Sheldrake Court Servicing: Urban Standard Previous or Companion Applications: 2020-250-SD/DP/DVP 2. Project Description: The current application is proposing to rezone the subject property, located at 23939 Fern Crescent (see Appendices A and B), from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) to permit the future subdivision into approximately five single-family residential lots with parkland dedication (see Appendices C and D). Proposed Lots 1-5 will be between approximately 602.om2 (6,480.0ft2) to 685.om2 (7 ,373.3ft2) in area, with 539.om2 (5,801.8ft2) of the subject property being dedicated as Park (see Appendix E). Furthermore, an application for a Development Variance Permit will be required as the proposed lot widths of 14.0m (45.9ft) do not meet the RS-1b (Single Detached (Medium Density) Residential) zone's minimum width of 15.0m (49.2ft) for proposed Lots 2 through 4 (see Appendix F). 3. Planning Analysis: i) Official Community Plan: The subject property is located within the Silver Valley Area Plan Horse Hamlet and is currently designated Low Density Urban (93%) and Conservation (7%). The Low Density Urban designation aligns with most single-family zones, which allows low densities, ranging from 8 to 18 units per hectare, and that are located at the fringes of the 5 minute walking distance from the Horse Hamlett centre. The proposed development complies with the OCP designation, however, an OCP amendment is required to re-designate a portion of the site to Conservation to accommodate parkland dedication requirements. 2020-250-RZ Page 3 of 6
ii) Zoning Bylaw: The applicant proposes to rezone the property from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) to enable the creation of approximately five single-family residential lots and one lot being dedicated as Park. The proposed development complies with minimum area and the lot depth requirements, but does not meet the minimum lot width requirements of 15.0m (45.9 ft). Lot width variances would be required in order to accommodate the proposed subdivision layout. A list of the proposed variances is described below and attached (see Appendix F). iii) Off-Street Parking and Loading Bylaw: As per Maple Ridge Off Street Parking and Loading Amendment Bylaw No. 4350-1990, each dwelling unit will be required to provide two parking spaces with one of the parking spaces requiring that roughed-in electrical infrastructure capable of Level 2 charging for electric vehicles be present. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix F): • Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 607.4 1. b. To reduce the minimum lot width from 15.0m (49.2ft) to 14.0m (45.9ft) on Proposed Lots 2 through 4. The requested variances to the RS-1b (Single Detached (Medium Density) Residential) zone will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas (see Appendix G). Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property in designated areas that could be at risk for wildland fire; and where this risk may be reasonably abated through implementation of appropriate precautionary measures. The subject property is located within the Wildfire Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior to second reading a Registered Professional Forester's Report will be required to determine wildfire mitigation requirements. The Watercourse Protection and Wildfire Development Permit applications will be the subject of future reports to the Director of Planning. vi) Development Information Meeting: A Development Information Meeting (Public Comment Opportunity) was held virtually between February 2, 2022 and February 14, 2022. One person participated in the public comment opportunity while one e-mail was sent to Planning Department staff. A summary of the main 2020-250-RZ Page 4 of 6
comments and discussions with the attendees was provided by the applicant and include the following main points: • Concern #1: Whether or not the proposed development will affect the existing fence along the property line. • Concern #2: Increased traffic in the area (Silver Valley) due to recent development; concerned that infrastructure is not being upgraded to accommodate new developments. The following are provided by the applicant in response to the issues raised by the public: vii) • Response #1: The proposed development will not affect the existing fence along the property line. • Response #2: Engineering is aware of the concerns in the area. The area is currently under study and is being reviewed in the Strategic Transportation Plan. Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land (539.om2 (5801.7ft2)) that is proposed to be dedicated as Park on the subject property and this land will be required to be dedicated as a condition of final reading. 4. Environmental Implications: As noted above, a Watercourse Protection Development Permit and a Wildfire Development Permit are required. Approximately 539.om2 (5,801.9ft2) of the subject property will be dedicated as Park. Trees located along lot lines and the periphery are encouraged to be maintained. 5. Traffic Impact: It is not anticipated that the proposed development would significantly increase traffic congestion in the area. 6. Interdepartmental Implications: i) Engineering Department: The Engineering Department has provided comments on this rezoning development application. The only requirement to be met as part of the rezoning application is road dedication along the property's Fern Crescent and Sheldrake Court frontages, in accordance with the City's street standards. The servicing requirements for the proposed subdivision (e.g. curb, gutter, sidewalk, street lights, drainage, etc.) for the proposed development will be required through the subdivision application. All servicing will be addressed under the subdivision application. Road dedication of 1.0m is required along the Sheldrake frontage as a condition of rezoning. In addition, road dedication of 5.9m to 7.5m is required along the Fern Crescent frontage as part of the rezoning application. 2020-250-RZ Page 5 of 6
ii) Parks. Recreation and Culture Department: The Parks, Recreation, and Culture Department had no concerns with the development as propose, and supports the Park dedication. 7. Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 4 77 of the Local Government Act. The amendment required for this application to designate a portion of the lands as Conservation, 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 OCP Amending Bylaw No. 7691-2020, that second reading be given to Zone Amending Bylaw No. 7692-2020, and that Development Application No. 2020-250-RZ be forwarded to Public Hearing. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. Planning Technician "Original signed by Mark McMullen" for 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 -Ortho Map Appendix C -OCP Amending Bylaw No. 7691-2020 Appendix D -Zone Amending Bylaw No. 7692-2020 Appendix E -Proposed Subdivision Plan Appendix F -Proposed Variances Appendix G -Environmental Context Map 2020-250-RZ Page 6 of 6
CITY OF MAPLE RIDGE BYLAW NO. 7691-2020 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC 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. 7691-2020." 2. Schedule "A", Chapter 10.3, Part VI, A -Silver Valley, Figure 2 -Land Use Plan, and Figure 3D -Horse Hamlet, are hereby amended for the parcel or tract of land and premises known and described as: Lot 45 Section 28 Township 12 New Westminster District Plan 63118 and outlined in heavy black line on Map No. 1030, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 28 Township 12 New Westminster District Plan 63118 and outlined in heavy black line on Map No. 1031, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014, as amended, 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 ,20 PRESIDING MEMBER , 20 ,20 , 20 , 20 CORPORATE OFFICER
CITY OF MAPLE RIDGE BYLAW NO. 7692-2020 A Bylaw to amend Schedule 11A11 Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 -2019 as amended APPENDIX D 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. 7692-2020." 2. That parcel or tract of land and premises known and described as: Lot 45 Section 28 Township 12 New Westminster District Plan 63118 and outlined in heavy black line on Map No. 1856 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (Single Detached (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 7600 -2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of January, 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
PROPOSED SUBDIVISION PLAN OF LOT 45 SECTION 28 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 63118 SCALE 1 : 500 ALL DISTANCES ARE IN METRES AND DECIMALS THEREOF UNLESS OTHERWISE INDICATED. 10 5 0 10.0 25.0 CMC ADDRESS: 23939 FERN CRESCENT, MAPLE RIDGE PARCEL IDENTIFIER: 002-196-425 ZONING: RS1-B LOTS COMPLY WITH MINIMUM AREA (557m2) LOTS DVP TO REDUCE MINIMUM WIDTH FROM 15m TO 14m FOR LOTS 2-4 (*) A COVENANT WILL BE REQUIRED ON LOT 5 FOR A 5m (min.) BUILDING SETBACK FROM THE NORTH EAST PROPERTY LINE 5 Plan 10335 PARK 5J9 m' Pian 63!!8 LOT DIMENSIONS DERIVED FROM CHARGE(S) ON TITLE WfTHOUT REFERENCE TO SURVEY PLANS THAT MAY Amer IMPROVEMENTS: PLAN 63118 T/03096 STATUTORY RIGHT" OF WAY APPENDIX E I I I I I \ I I I I I I I I I-' 1£ \s.. '"" \o '* I I I I I I I I I "',,, ',, 46 Plan 63118 WADE & ASSOCIATES LAND SURVEYING LTD. BC LAND SURVEYORS PREPARED FOR: WEST COAST DREAM HOMES S.P. WADE, BCLS MISSION & MAPLE RIDGE PHONE: (604) 826-9561 OR 463-4753 FILE: H3080-01-R1 DATE OF DRAWING: NOVEMBER 8, 2021
1107TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7839-2022 Second Reading Zone Amending Bylaw No. 7725-2021 23103 136 Avenue EXECUTIVE SUMMARY: April 5, 2022 2021-131-RZ cow An application has been received to rezone the subject property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-2 (Single Detached (Medium Density) Urban Residential), to permit a future subdivision of approximately 20 lots. Council granted first reading to Zone Amending Bylaw No. 7725-2021 and considered the early consultation requirements for the Official Community Plan amendment on April 13, 2021. This application requires an amendment to the Official Community Plan (OCP) to redesignate the land uses from Civic and Conservation to Medium Density Residential. The minimum lot size for the current A-2 (Upland Agricultural) zone is 4.0 hectares (10 acres). This proposal is the second phase of a larger development proposal that was completed under rezoning application RZ/07 /08. The portion of the Phase 2 site that is designated Civic was in anticipation of a future school site on the subject property. However, the School District confirmed that the site would not be acquired for a school in 2012, and for this reason, the site could then be redesignated for residential uses. Ground-truthing on the site has established the developable areas, and as a result, an OCP amendment is required to amend the conservation boundaries of the land use designations to fit the site conditions. Conservation areas were previously dedicated as park under Phase 1 of this development proposal. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,100 per single family lot, for an estimated amount of $102,000, or such revised rate adopted by Council prior to third reading of this rezoning 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 Amending Bylaw No. 7839-2022 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. 7839-2022 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 2021-131-RZ Page 1 of 6
3. That it be confirmed that Official Community Plan Amending Bylaw No. 7839-2022 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Official Community Plan Amending Bylaw No. 7839-2022 be given first and second reading and forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7725-2021 be given second reading and forwarded to Public Hearing; and further 6. That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Amendment to Official Community Plan Schedule "A", Chapter 10.3, Part VI, A -Silver Valley, Figure 2 -Land Use Plan, Figure 3A -Blaney Hamlet, and Figure 4 -Trails / Open Space; iii) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; iv) Registration of a Restrictive Covenant for Stormwater Management; v) Registration of a Restrictive Covenant for Tree Protection; and vi) That a voluntary contribution be provided, in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions, as may be adopted by Council and applicable at the time of third reading of this rezoning application. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: 2021-131-RZ Gary Lycan Lot 1 Section 32 Township 12 New Westminster District Plan EPP70286 Except Plan EPP75644 Civic and Conservation MRES (Medium Density Residential) Yes Silver Valley Yes A-2 (Upland Agricultural) R-2 (Single Detached (Medium Density) Urban Residential) Page 2 of 6
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: 2. Background: Vacant A-2 (Upland Agriculture) Civic and Conservation Rural Residential RS-3 (Single Detached Rural Residential) 78% Conservation and 22% Low/Medium Density Residential Vacant A-2 (Upland Agriculture) Civic and Conservation Single Family Residential R-2 (Single Detached (Medium Density) Residential). Medium Density Residential Vacant Single Family Residential 1.152 ha. (2.85 acres) 230A Street and 136 Avenue Urban Standard This proposal is the second phase of a larger development in Silver Valley that could not proceed for residential development due to uncertainty that the site might be needed for future school and park use. At the time of the previous rezoning application, the School District was not able to clarify their intent to acquire the "Civic" designated portion of the site for the development of a school and park. As a result, the site was divided into Phase 1 and Phase 2. Phase 1 referred to those portions of the site that were designated for residential development, and could proceed largely in compliance with the Silver Valley Area plan. The subject area was categorized as Phase 2, as its "Civic" designation could not be amended until clarity was provided by the School District about the future of the site for a school. On November 15, 2012 the School District informed the City of their decision not to proceed with the purchase of the Phase 2 area. Council was concerned about the loss of the "Civic" designated area in the Blaney Hamlet. A key feature of the Silver Valley Area Plan was the clustering of park sites next to school sites in order to maximize the efficiency of civic facilities. There were questions raised if the loss of a school site would impact the opportunities for community interaction and undermine the intent of the Silver Valley Area Plan. The Area Plan policies spoke to the creation of a civic heart in each hamlet, and noted that a schooljpark combination was a desirable goal. However, other civic or community uses could serve this purpose as well. The School Board's decision prompted numerous residents to request a Community Gathering Place in the Blaney Hamlet, to compensate for the loss of a school. In response to these concerns, Council deferred the original Phase 2 proposal from proceeding to first reading. In 2019, City of Maple Ridge staff negotiated to purchase additional park space from the applicant to create a space for the community to gather in the Blaney Hamlet. Through the Recreation Concepts Community Engagement process, two Gathering Places for the Silver Valley area were supported to provide visual, social and physical centres in these neighbourhoods. To advance this vision further at this 2021-131-RZ Page 3 of 6
location, the City of Maple Ridge purchased a portion of this "Civic" designated land for additional park space to provide for this Gathering Place. This additional park/gathering space is intended to achieve the objectives noted in the Silver Valley Area Plan. On this basis, this application to develop the subject site for residential uses is supportable. 3. Project Description: This current proposal is for a 20 lot subdivision in the R-2 (Single Detached (Medium Density) Residential) zone, with road dedication connecting through 136 Avenue and 230A Street. Park dedication has been taken previously under rezoning application RZ/087 /08, and park space is provided at the southwest portion of the site. A draft subdivision plan is attached as Appendix E. 4. i. ii. iii. iv. Planning Analysis: Official Community Plan: The development site is located within the Silver Valley Area Plan and is currently designated Civic and Conservation. For the proposed development an OCP amendment will be required to re-designate the site to Medium Density Residential to allow the proposed R-2 zoning. The OCP amendment is supportable due to the decision by the School District not to locate a school on the site, thereby freeing up the site for uses other than civic uses. In addition, the ground truthing of the site under the Phase 1 application RZ/087 /08 has clarified the developable portions of the site, and provides justification for removing the Conservation designation on the subject property. Zoning Bylaw: The current application proposes to rezone the property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-2 (Single Detached (Medium Density) Urban Residential) to permit a 20 lot subdivision (see Appendix F). The minimum lot size for the current A-2 zone is 4.0 hectares (10 acres), and the minimum lot size for the proposed R-2 zone is 315 m2 (3,391 ft2). Off-Street Parking and Loading Bylaw: Under the requirements of the Off-Street Parking and Loading Bylaw, each single detached residential unit will be required to provide two parking spaces per dwelling unit. A 20 lot single detached residential subdivision will therefore require a total of 40 off-street parking spaces (2 spaces per lot). Proposed Variances: A Development Variance Permit application has been received for this project and requires approval of lot dimension variances for specific parcels. These include reduced lot widths, or reduced lot depths for several of the lots. It should be noted however, that sight lines and busy intersections will be protected with lot widths that conform to the requirements of the Zoning Bylaw. The requested variances to the R-2 zone will be the subject of a future Council report. 2021-131-RZ Page 4 of 6
v. vi. vii. Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.12 of the OCP, a Wildfire Protection Development Permit application is required to to ensure that development within the Wildfire Development Permit Area is managed to minimize the risk to property and people from wildfire urban interface hazards and to further reduce the risk of potential post-fire landslides and debris flows. Development Information Meeting: The interim process for hosting a Development Information Meeting/Public Comment Opportunity during the pandemic was utilized, with the applicant placing a newspaper advertisement and providing a 10 day response window from February 7 to 17, 2022. There was one respondent who expressed concerns about multifamily development and lack of parking. The applicant was able to address these concerns by clarifying development details, noting that the development was single family, and would be providing sufficient off-street parking on each lot (Appendix F). Parkland Requirement: For this project, the required parkland dedication has previously been provided under the Phase 1 process of this two phase development plan. No additional parkland is required. Environmental Implications: Groundtruthing of the site under the Phase 1 process has determined the developable portions of the site and provides justification for amending the Conservation boundaries previously identified in the Silver Valley Area Plan. Ongoing coordination and communications with the project's environmental consultant will be required as the project progresses. A tree management plan is also required. 5. Interdepartmental Implications: i. Engineering Department: The Engineering Department notes that 136 Avenue and 230A Street will need to be built to an urban standard. However, the required services to the subject site have been provided under the Phase 1 rezoning application (RZ/087 /08). For this reason a rezoning servicing agreement is not required. However, most of the servicing requirements (sewer, storm drainage, subdivision, street lighting, street trees, underground wiring, and watermain) will need to be provided as a condition of subdivision. Road dedication for the internal road will also need to be provided in the subdivision stage. ii. Parks, Recreation and Culture Department: As noted in the background in this report, this proposal has previously involved the Parks, Recreation and Culture Department in securing community space to meet the objectives of the Silver Valley Area Plan. iii. License, Permits and Bylaws Department: This Department commented that this proposal will require a Comprehensive Stormwater Management Plan including 3 Tier Calculations, registration on title of the Stormwater Management Plan, and the Geotechnical report must also be registered on title. 2021-131-RZ Page 5 of 6
6. 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 4 77 of the Local Government Act. The amendment required for this application, from Civic and Conservation to Medium Density Residential, 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. 7. Citizen/Customer Implications: Opportunities for public comment have been provided through the Development Information Meeting that was hosted by the applicant. Additional opportunities will be provided during the Public Hearing and also through the neighbour notification that will occur with the concurrent Development Variance application. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7839-2022, that second reading be given to Zone Amending Bylaw No. 7725-2021, and that application 2021-131-RZ be forwarded to Public Hearing. "Original signed by Diana Hall" Prepared by: Diana Hall, MA, MCIP, RPP Planner 2 "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 -Ortho Map Appendix C -OCP Amending Bylaw No. 7839-2022 Appendix D -Zone Amending Bylaw No. 7725-2021 Appendix E -Subdivision Plan Appendix F -Summary of Development Information Meeting/ Public Comment Opportunity 2021-131-RZ Page 6 of 6
CITY OF MAPLE RIDGE BYLAW NO. 7839-2022 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC 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. 7839-2022." 2. Schedule "A", Chapter 10.3, Part VI, A -Silver Valley, Figure 2 -Land Use Plan, and Figure 3A -Blaney Hamlet are hereby amended for the parcel or tract of land and premises known and described as: Lot 1 Section 32 Township 12 New Westminster District Plan EPP70286 and outlined in heavy black line on Map No. 1057, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 3. Schedule "A", Chapter 10.3, Part VI, A -Silver Valley, Figure 4 -Trails/ Open Space is hereby amended for the parcel or tract of land and premises known and described as: Lot 1 Section 32 Township 12 New Westminster District Plan EPP70286 and outlined in heavy black line on Map No. 1058, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended 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 ,20 PRESIDING MEMBER ,20 , 20 ,20 , 20 CORPORATE OFFICER
CITY OF MAPLE RIDGE BYLAW NO. 7725-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIX D 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. 7725-2021.11 2. That parcel or tract of land and premises known and described as: Lot 1 Section 32 Township 12 New Westminster District Plan EPP70286 and outlined in heavy black line on Map No. 1876 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Single Detached (Medium 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 13th day of April, 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
<o.G!:, /....... b:J ~ V) APPENDIX E J PLAN BCP43237 391.976 46.399 125.641 PARK PLAN EPP27588 'l i§ 1-----------------------,,--,-=---------------------;1 IJJ.2J7 ~ /:J ,f i Lot A ~ PLAN EPP27588 a PARK P N EPP44 '46 o"g,5o_!!.6 ____ B.4.:.;.4 __ 81.68 -------------"-=------------,,f"'\4• ~8 :~ Road 18.62 I. 9 11.79 ·;;...--_.:..--...-__,.,-=-__,.-...,.,..,,,,--.--1"""1.=19,--.....----2""'1."""D0,------..3X3 ""sr,,.. 8 J97.5 m2 ~ ····,s:&i ... 4 ~ 5 ill " " "' "' J25.8 m2 11.79 'l p ~ ~~ ~~ ~ & -1'" 'i {toss 6 ~ " "' 7 ~1------.J"""o.oo=----~ 324.8 m2 J2J.7 m2 ~fx',9m 9 · J2J.6 m2 Pf 4N EPP70286 JO.DO 11,79 11.79 43.88 10 ~ g 3 J2J.6 m2 436.5 m2 JO.DO J9,56 11 ~~ ,-.:0> 2 J2J.6 m2 i l..._ 4DO.I m2 J0.02 J6.92 ~ 12 ~~ J2B.J m2 g JB0.5 m2 JS.BO Jl.14 J6.0I 13 J40.I m2 Jl.97 14 J52.I m2 J2.99 PARK 15 PLAN EPP44846 J51.8 m2 2f·43 907J' ~,I., .. 1 1 -~ -lori27.77 o a~ 7 ::a C) Q Q 18.DO ,s.oO 1s.o0 ~······· IQ "' 18.00 18.00 18.00 22.JJ FUTURE E.S.A. .............. 22.5 22.5 FUTURE R-2 L TS MIN 315 m2/2 m DEEP *BONUS 11 m DE 22.51 42. 15 Rem 2 PLAN EPP702B 136th A VENUE Land Surveying Ltd 22371 St. Anne Avenue, Maple Ridge, BC Phone: 604-463-2509 Fox: 604-463-4501 Client: Project: Camp ton Services Camp ton 20 Lots (Phase 2) SCALE 1 : 500 0 25 50 m i-------I Drawing Title: Paper Size: 22" x 17" Date: January 31, 2013 Revised: February 8, 2021 Proposed 20 Lot Subdivision Over Lot 1 Sec. 32 Tp. 12 NWD Plan EPP70286 Except Plan EPP75644 File: MR12-753sk_SU8_19_rev4
APPENDIXF File Number 2021-131-RZ Summary of Public Comment Opportunity for Proposed Development at 23103 -136 Avenue Neighbours were invited to participate in a Public Comment Opportunity to review and provide comments on the proposed development at 23103 -136 Avenue, Maple Ridge. The comment window was from February 1 to 17, 2022. There was one respondent who had the following questions: 1.Question: The size the property is to be reduced by over a 100 sq. m. Applicant's response: The overall size of the lots are not being reduced, just the width by 0.5 meters. The minimum lot area for the R-2 zone is 315 sq. m. The lot size in the proposed application is 325 sq. m. to 437 sq. m. 2. Question: Is there a plan for the type of housing to be placed on this lots and garage and driveways. Applicant's response: The plan for the type of housing to be constructed on this site would be substantially the same as the existing homes on the west side of 230 A Street which is also an R-2 zone. 3. Question: will there be sufficient parking for the owners to park in their own driveways, as no one uses their garage, and not be parking on the street. Applicant's response: The R-2 zone is defined as Single Family Medium Density Urban. This zone requires a garage setback {driveway) of 5.5 m to allow parking off the street in front of the garage. In addition, a total of 17 of the 20 proposed lots will front a new internal road where most of the street parking would likely occur. 4. Question: Will these properties be allowed suites? Planning response: The R-2 Zone does not allow secondary suites, although temporary residential uses are allowed.
1108[41-mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer Development Variance Permit 12841 235A Street EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: April 5, 2022 2017 -184-DVP cow Development Variance Permit application 2017-184-DVP has been received for the subject property, located at 12841 235A Street, to reduce the front yard setback for a house facing 235A Street. The requested variance is to: 1. Reduce the front yard setback from 7 .5 metres to 6.0 metres. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2017-184-DVP respecting property located at 12841 235A Street. DISCUSSION: a) Background Context Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: 2017-184-DVP Aplin & Martin Consultants (David Laird) Lot 1 Section 28 Township 12 New Westminster District Plan EPP60067 Estate Suburban Residential Estate Suburban Residential RS-2 (Single Detached Suburban Residential) RS-2 (Single Detached Suburban Residential) Park RS-2 (Single Detached Suburban Residential) Forest Single Family RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Page 1 of 3
East: Use: Zone: Designation: West: Use: Zone: Designation: Single Family RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Single Family RS-2 (Single Detached Suburban Residential) Estate Suburban Residential Existing Use of Property: Suburban Residential Proposed Use of Property: Suburban Residential Site Area: 0.128 ha (0.31 acres) Access: 235A Street Servicing requirement: Urban Standard Previous Applications: 2017-184-RZ and 2017-184-SD b) Project Description: The subject property is a lot that was recently created as part of a larger subdivision application (2017-184-SD) (see Appendices A and B). The larger subdivision applied the density bonus provision outlined in the Maple_ Ridge Official Community Plan by providing additional park space, which faciliated the retention of large strands of mature trees on a newly created Park lot that lies directly to the north of the subject property. Because of the Park dedication to the north and the alignment of 235A Street, the subject property was created with an irregular shape. As a result of this particular shape, it has become difficult to achieve a suitable house size, without some form of variance for the subject lot. The property owner is therefore asking for a variance to the front yard setback to reduce the requirements from 7.5 metres, down to 6.0 metres. c) 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 variance and rationale for support are described below (see Appendices Band C): 1. Maple Ridge Zoning Bylaw No 7600-2019, Part 6, Section 610, 610. 7, 1) a): To reduce the setback for buildings and structures for single detached residential from 7 .5 metres to 6.0 metres. The variance is appropriate in this case as the lot is irregularly shaped and adhering to the 7.5 metre setback would result in a much smaller house than those on the surrounding lots. The variance being sought is relatively minor and will result in the owner being able to construct a house that is similar in size to those in the surrounding neighbourhood. The proposed 6.0 metre front yard setback is also consistent with the front yard setback in some of the other more intensive single-family zones in Maple Ridge. The 6.0 metre setback in these other zones has demonstrated that a suitable house design is still suitable with the proposed setback. 2017-184-DVP Page 2 of 3
d) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: The proposed variance is supported because because it will allow the construction of a suitably designed home on an irregularly shaped lot. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2017-184-DVP. "Original signed by Rene Tardif" Prepared by: Rene Tardif, BA, M.PL Planner "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Plan Showing Proposed Variance 2017-184-DVP Page 3 of 3
1109IOklM• TO: maple ridge.ca City of Maple Ridge His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: April 5, 2022 2021-493-DVP cow SUBJECT: Development Variance Permit and Payment-in-lieu of Parking 22311119 Avenue EXECUTIVE SUMMARY: Development Variance Permit application 2021-493-DVP has been received to reduce the number of parking spaces required for a Group Child Care Centre. The proposed facility would have a capacity of 49 children and 10 staff in a former law office building. The applicant has requested the following variance to facilitate the proposed use: • To reduce the number of parking spaces required from 22 spaces to the 8 spaces that predate the Parking Bylaw and meet the Zoning Bylaw corner access requirements. While there are nine existing parking spaces on site, one space is being removed to meet the Zoning Bylaw's corner access requirements and improve road safety. In order to create an outdoor play area for the Group Child Care Centre, the applicant is proposing to remove four existing parking spaces and provide a payment-in-lieu for these four parking spaces. No payment is required for the space being removed to address road safety concerns. The applicable payment-in-lieu rate is the former rate of $12,500 per non-residential space due to the applicant originally applying for a Development Variance Permit prior to the fee increase. The payment-in-lieu rate for four parking spaces is $50,000. RECOMMENDATIONS: 1. That the Corporate Officer be authorized to sign and seal 2021-493-DVP respecting the property located at 22311119 Avenue; and further 2. That payment is received in the amount of $50,000.00 for four parking spaces through the Payment In-lieu Option in the Off-Street Parking and Loading Bylaw No. 4350-1990 respecting property located at 22311119 Avenue. DISCUSSION: a) Background Context Applicant: Legal Description: 2021-493-DVP JaesungJung Lot 1 District Lot 398 New Westminster Plan 10305 Page 1 of 6
OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: West/ Northwest/ Southwest: South: East: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: Lot Size: b) Project Description: Flexible Mixed-Use Flexible Mixed-Use C-3 (Town Centre Commercial) C-3 (Town Centre Commercial) Commercial, Assisted Living Residence C-3 (Town Centre Commercial) Flexible Mixed-Use Multi-Family Residential RM-3 (Medium/High Density Apartment Residential) Low-Rise Apartment Commercial C-3 (Town Centre Commercial) Flexible Mixed-Use City-owned Parking, Commercial C-3 (Town Centre Commercial) Flexible Mixed-Use Professional Services (law office) Assembly (Group Child Care) Rear lane via 223 Street Urban Standard 737m2 (7 ,933ft2) The applicant is proposing to renovate a law office building to create a Group Child Care Centre with a capacity of 49 children with 10 staff (see Appendices A and 8). The renovations will be mostly internal to meet the BC Building Code and Fraser Health Authority requirements. The main external change to the subject property will be the required addition of an outdoor play area. The current building covers 350m2 of the 733m2 subject site and the outdoor play area will cover a further 235m2 (see Appendix C). The potential for parking is reduced on the remaining 148m2 site area by walkways, a garbage enclosure, and the Zoning Bylaw not permitting access within 7 .5m of the corner area of the rear lane and 223 Street. One existing space is being removed to meet the Zoning Bylaw vehicle access requirement and four spaces are being removed for the outdoor play area. The applicant would need to provide the payment-in-lieu of the four parking spaces required as outlined below. The applicant had originally applied for a Development Permit, but as per the Development Permit Area Exemptions under Section 8.4.1. (c) and (d) of the Official Community Plan, a Development Permit application is not required as the applicant is not proposing significant exterior alterations to the existing building. 2021-493-DVP Page 2 of 6
c) Parking Variance and Payment-in-Lieu Analysis: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 establishes the minimum parking requirements for particular uses. A Development Variance Permit allows Council some flexibility in the approval process. The applicant proposes the following variance: 1. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, Schedule A 10.3 To reduce the required parking spaces from 22 to the 8 current spaces that meet the Zoning Bylaw's corner access requirements regarding road safety, predate the existing Parking Bylaw, and are grandfathered for the building for the previous law office use. Additionally, a payment-in-lieu of providing four parking spaces is requested to reduce the number of required spaces from eight to four. Requirements and payment-in-lieu rates are provided later below. Justification and Background: The importance of childcare centres has been highlighted by the Provincial and Federal Governments' Multilateral Early Learning and Child Care Framework. On Page 1 of the report, the Federal Government recognizes that "the evidence is clear that there are positive relationships between quality early learning and child care, especially for less advantaged children, parental Jabour market participation, especially for women, and child developmental outcomes." This is reflected in the City's Child Care Strategy and Chapter 4-22 of the Official Community Plan that states that the City "encourages the development of accessible quality child care facilities throughout the community". The Planning Department recognizes that the requirements for the Group Child Care use in the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 are based on old standards and are overly onerous for existing buildings in the Town Centre. The Group Child Care parking rate requires 37 spaces for the subject site's building. The Maple Ridge Town Centre Parking Standards in the Bylaw under Schedule D reduce the parking requirements for seven non-residential uses, but not specifically the Group Child Care use. A variety of uses have been able to use the Large Retail Use rate when not specifically referenced in the Town Centre standard. This rate would require the applicant to provide 22 spaces for the subject site instead of 37 spaces. The table below displays the two Maple Ridge calculations that can be applied to the applicant. The parking rates for nearby cities for a similar child care use with 49 children, 10 staff, and 728m2 of gross floor area are also shown. Maple Ridge: Maple Ridge: Port Coquitlam Coquitlam Pitt Meadows Group Child Care Town Centre Rate Parking 1 per 3 per 1 per 1 per 1 per Rate 20m2 GFA 100m2 GFA 10 children staff member 93m2GFA Spaces 37 22 5 10 8 Required There is a very limited availability of suitable child care sites within the core of the Town Centre that could provide either 37 or 22 parking spaces. The subject building was built in 1976 and does not meet the Bylaw for the existing office use as the Bylaw came into effect in 1990. There are currently nine parking spaces, however, one does not meet the Zoning Bylaw's restriction of vehicle access on a corner of a lot between a road and lane. This results in eight parking spaces on the subject site that conform to the Zoning Bylaw. 2021-493-DVP Page 3 of 6
Since the Zoning and Parking Bylaws have been updated after the construction of the building and its parking spaces, there is effectively a 'grandfathering' of the eight parking spaces for the office use that conform to the both Bylaws. The applicant is requesting a Development Variance Permit to reduce the required number of parking spaces for a Group Child Care from the Town Centre standard of 22 to 8 spaces, the grandfathered rate of the previous use of the building. Due to the Zoning Bylaw restricting access on the corner and the requirement for an outdoor play area for a child care use, the applicant is only able to provide four of the eight grandfathered spaces. The breakdown of parking rates and fees is presented below: Breakdown of Parking Requirements and Cash-in-Lieu Values Current rate for Large Grandfathering of Retail Units (over 300m2) eight parking spaces Parking spaces required for 22 (3 per 1oom2 GFA) 8 728m2GFA Difference between requirement 18 4 and 4 proposed spaces Cash-in-lieu for providing 4 spaces $225,000 $50,000 The subject site offers little opportunity for parking but there are approximately 26 street parking spaces in front of the subject site and four adjacent buildings on 119 Avenue. In addition to street parking, the City-owned parking lot at 22335 and 22343 119 Avenue has 40 parking spaces within 40 metres of the subject site. The applicant has stated that they did communicate with the Downtown Parking Society and there were vacant parking spaces available to rent. The applicant has stated that roughly half of their staff at other centres commute by car while others carpool or take transit. The proposed total of 49 children includes 24 spaces for infants and toddlers (under 36 months) and 25 spaces for children aged three to five. The hours of operation will span from 7:30am to 5:30pm. According to the applicant, most parents drop off their children at the applicant's other centres in New Westminster and Coquitlam from 7:30-8:30am, but not all at once as the parents have different working schedules. A few more drop offs occur in the following hour with almost no drop offs happening after 9:30am. Parents pick up children from 1pm to 5:30pm with the majority occuring between 3:30pm-5:30pm. According the applicant, the other centers have 90% of the parents being local and 10% of them coming from other municipalities. About half of the parents commute by car, 35% by transit and 15% by foot. The applicant states that, having two different age groups, 25-35% of children enrolled are siblings which reduce the number of pickups. While there is ample street parking, the subject site's building is built along the property lines on 119 Avenue and 223 Street. Both streets' sidewalks are narrow and contain obstacles including utility poles, street trees, and sign poles. There is only one painted crosswalk and the subject building blocks the visual clearance on that corner providing poor visibility. The limited pedestrian infrastructure and possible traffic confusion with the one-way street of 119 Avenue may cause an increased likelihood of collision, especially if a child care centre with 49 children and 10 staff rely on the street parking for dropping-off children by pulling into the spaces and then backing out. It is expected that due to the age of the subject site's building and the site's proximity to the City Centre, the site will be redeveloped in the near future. During possible future redevelopment, the off-site street upgrades can address the road safety issues raised. 2021-493-DVP Page 4 of 6
It is important that the child care centre does not create any traffic and safety concerns on the corner of two streets and the rear lane. As Maple Ridge and its Town Centre grows, there is an expectation that more residents will utilize vital services such as child care by walking, transiting, and other non-vehicular modes of travel. There are numerous apartment buildings near the site and this is expected to grow significantly with the Lougheed Transit Corridor Area Plan and nearby developments in the Town Centre such as ERA Maple Ridge. While the street parking on 119 Avenue was not designed for pick-ups and drop-offs, the spaced-out times of drop off and especially pick up times reduce the risk of traffic and safety concerns. The increasing number of residents in the Town Centre using alternative modes of transportation also further reduce the demand for parking. d) Council Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. Additionally, in accordance with the Maple Ridge Off-Street Parking and Loading Amending Bylaw No. 7795-2021, 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. CONCLUSION: In order to create an outdoor play area for the Group Child Care Centre, the applicant is proposing to remove four existing parking spaces and provide a payment-in-lieu for these four parking spaces. A fifth existing spot is being removed to meet the Zoning Bylaw's vehicle corner access requirements and no payment is required for the fifth spot. The payment-in-lieu rate for four parking spaces is $50,000. Based on the need of child care in Town Centre and the limited availability of sites within the Town Centre that can meet the Parking Bylaw's high parking rates, it is recommended that Council approves Development Variance Permit 2021-493-DVP and accepts $50,000 as payment-in-lieu of four parking spaces. This reduces the required spaces for the proposed Group Child Care Centre at 22311119 Avenue from 22 to four spaces. 2021-493-DVP Page 5 of 6
"Original signed by Brandon Djordjevich" Prepared by: Brandon Djordjevich, M.PL Planning Technician "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Plan 2021-493-DVP Page 6 of 6
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Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Accompanying Application: b) Project Description: R-2 (Urban Residential District), R-3 (Special Amenity Residential District), and RS-3 (One Family Rural Residential) R-2 (Urban Residential District), R-3 (Special Amenity Residential District), and RS-3 (One Family Rural Residential) Conservation RS-3 (One Family Rural Residential) Conservation Single-Family Residential RS-3 (One Family Rural Residential) Suburban Residential and Low/Medium Density Residential (endorsed as Single Family in the NE Albion Area Plan) Single-Family Residential RS-3 (One Family Rural Residential) Suburban Residential Vacant (recently subdivided into single-family lots) R-3 (Special Amenity Residential District) Single-Family Residential Vacant Single-Family Residential 1.08 ha (2.7 acres) Lane Urban Standard 2019-128-SD The subject properties, located at 25123 and 25171 112 Avenue (see Appendices A and 8), were recently rezoned from the RS-3 (One Family Rural Residential) zone to the R-2 (Urban Residential District) and R-3 (Special Amenity Residential District) zones. The single-family subdivision was split into two phases, with 55 single-family lots created in the first phase, and 28 single-family lots proposed in Phase 2 currently bring considered (see Appendix C). The six R-2 (Urban Residential District) zoned lots in Phase 2 of the subdivision are not subject to the Intensive Residential Development Permit. This Intensive Residential Development Permit is for the remaining 22 single-family R-3 (Special Amenity Residential District) zoned lots, located in Phase 2 of the proposed subdivision. The homes are two-storeys at the front, three-storeys in the rear, with three bedrooms and a basement, to be accessed from a rear lane. The homes have a variety of eight different modern farmhouse designs (see Appendix D). All homes face the street with entry doors and sidewalks connecting to the public realm while restricting the cars and service areas to the lanes. The transition from public streets and parks to private lots is clearly defined through the landscaping and visual architectural markers (see Appendix E). The R-3 (Special Amenity Residential District) zoned lots are proposed to have detached two-car garages accessed from a rear lane. 2021-264-DP Page 2 of 4
c) Planning Analysis: Official Community Plan Pursuant to Sections 8.8 Intensive Residential Development Permit Area Guidelines of the Official Community Plan (OCP), an Intensive Residential Development Permit is required for all new Intensive Residential developments with R-3 (Special Amenity Residential District) zoning. The purpose of an Intensive Residential Development Permit is to provide a greater emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. The key guidelines for the development permit area are as follows, with the architectural designer's response below: a) Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. EP/C's Kanaka Springs is providing product diversity across the spectrum from purpose-built rental to detached single-family. This intensive residential DP application focuses on R-3 single-family Jots that will be the starter-price product for detached housing. This community will be supported with environmental preservation, a network of walking trails, local commercial space, and a future neighbourhood park. The architectural theme will be modern farmhouse. b) A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. All the lots will provide detached garages for parking accessed via the rear Jane. The single-family homes will provide direct pedestrian access to the fronting municipal road. The streetscape will feature eight different elevations and a multitude of color schemes that will provide the desired variety of housing. Zoning Bylaw Council approved the rezoning for the subject properties to the R-2 (Urban Residential District) and R-3 (Special Amenity Residential District) zones on May 25, 2021 (see Appendix C). A variance for the lot depth for the R-3 (Special Amenity Residential District) zoned lots was approved on September 14, 2021. Off-Street Parking and Loading Bylaw The Off-Street Parking and Loading Bylaw No. 4350-1990 requires two parking spaces per dwelling unit. The applicant is proposing detached double car garages, accessed from a rear lane for the proposed R-3 (Special Amenity Residential District) zoned lots. d) 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 of $56,113.20, the security will be $56,113.20. 2021-264-DP Page 3 of 4
CONCLUSION: This Intensive Residential Development Permit is for 22 single-family R-3 (Special Amenity Residential District) zoned lots within Phase 2 of the subdivision, located along 112 Avenue and 252 Street. Staff have reviewed the proposal and are satisfied that it complies with the Intensive Residential Development Permit Guidelines of the OCP for form and character. It is recommended that the Corporate Officer be authorized to sign and seal 2021-264-DP respecting the subject properties for Phase 2 of the subdivision. "Original signed by Mark McMullen" for Prepared by: Michelle Baski, AScT, MA 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" for Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Photo Appendix C -Proposed Subdivision Plan Appendix D -Proposed Building Elevations and Streetscapes Appendix E -Proposed Landscaping Plans 2021-264-DP Page 4 of 4
SUBDIVISION PLAN PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: 83LOT SUBDIV. @ 25057 2 MAPLE RIDGE. BC 5123• 25171 -112 AVE .. APPENDIXC
STREETSCAPE 42-61 0:::: w z.-0:::: '° Qt-uO I __J <( N APPENDIX D PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: l:300 ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 =•Lf778) 862-4Q34 lt-~:::-:".:'"--:-:----------i~----:-------i, ... ~ cwallcareye·gma,l.com LOTS 42 -61 DRAWN: C.CAREY SUBDIV.@ 25057. 25123, 25171 -112 AVE .. MAPLE RIDGE. BC PAGE: 4
STREETSCAPE COLE CAREY ARCHITECTURAL DESIGNER '""' (778) 862-4034 !•.·•t.. cwoi!carey·g·gma1i.com PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 42-77 SUBDIV. @25057, 25123, 25171 -112 AVE., MAPLE RIDGE, BC PLAN: EH-2020-84 SCALE: 1 :300 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 3
I'-. u 2: 0 _J '() I'-. co l-o _J l.() I'-. <( l-o _J "-I'" u"' N 1-0 _J (0 co I'-. N 1-0 _J N I'-. <( 1-NO _J I'-. u l-o _J 0 I'-. co l-o _J 0.. <( ~ STREETSCAPE 69-77 _J PROPOSED PROJECT FOR: PLAN: EH-2020-8-4 COLE CAREY EPIC HOMES SCALE: l :300 ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 ,.~,,{778)862·4034 ll-""".'"'.:C"""""'~,-----------11--------;1 ..,., cwailcarey•'gmrnl.cam LOTS 69-77 DRAWN: C.CAREY SUBDIV. @25057. 25123, 25171 -112 AVE., MAPLE RIDGE. BC PAGE: 5
i i;'"'l'12.01M] · 3'(0.92M] 4'(1.22MJ '[0.92M\ 4'[1.22MJ X Lone 16'[4.87MJ , L __ J ___ L, 7. 93 I I DRIVEWAY I ,PERV/OUS PAVERS ~ 1T-6"(5.32MJ ~ DETACHED ! GARAGE ~ DECK 18'(5.49MJ PRINCIPAL DWELLING 1. 5mSTING ~ EXCEPTION ci. ~ b t! ~ b ;J, RAJL V.000 FENCE (SEE FENCE DETAILS PG.) ALONG FRONT PROP, LINE 112th A venue I SITE PLAN I SCALE:1:150 2'[ .60M[ 2'[ .60M] FLOOR AREA: MAIN FLOOR UPPER FLOOR BASEMENT OUTDOOR SPACE PORCHNERANDA DECKS TOTAL 721 SQFT. 668SO.FT. 710SQFT. 54SQFT. 48SQFT. 102SO.FT. ASPHALT SHINGLES 3'(0.91MJ HARDIE SIDING W/1X6WOOD CORNERS @FRONT 4'(1.22MJ I FRONTELEVATION I SCALE: 1:100 PROPOSED PROJECT FOR: COLE CAREY EPIC HOMES ADDRESS: ARCHITECTURAL DESIGNER '=·< {778) 862-4034 LOTS 43, 49, 55, 63. 69, 75 KEY STONE GABLE CAP (TYP.) ALUM. GUARDRAIL HARDIE BOARD & BATTEN SIDING METAL ROOFING 4X4 BRACES 8X8WOOD POSTS W/COLLARS ATTOP&BOT. MODEL 'JA' PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 SUBDIV. @ 25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC DRAWN: C.CAREY PAGE: 6
t-T I I I I J ~ !I ~, I I l l I I -... --I 1 ,-',, 18' [549M] -- ----SUNK. PATIO I I~ UNFINISHED BASEMENT --I ... -... -J_ ______ ____. BASEMENT: 710 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN MODEL '1A' HARDIE SIDING W/1X6WOOD CORNERS @FRONT ASPHALT SHINGLES I FRONT ELEV A TION I ...___,___,,, gl-----l;a~ VINYL SIDING___, !===::!::::==~=~=======J COLE CAREY ARCHITECTURAL DESIGNER •=·' {778) 862-4034 [u•1.-cwollcarey•::!'gmoil.com \ -~ ,:, 1--1--~ ~ o,"='~~ ~ a~ ~ ,_ E~ I I--I--,__ I== REAR ELEV A TION PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 43. 49, 55. 63. 69, 75 SUBDIV.@ 25057, 25123. 25171 -112 AVE .. MAPLE RIDGE. BC I I METAL ROOFING 4X4 BRACES (TYP.) ~ 8X8 POSTS WRAPPED mm PLAN: EH-2020-84 SCALE: l : l 00 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 8
I RIGHT ELEV A TION I --------r-r / I I I ii I 1tv : I B I VINYL SIDING I MODEL 'JA' ~ --i-r ~------------~ I I : ~ I I I-ii D lit 1·1 D I 1 l 1 PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1 : 125 ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 •=·<{778) 862-4034 11---------,,,--,-,--------t~-------tl ,,,., cwollcareye•grno1i.com LOTS 43. 49, 55. 63. 69, 75 DRAWN: C.CAREY SUBDIV.@ 25057, 25123, 25171 -112 AVE., MAPLE RIDGE, BC PAGE: 9
Lane 16'(4.87MJ + I~ I I 17.93 . ·--t-[ L DRIVEWA y I ~ 21 ~ 1 ~,rE"TTS--1---+--t _L I __j___ 17~(5.32MJ I a-----1----------1• ~'li\-. rt!~ --~+~ :f I --l-:." DETACHED ;i GARAGE ~ + ~2.01MJ ,.. ~ ± f2. ~ b i _!l.-:::;i;:::::is ~I~~· ~~ __ 3'(0.92MJ 2'( .SOM] 2'( .SOM] 4'(1.22MJ ~ ~ DECK .. SUNK. I PATIO 4' ( .22MJ W(0.92M\ r---------'--, . • 1 4'(1.22MJ ~J ll ~ Llf1EOF m X ;2s:~~NG~~ EXCEPTION ci. ~ b tl ~ ~ 18'(5.49MJ PRINCIPAL DWELLING ] PORCH ! rxi rx ~ RAJLWJODFENCE--1 1i~i6~R~~~:6l: ~-~ 112th A venue I SITE PLAN I SCALE: 1:150 3'(0.91MJ 4'(1.22MJ PROJECT INFORMATION CIVIC ADDRESS: LOTS44,50,56,64,70.76 SUBDt\/.'i 25057, 25123. 25171-112A\/E. LOT ZONING / SIZE: ZONING:R3 LOT COVERAGE: PERMITIED. (50%) PROPOSED; 1195SQFT. 1181SUFT. MAIN FLOOR 721 SO.FT. UPPER FLOOR 668 SQ.FT. BASEMENT 710 SQ.FT. TOT AL FLOOR AREA 2468 SQFT. OUTDOOR SPACE PORCHNERANDA 54 SO.FT. DECKS 48 SO.FT. TOT AL 102 SQFT. SETBACKS: ~ 30m ASPHALT SHINGLES HARDIE SIDING REAR 13.00m RIGHT SIDE 1.2m LEFT SIDE I FRONT ELEV A TION I COLE CAREY ARCHITECTURAL DESIGNER ,cD,< (778] 862-4034 £•.'•L cwolicoreyg,'gmail.com SCALE: 1:100 PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 44, 50, 56, 64. 70, 76 SUBDIV. @ 25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) MODEL 'JB' PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 10
t-18' [549M] ------I I SUNK. PATIO I . T I _[ I r-L) I I I ~' !I ~, I I I I J_ ~ SYSTEM [)• DRAIN UTIL. ~ ~ /I' ,.. ~ BASEMENT: 710 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN MODEL 'JB' UNFINISHED BASEMENT ~' I i---• -i-ASPHALT SHINGLES HARDIE SIDING 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) 8X8WOOD POSTS 1W/COLLARS AT TOP& BOT. t---r--1,, g,____.Ej§ VINYL--lf~==~~~~~~======~ SIDING ( _I I ~w wt~ \ BXBPOSTS -1:.11 Iii Il ~~ 'i n~mm r---~~ j q~(~~ --11--------1 111,f----tl 11=====1, 111111---,1 REAR ELEV A TION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1 : 1 00 ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 I l--,-L....,..O=Ts...,.4.,..4.-,50-, 5=6-. 6,...,.4,-=7=0,-=-76~------; ~-DR_A_W_N_: -C-.C-A-RE-Y-11 SUBDIV. @25057, 25123, 25171 -112 AVE .. ,~•,L {778) 862-4034 ,,..,L cwo!lcarey1:rgma1l.com MAPLE RIDGE. BC PAGE: 12
D·l------1 ,_,._---1 ......... o'-------1D 1'====11::=====I t=============sY6~i~ I RIGHT ELEV A TION I ~ ~--T --~ I I r-r / ~ I 111 I I / ~ 1: 111 I 1rv Iii : I 1"1 I 1 I I 1 VINYL SIDING I LEFT ELEV A TION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1:125 MODEL '1B' A~;~i'ifa?J~~4~\ DESIGNER I ~A=.D:..:DR=ES::S.:...: ----------11--DA_T_E:_2_6.;_/0_2..:_/2_0_20-II ,,,.L cwailcareye'g,na1i.com LOTS 44, 50, 56, 64, 70, 76 DRAWN: C.CAREY ~u:~~:R~~;s;/5123. 25171 -112 AVE., PAGE: 13
~2.01MJ Lone 16'{4.87M] 17-6" (5.32M] ~ DETACHED !!!. GARAGE t ~ ~ ,;. 11---l=;;=;=;=.=;=F===;i b 11 LI 0 3'{0.92MJ ~ 1.25mSWlG EXCEPTION DECK 4'{1.22MJ '{0.92M\ ~·-· 4' {1.22MJ1 I RAILV.tJOOFENCE__J (SEE FENCE DETAILS PG.) ALONG FROUT PROP. LINE 18'{5.49MJ PRINCIPAL DWELLING .· 11SUNK., n! __ PATIO ] 112th A venue SITE PLAN SCALE: 1:150 2'{ .60MJ 2'{ .60MJ 4'{ .22MJ 3'{0.91MJ PROJECT INFORMATION CIVIC ADDRESS: LOTS45,51,57. 65, 71. 77 SUBOIV. ,g 25057. 25123, 25171 112 AVE. LOT ZONING/ SIZE: E: PERMITTED· (50%) PROPOSED FLOOR AREA: t.lAINFLOOR UPPER FLOOR BASEMENT TOT AL FLOOR AREA OUTDOOR SPACE 2390SO.FT. 1195SO.FT. 1rn1SO.FT, 721SO.FT. 668SQFT. 710SO.FT. PORCHNERANDA 54 SO.FT. DECKS: 48 SO.FT. TOTAL 102 SO.FT. SETBACKS: FRONT a.om REAR: 13.00m RIGHT SIDE 1.2m LEFT SIDE 1.2m ASPHALT SHINGLES KEY STONE GABLE CAP (TYP.) 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING METAL ROOFING HARDIE SIDING 8X8WOOD POSTS W/COLLARS AT BOT. 4'{1.22MJ (R~ElHOV02 LANDSCAPlNG I FRONT ELEVATION I SCALE: 1:100 MODEL 'JC' COLE CAREY ARCHITECTURAL DESIGNER ,.c,.c {778) 862·4034 w•L· cwollcarey!rgma1/.com PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 45, 51. 57, 65, 71. 77 SUBDIV. @ 25057. 25123. 25171 -112 AVE .. MAPLE RIDGE, BC PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 14
18' [549M] t--1-----11 SUNK. I PATIO T ....... ,--................ -................ --.....--.....; I 'l) I I I ~I !I ~l I l I I ... .. UNFINISHED BASEMENT .. --.. .. J_'---------BASEMENT: 710 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN MODEL 'JC' KEY STONE GABLE CAP (TYP.) HARDIE SIDING ASPHALT SHINGLES I FRONT ELEV A TION I 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING METAL ROOFING 8X8WOOD POSTS ;-WI COLLARS AT BOT. KEY STONE GABLE CAP (TYP.) VINYL SIDING COLE CAREY ARCHITECTURAL DESIGNER ~N (778) 862-4034 eu•L cwallcareyrrgma1l.com REAR ELEVATION PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 45, 51, 57, 65, 71, 77 SUBDIV.@ 25057, 25123, 25171 -112 AVE., MAPLE RIDGE, BC 8X8 POSTS PLAN: EH-2020-84 SCALE: l : l 00 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 16
-------MODEL 'JC'
~·2.01MJ Lane 16'(4.87M) 17'-S'(5.32MJ DETACHED GARAGE SOD ~= ~ Ii ~ --~i,~~ 3·10.92M) X ft _lLI lli~ DECK 18'(5.49M) SUNK. I PATIO I i I I m 2' (0.60M) 2'(0.60M) 4'(1.22MI PROJECT INFORMATION CIVIC ADDRESS: LOTS46,52.58,66.72 SUBOlV.@25057, 25123. 25171-112AVE LOT ZONING/ SIZE: ZONING· R3 2390 SQFT. LOT COVERAGE: PERMITTED· (50%) 1195 SO.FT. PROPOSED: 1180 SQ FT. tJAlt!FLOOR UPPER FLOOR BASEMENT SETBACKS: ~ REAR RIGHT SIDE LEFT SIDE 715SO.FT. 668SO.FT. 706SQFT. 59SO.FT. 48SO.FT. 107SO.FT. 3.0m 12.96m 1.2m 1.2m ASPHALT SHINGLES KEY STONE GABLE CAP (TYP.) 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) /1-----------------llrt-1X6 TRIM AROUND 'MNDOWS & DOORS PRINCIPAL DWELLING HARDIE SIDING 4'[1.22M) ~:r 2 ~ UIIEOF ~ ..-'o:t ROOF f"'I 1.25m SITING ~ ~ EXCEPTION b q_ ~ ~ ~ 'x 3'[0.91MI ] 4'(1.22MI PORCH ..... -·-· . ...,.,. _·-o.,::_· ~ _Q 'R"'li:l"'Jr .. ~ .. 1t· :'B ;;i 1--H •i•l•l•i•~.. ~ i REFERTOVOZ WAU y,./AY~~~~~lal,)i~~ilnjj~.),i-"'Tlr.~i~~f~~ 7 0.1 RAIL 'NJOD FENCE __J i~~;~~~i~e;:~ r~t 112th A venue I SITE PLAN I SCALE: 1:150 I FRONTELEVATION I SCALE: 1:100 ;-8X8WOOD POSTS W/ STONE BASE MODEL '2A' COLE CAREY ARCHITECTURAL DESIGNER ,=., (7781862-4034 PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 46, 52, 58, 66. 72 SUBDIV.@ 25057, 25123, 25171 -112 AVE .• MAPLE RIDGE. BC PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 18
t-18' [5.49M) ASPHALT SHINGLES KEY STONE GABLE CAP (TYP.) 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) /11----------------..ll,-\--1X6 TRIM AROUND WINDOWS & DOOR i SUNK. PATIO rri---,r~~-i:::i===c::::::, HARDIE SIDING I I I I ~' li ;I I I I I l UNFINISHED BASEMENT BASEMENT: 706 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN MODEL '2A' ------/A> --"' 'II II Ea I ~ I ...... ...... ,_ ,_ ,_ ...... ,_ ,_ ,_ ...... ...... ~ --...... -, ,:, ,:, ,:, _, _, _, -.. B! I -I-~ ~ I-'= \ f---,__ I---18X8WOOD POSTS W/ STONE BASE 8X8 POST s :::: / ,__ ' VINYLSIDIN G-I/ --HIii 11111 :11 COLE CAREY ARCHITECTURAL DESIGNER ~C"L ( 778) 862-4034 tu1..1... cwollcareyg·gma1i.com ,,_ ___ _,1 "11111----11 REAR ELEVATION PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 46. 52, 58, 66, 72 SUBDIV.@ 25057, 25123, 25171 -112 AVE .. MAPLE RIDGE. BC II I II PLAN: EH-2020-84 SCALE: 1 : 100 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 20
D ,1---_.D VINYL SIDING===::'.::::::::Jt:j I ~ ~-,-r r-, / ~ I I ~ I ii I I I I ii I / -=-~ 1: :i~ a a -111 1"1 : I D D B I 1 I VINYL SIDING [D LEFT ELEV A TION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: l:125 MODEL '2A' A~~~gia?J~~~\DESIGNER lt--AD-:--::D:,:::RE:"7SS:-: ;::::-;,::-:-:--::-:---------ll--=-D;.,;.:AT.:;.E:....:2:.=.:6/~0.::.:.2/-=.20:.:2::::..iOI ""L cwollcoreyegmo,l.com ~~~~~: ~22;g;;;,62~~23' 25171 _ 112 AVE.. DRAWN: C.CAREY MAPLE RIDGE, BC PAGE: 21
Lane \ 7.5M VISUAL CLEARANCE 1 ! 16'[4.88ML DRIVEWAY ~ ERVIOVS PAVrS--1o 2'[0.61M} ~ DETACHED : GARAGE i::i 21'[6.39MJ ~ ~ 2'[0.61MJ 21'-4" [6.50M} f;/ PRIVACY FENCE (SE~Oli~i'.ijJJs~G) / SITE PLAN SCALE: 1:150 DECK 1T -3". [5.27M} / DECK c::, c::, 23'[7.01MJ 1T-3"[5.27M} co C'\J PRINCIPAL DWELLING 4'[1.22MJ +-112th A venue MODEL '2A-CORNER' COLE CAREY ARCHITECTURAL DESIGNER MN [778) 862-4034 .... ,1. C\vallcareyirgmail.com --t T I I I I ~ Vi ~ ::b.. c::, V) c::, r-i-LC) ~ C'\J (1) (1) r-i-PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 61. 68 MAIN FLOOR. 780 SO.FT UPPER FLOOR 694 SO.FT. BASEMEMT 771 SQ.FT TOTAL FLOOR AREA 2686SO.FT. OUTDOOR SPACE PORCHNERANOA 133 SQ.FT. DECK 132 SO.FT. TOTAL 265 SO.FT. SETBACKS: FRONT 3.0m REAR 12.9m LEFT SIDE 1.2m RlGHT SIDE 5 27m PLAN: EH-2020-8-4 SCALE: NOTED DATE: 26/02/2020 SUBDIV. @25057, 25123, 25171 -112 AVE .. MAPLE RIDGE. BC DRAWN: C.CAREY PAGE: 22
t-18' [5.49M] ---+ SUNK. Tri -r--r::r::--PlA::T:ilO~==c:::::;-i I I I I I l1 ;I I I l l UNFINISHED BASEMENT 1 , __ .. BA_S_E_M_E-NT.-.---------771 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO ASPHALT SHINGLES +-_____ 23_'[7.01M) ---t I BASEMENT PLAN MODEL '2A-CORNER' COLE CAREY ARCHITECTURAL DESIGNER ,~., (778) 862-4034 ,:o ... •.1.. cwallcarey'!!,gmail.com KEY STONE GABLE CAP (TYP.) REAR ELEY A TION PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 61, 68 SUBDIV.@ 25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) PLAN: EH-2020-84 SCALE: l : l 00 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 24
I RIGHT ELEV A TION I r-r I I I ii I ::r I I I / MODEL '2A-CORNER' BRICK --/ ~ -~-LEFT ELEV A ~i&N I ~ D DE],,__ VINYL SIDING COLE CAREY ARCHITECTURAL DESIGNER '=·• {778) 862-4034 n."l cwailcareyiJ'gmad.com PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 61. 68 SUBDIV. @25057, 25123. 25171 -112 AVE .. MAPLE RIDGE. BC PLAN: EH-2020-84 SCALE: l : 125 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 25
3'[0.92MJ Lane 16'[4.87MJ ""'l.,_ ____ '_i_..;__,;._ __ i--a --"~'"'"' -1~ l; DETACHED GARAGE .=F 4'[1,22MJ r·-1 4'[1.22MJ 111 Jl DECK SOD ~ -SUNK. I PATIO 18'[5.49MJ PRINCIPAL DWELLING PORCH ! I ITI ] ·--~---~ ?'8'?\B "31: .. ~ .. tt· :'r.e' !2. ~ •@Hf•i•l•I,• ~ ~ JWALliWAY _ _ _ _ --;); rt-7 Q"Z SOD RAIL WOOD FENCE __J fc~~.~e;:c;tr2 th A venue I SITE PLAN I SCALE: 1:150 2'[0.60MJ tJAIN FLOOR 715 SQ.FT. UPPER FLOOR: 668 SQFT. BASEMENT 700 SO.FT. TOT AL FLOOR AREA 2458 SQFT. OUTDOOR SPACE PORCHNERANDA 59 SO.FT. DECKS 48 SO.FT. TOT AL 107 SQFT. ETBACKS: ~ 3.0m REAR 12.96m RIGHT SIDE 1.2m LEFT SIDE: 'Z [0.60MJ 4'[1.22MJ HARDIE SIDING 3'[0.91MJ 4'[1.22MJ R~;~~z LANOSCAP1NG INFORMATION I FRONT ELEV A TION I SCALE: 1:100 COLE CAREY ARCHITECTURAL DESIGNER ,co,, (7781 862-4034 PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 47, 53, 59, 67, 73 SUBDIV. @25057, 25123. 25171 -112 AVE., MAPLE RIDGE, BC 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING 4X4 BRACES axawooD POSTS 1W/WOOD BASE MODEL '28' PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 26
t-18' [5.49M] i SUNK. rrr--,-;:::r-,PA~T'.:1101!!:==s==:, I I I I UNFINISHED BASEMENT HARDIE SIDING 1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING 4X4 BRACES ~I JJ <9 ~I I FRONT ELEVATION I I I I I l BASEMENT: 706 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN MODEL '2B' ,; ~ ,, / / VINYLSIDIN G REAR ELEV A TION I COLE CAREY ARCHITECTURAL DESIGNER ,.ry.c {778) 862-4034 f,.,,1. cwallcorey<rgmarl.com --=--=---Ea :a 0---,_____ I-----I-----I --~ ..___ ,_ ,_ ,_ ->-,_ ~ ~ -,_ ~-:= <= '---I-----f--b 8X8 POST f--s ~--~ --~Ii 'ii II 11111 II '-,_ '= f---D, j:: 'l f~ --D '.::~ i 11 111111 ---a= ~ -~= ~ ~ I== PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 47. 53, 59, 67, 73 SUBDIV.@ 25057. 25123. 25171 -112 AVE .. MAPLE RIDGE. BC I I I PLAN: EH-2020-84 SCALE: l : l 00 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 28
or========l D 01-------1D1---------II VINYL SIDING I RIGHT ELEV A TION I ~ ~-,-r --/ ~ I I / ~ I ii 1 ~ Jt1 1i1 Iii D D B I : VINYL SIDING LEFT ELEVATION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1 :125 MODEL '28' A~-~~i'IisfJ6~~~3~ DESIGNER lt-A":'"'.DD=-=R:-".ES~S:-:,:,-,~~-------H--=-DA:.:.:T.::E:...,:2::.:::6:..::./0:.::_2~/2::::_02~0:.JI ''·"Lcwallcareyegma,Lcom ~~~~:J: ~32~~S~,72~~23. 25171 _ 112 AVE.. DRAWN: C.CAREY MAPLE RIDGE, BC PAGE: 29
_Ii 3'(0.92MJ Lone l 16'[4.B?MJ ~ 1 ~ ---I I ,7--:-9-3 ~1--! I I I DRIVEWA'J ~ PE,VIOUSf'~:~1 ~I~ ~ R s·-r 12.01 I I I 17'-6"(5.32MJ \!; u -~ [J t-DETACHED GARAGE ,-,-1-+-I 1--+-I =t I 2.01M] tt SOD i ~ "l !:!. :ii' ~ ai :!. J I JJ ~ !?.< DECK SUNK. I H-1 4'(U2MJ PATIO n 18'[5.49MJ PRINCIPAL DWELLING ] 4'[1.22MJ PORCH ·-.· ~w.:_• i... ;._QI...-,--~ • -~-• 'Cl ~ ... ~ .., 1t • ~ ..; ,_ -1 ·@·~·i•i•i,• ~ ~ RAIL V.000 FEHCE--J (SEE FENCE DETAILS PG,) ,a,totlG FRONT PROP. UllE ---7 Q "Z 112th A venue I SITE PLAN I SCALE: 1:150 2'(0.60MJ ~ ti f 2'[0.60MJ 4'[1.22MJ ~ in cl-~~ lli,/ C) C) aj ("J 3'[0.91MJ 4'(1.22MJ REFERTOVDZ PLANS FOR LAtlOSCAf'ING INFORMATION PROJECT INFORMATION CIVIC ADDRESS: LOTS48,54.60,74 SUBDIV.@25057,25123,25171·112~ LOT ZONING I SIZE: ZONING R3 LOT COVERAGE: PERMITIED. (50%) 1195 SO.FT, PROPOSED neo SQFT. FLOOR AREA: MAIN FLOOR: UPPER FLOOR BASEfJENT OUTDOOR SPACE PORCHNERANDA: DECKS TOTAL SET:R~:s: REAR RIGHT SIDE LEFT SIDE KEY STONE GABLE CAP {TYP.) HARDIE SIDING METAL ROOFING ALUM. 4X4 BRACES 1X4TRIM ON 2X8 FASCIA {TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING ~1X6 TRIM AROUND WINDOWS & DOORS GUARDRAIL I FRONT ELEV A TION I SCALE: 1:100 COLE CAREY ARCHITECTURAL DESIGNER ~o-,_ (778) 862-4034 w~L cwallcareycrgma1i.com PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 48, 54, 60, 7 4 SUDIV. @25057, 25123. 25171 -112 AVE .. MAPLE RIDGE, BC MODEL '2C' PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 30
t-18' [5.49M] i SUNK. rrr-i~-,::PAT:::110=:::C::::::-1 I I I I ~I i1 ;I I I I I l UNFINISHED BASEMENT BASEMENT: 706 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO BASEMENT PLAN HARDIE SIDING METAL ROOFING VINYL SIDIN G i: ,? ~ , / / REAR ELEVATIO N I MODEL '2C' COLE CAREY ARCHITECTURAL DESIGNER ••fr•L (778) 862.4034 £•.<•1' cwo!lcareyg·gmail.com KEY STONE GABLE CAP (TYP.) --Ea El~ I -~ I -' l ~--I-----I-.____ ,_ ,_ ..... ~ ,_ ,_ 4X4 BRACES r-1X4 TRIM ON 2X8 FASCIA (TYP. ALL SIDES) HARDIE BOARD & BATTEN SIDING -1X6 TRIM AROUND WINDOWS & DOORS >---'--,:::: >---'---f----'--f----I--::I II 'II m ~ '---~ ~ -1--o,~~~ 1---a: ~ -I§'.::= --PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 48, 54, 60, 7 4 SUDIV.@ 25057, 25123. 25171 -112 AVE MAPLE RIDGE. BC ., I I b ,_ ~ ._ ._ I:: ,__ Ill 8X8 POS TS 1111111 PLAN: EH-2020-84 SCALE: 1 : l 00 DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 32
----------/ / PROPOSED PROJECT FOR· EPIC HOMES . ADDRESS: LOTS 48, 54, 60, 7 4 SUDIV. @ 25057 25 MAPLE RIDGE. BC 123, 25171 -112 AVE ..
7.5M VISUAL CLEARANCE ----~ SITE PLAN I CJ, SCALE:1:150 --a 17'-3"[5.27MJ lr) I\.) r--t-~ ~ ~ C) (D C) (D r--t-17'-3" (5.27MJ MODEL '2D-CORNER' Lone DECK L 15'-3" [4.64MJ 113.50 I ! 16'[4.BBMJ DETACHED :s' GARAGE i 23'(7,01MJ PRINCIPAL DWELLING RAJL \.\000 FEHCE ! 112th A v;riV~s~k COLE CAREY ARCHITECTURAL DESIGNER ,,c•c (778) 862-4034 £•.o•L cwallcareyg'gmarl.com 2'[0.61MJ PRIVACY FENCE (SE;:O~;~g~~~!;G,) PROP.LINES 4'(1.22MJ 3'[0.92MJ 4'[1.22MJ 125mSITING EXCEPTION PROPOSED PROJECT FOR: EPIC HOMES ADDRESS: LOTS 42, 62 PROJECT /NFORMA TION CIVIC ADDRESS: LOTS42.62 SUBDIV.@25057, 25123. 25171 112 AVE. LOT ZONING/ SIZE: ZONING·RJ LOT COVERAGE: PERMITTED. (50%) PROPOSED FLOOR AREA: MAIN FLOOR UPPER FLOOR BASEMENT OUTDOOR SPACE PORCHNERANOA DECK TOTAL FRONT REAR RIGHT SIDE LEFT SIDE 3.0m 12.9m 1.2m 5.27m 780SO.FT. 69-tSOFT. 771 SQ.FT. 133SO.FT 132SQ.FT. 26550.FT PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 SUBD(V.@25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC DRAWN: C.CAREY PAGE: 34
+---18' [5.49M] BASEMENT: SUNK. PATIO UNFINISHED BASEMENT 771 SQ.FT. FLOOR AREA 39 SQ.FT. SUNK. PATIO 23' [7.01M] BASEMENT PLAN MODEL '2D-CORNER' -i I I -t I FRONT ELEV A TION I VINYL SIDING KEY STONE GABLE CAP (TYP.) GABLE VENT. rASPHALT / SHINGLES ALUM. GUARDRAIL HARDIE BOARD & BATTEN SIDING METAL ROOFING REAR ELEVATION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1:100 A~~~i'Iia?J~~~~ DESIGNER 11--A_D_D_RE_ss_: ___________ il·-D_AT_E_: _26_/_0_2/_2_0_20-11 , ... L cwallcareysgmrnl.com LOTS 42, 62 DRAWN: C.CAREY SUBDIV. @25057, 25123. 25171-112 AVE .. MAPLE RIDGE. BC PAGE: 36
----~ ----/-----T-rr--~-,L---~~~~~~~ I /_ASPHALT I I _/_ 1:--~H-IN-G-LE_s----= _______ -, 111 I _/ l,J : I I I 1=:::1-,----;--,r..,,n-,-I o,-----,, VINYL SIDING RIGHT ELEV A TION PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: l : 125 MODEL '2D-CORNER' ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 I ~...,.L""'OT""S...,.42,,..., "'.".:62,-----------u-D-R_A_W_N_: -=c-:.C:-A-:R:-:E:::-Y:---II ~u:~~:R~~sis:c25123.25171-112AVE.. PAGE: 37 , .. o., 1778) 862-4034 0, ... 1... cwailcareyg.'gma1i.com
'GOOS NECK' GABLE LIGHT ---KEY STONE GABLE CAP (TYP.) ASPHALT SHINGLES / 1X4 TRIM ON 2XB FASCIA HARDIE BOARD & BATTEN SIDING I FRONT Elf?./ ATION I _..,___..&.lo. __ .....,. __ ...... __ ......, ___ ....___.j_ NOTE: GARAGE SIZES NOTED ON MODEL SITE PLANS REAR ELEVATION VINYL BOARD & BATTEN SIDING RIGHT ELEVATION ----LEFT ELEVATION 11-------------------t i'--VINYL SIDING DETACHED GARAGE(S) -LOTS 42, 6 1, 62, 68 PROPOSED PROJECT FOR: PLAN: EH-2020-84 COLE CAREY EPIC HOMES SCALE: 1:100 A~~~ll;is?!~2-~~L4 DESIGNER II-A_DD_R_Es...,.s:...,.,..._..,..-_______ H_D_AT_E:_2_6.;_/0_2.;_/2_0_20-11 ''·"L cwatlcareye•gmail.com LOTS 42, 61, 62, 68 DRAWN: C.CAREY SUBDIV.@ 25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC PAGE: 38
NOTE: GARAGE SIZES NOTED ON MODEL SITE PLANS 'GOOSNECK' GABLE LIGHT KEY STONE GABLE CAP (TYP.) ASPHALT SHINGLES 1X4 TRIM ON / 2X8FASCIA TYP. HARDIE BOARD & BATTEN SIDING DODD DODD DODD I IDDD I FRONT ELEVATION I / f----------VINYL SIDING"""/'---------1 = 1'1~~=~::=================~~::=11 _ ; ,1---~"~.,,_MOTION------~"..,.., = ; 11---------UGHT _ (/ ~"-= ' -\ ~ \ 11=====1 / • <--------VINYL SIDING-~/ ___ __, I I REAR ELEVATION I VINYL SIDING I RIGHT ELEVATION I I LEFT ELEVATION I DETACHED GARAGE(S) -LOTS 43-60 I 63-67 I 69-77 PROPOSED PROJECT FOR: PLAN: EH-2020-8-4 COLE CAREY EPIC HOMES SCALE: 1 :100 ARCHITECTURAL DESIGNER ADDRESS: DATE: 26/02/2020 ,~··L {778) 862-4034 11------,,--,-,--.......,..---------11----'-'----II ""L cwallcoreys'grno1i.com LOTS 43-60 / 63-67 / 69-77 DRAWN: C.CAREY SUBDIV.@25057, 25123, 25171 -112 AVE .. MAPLE RIDGE, BC PAGE: 39
2434 I [7'·11'l r89 X 89mm rough 1----------------------1 / cutposls 2538 [B'-3"] 2538 [8'-3") 2434 I ,_ _____ [7_'._11_'1 _____ ~ F~~t~:~mrough I !RAIL WOOD FENCE' SCALE: 1:50 r-~ ~~ ,.--+. =1-c.1--------------·vi------1----... ~ ~: -1-=li-,l---------------f/.:J-----~ PRIVACY FENCE SCALE: 1:50 FENCE DETAILS MAX l.Om HIGH RAIL WOOD FENCE SCALE: 1:50 ,,-----140 x 140mm Pre-fab. wood post cap / with sloped top for drainage / ~38 x 89mm Cap rall with 19 x 140mm front and back rails /. (2) 19 x 140mm fence pickets (offset) ;--89 x 89 Rough Cut Post PROPOSED PROJECT FOR: COLE CAREY EPIC HOMES ADDRESS: ARCHITECTURAL DESIGNER e,.o.c (778) 862-4034 i•."t. cwabcareyg·gmotl.com LOTS 42-77 SUBDIV. @25057, 25123. 25171-112 AVE., MAPLE RIDGE, BC PLAN: EH-2020-84 SCALE: NOTED DATE: 26/02/2020 DRAWN: C.CAREY PAGE: 40
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FORT LANGLEY STUDIO I MOUNT PLEASANT STUDIO
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See Architecture for detail
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See Architecture for detail
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See Architecture for detail
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www.vdz.ca 604-882-0024 March 11, 2022
1111[~-City of Maple Ridge TO: mapleridge.ca His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: April 5, 2022 2016-195-CP cow SUBJECT: Employment Lands: Re-designation of the Yennadon Lands to Industrial (Employment Park Category) Second Reading Official Community Plan Amending Bylaw No. 7734-2021 (Policy); and Official Community Plan Amending Bylaw No. 7735-2021 (Land Use Designation) First and Second Reading Official Community Plan Amending Bylaw No. 7838-2022 (Land Use Designation) EXECUTIVE SUMMARY: The Yennadon Lands were identified as a potential location for future employment uses in the City's Commercial & Industrial Strategy, with the Strategy recommending that planning for the additional supply of employment land should begin now in order to best satisfy future demand in an increasingly competitive region. The Yennadon Lands are comprised of 13 properties. They range in size from 0.5 ha (1.5 acres) to 4 ha (10 acres). The total land area is 25.4 hectares (63 acres), and are generally located at south-west of the intersection of 232 Street and 128 Avenue. At the May 11, 2021 Regular Council Meeting, Council granted first reading to Official Community Plan Amending Bylaw No. 7734-2021 (Appendix A) and Bylaw No. 7735-2021 (Appendix B), to allow re-designation of the Yennadon Lands for an employment future. Following first reading, internal and external referral processes took place. This report outlines the referral responses received and what changes are proposed to the draft plan, reflecting the referral responses received. The report also outlines the latest information as it relates to regional and provincial processes with Metro Vancouver and the Agricultural Land Commission, respectively. With the information received through the referral process, it has been noted that the development and servicing of the Yennadon Land properties will require a collective approach in order to facilitate future uses that will offer a high employment density. As such, lot consolidation policies are proposed as an amendment to Official Community Plan Amending Bylaw No. 7734-2021. The intent of these policies is to ensure the development of a cohesive road network, servicing access and environmental compensation package, while being able to unlock the maximum employment potential of these lands as flexibly as possible. Additionally, through the referral process, it has become necessary to re-draw the boundaries of the properties associated with Official Community Plan Amending Bylaw No. 7735-2021. Official Community Plan Amending Bylaw No. 7735-2021, as amended, has had two properties removed -the properties known as 12791 232 Street and 23154 128 Avenue. • The property at 23154 128 Avenue has been removed due to the development application (2019-119-RZ) associated with the site moving towards a Commercial future, and its own associated Official Community Plan Amending Bylaw. • The property 23154 128 Avenue will now be captured under Official Community Plan Amending Bylaw No. 7838-2022 (Appendix C) and it is anticipated that the Yennadon Land Employment Park policies and development permit guidelines will apply to the future development of this property. Doc#3034112 Page 1 of 13
As such, it is proposed that Council consider the amended Official Community Plan Amending Bylaw No. 7734-2021 and amended Official Community Plan Amending Bylaw No. 7735-2021 for second reading, and Official Community Plan Amending Bylaw No. 7838-2022 for first and second reading. Should Council direct, Official Community Plan Amending Bylaw No. 7734-2021, as amended, and Bylaw No. 7735-2021, as amended, may be forwarded to an upcoming Council Meeting for consideration of second reading and Official Community Plan Amending Bylaw No. 7838-2022 may be forwarded to an upcoming Council Meeting for consideration of first and second reading, and then the three bylaws may be forwarded to Public Hearing. RECOMMENDATIONS: 1. That in respect of Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7734-2021, Official Community Plan Amending Bylaw No. 7735-2021, and Official Community Plan Amending Bylaw No. 7838-2022 on the municipal website and the referral process together with an invitation to the public, Metro Vancouver and the Agricultural Land Commission to comment; and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaws; 2. That Official Community Plan Amending Bylaw No. 7734-2021, as amended, be given second reading and forwarded to Public Hearing; 3. That Official Community Plan Amending Bylaw No. 7735-2021, as amended, be given second reading and forwarded to Public Hearing; 4. That Official Community Plan Amending Bylaw No. 7838-2022 be given first and second reading and forwarded to Public Hearing; 5. Subject to third reading of Official Community Plan Amending Bylaw No. 7734-2021, Official Community Plan Amending Bylaw No. 7735-2021 and Official Community Plan Amending Bylaw No. 7838-2022, that staff be directed to include the Type 2 Minor Amendments related to the Yennadon Land Regional Growth Strategy amendment package, that will be forwarded to Metro Vancouver; and further 6. That the following terms and conditions be met prior to final reading of Official Community Plan Amending Bylaw No. 7838-2022: i. That 23154128 Avenue be removed from the Agriculture Land Reserve; ii. That the Metro Vancouver Urban Containment Boundary be amended; and iii. That the subject properties are included in the Fraser Sewerage Area and/or request, via Council resolution, for permission to connect to the City of Maple Ridge sewer mains. Doc#3034112 Page 2 of 13
revised and that staff work with the consultant to prepare some preliminary land use concepts for Council to review prior to proceeding with public consultation. At the July 14, 2020 Council Workshop meeting, staff in collaboration with a consultant, presented three preliminary land use concepts for Council to review. At that meeting, Council directed staff to move forward with a public consultation process, taking into account the public health orders in effect at the time. At the December 8, 2020 Council workshop meeting, Council endorsed "Concept #2 -Neighbourhood Innovations Village" and directed staff to move forward with an Official Community Plan Amending Bylaw. The concept endorsed by Council at the end of 2020 provided for a 100% employment future for the developable areas of the Yennadon Lands. Based on Council comments, as well as what was heard from the community during the public consultation process, the following elements have been integrated into the policy work, design guidelines, or the land use schedule map associated with the re-designation of the Yennadon Lands towards an employment future: • Suitable Mix of Employment Uses: The employment area will need to have an appropriate mix and size of employment uses to generate suitable levels of job creation, while still affording a sensitive transition to the surrounding residential uses. • Neighbourhood Business Scale and Character: The design of the employment area will be limited to business activities primarily occurring inside a building to contain nuisance noise, odour, and other negative impacts. The building form will be more of a residential height and massing in the western area with generous landscape retention and reduced parking if possible. The eastern area may have larger and more conventional light industrial buildings. • Innovative Mixed Uses: The development of this site may include a mix of employment uses. • Environmental Sensitivity: Coho Creek will be protected and enhanced with the appropriate setbacks and a progressive stormwater management system on site. • Trail Network: A comprehensive trail network will connect to the adjoining communities and provide a rich amenity for both the businesses and residents to enjoy, promoting a healthy walking/biking culture. • Resilience and Adaptability: This employment neighbourhood will be designed and planned so that there is diversity and choice of business parcels and units that may adapt and consolidate or expand over time. • Climate-Change Responsive: The infrastructure and servicing will be designed for increased storm flows and special events, so the neighbourhood has the ability to weather through extreme climatic conditions with additional precautionary measures, including floodways and dry pond areas for emergency stormwater storage. The intent is to create a complete neighbourhood, within the existing residential area, where residents and business owners can live, work and play wJthin a five to ten-minute walk or bicycle ride of their residence. This employment area should be uniquely smaller and scaled to fit with the surrounding neighbourhood, offering the potential for a variety of smaller scaled buildings with limited building heights and sizes. The natural environmental area of the site will be conserved, as the Coho Creek Conservation Area, with the required 30 metre setback areas to buildings and trails along its edges. The employment area Doc#3034112 Page 4 of 13
will be linked by trails and natural open spaces, which in turn will be connected to the adjoining communities. A natural interconnected pathway and trail system is recommended for the site that connects to the surrounding neighbourhoods. The trails should be slightly elevated to avoid flooding and may require elevated boardwalk sections in some of the riparian areas near the stream, or in particularly low wet areas. A gravel horse trail runs along the south side of 128th Avenue adjoining the site. There are no formal trails through the site. There are plans for a comprehensive bike lane and walking path for both 128th Avenue and 232nd Street in the future, that will incorporate bike lanes and a sidewalk/trail network. Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were drafted to integrate the Yennadon Lands Concept Plan into the Official Community Plan. The two bylaws were presented at the May 4, 2021 Committee of the Whole Council Meeting and were subsequently forwarded to the May 11, 2021 Regular Council Meeting for Council consideration of first reading. Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were granted first reading at the May 11, 2021 Regular Council Meeting. Following the consideration and granting of first reading to the two Official Community Plan Amending Bylaws, staff initiated the referral and consultation process, set out under Section 475 of the Local Government Act, which was endorsed at the time of first reading. This report highlights and responds to comments received through the referral and consultation process, noting that future site specific development applications will require additional studies, and referrals to outside agencies. 2.0 DISCUSSION: This section will outline the agencies involved in the referral process and the response of each. In addition, modifications to the Official Community Plan Bylaws, including the proposed amendments to the Yennadon Lands policies and Development Permit, will be laid out. 2.1 Yennadon Lands Referral Process As a part of the referral process, staff sent out referral requests to a number of external stakeholders and internal departments for their comments regarding the proposed redesignation of the Yennadon Lands towards an employment future. Returned comments are high-level, as site-specific details will come through the development application process. When development applications come before Council, additional studies typically found through the municipal rezoning process may be required. Such development related studies may include geotechnical assessments, ground-water impact assessments, servicing and infrastructure studies, agricultural impact assessments, environmental impact assessments (where development may encroach into some Environmentally Sensitive Areas), as well as significant tree and habitat balance assessments. Development applicants will be required to rezone (to the proposed new M-7 Employment Park Industrial zone discussed in Section 2.5 below) and obtain a development permit to regulate the form and character of new buildings. 2.1.1 External Stakeholders As per typical municipal referral processes, the following external stakeholders received a referral / comment request regarding the re-designation of the Yennadon Lands towards an employment future: • Agriculture Land Commission • Metro Vancouver • Ministry of Forests, Lands, Natural Resource Operations and Rural Development • School District No. 42 • Translink Doc#3034112 Page 5 of 13
While the comments are summarized below, the complete responses are available in Appendix F. Comment requests were also sent to the Katzie and Kwantlen First Nations. Agricultural Land Commission (ALC) The ALC noted that one Yennadon Lands parcel is within the Agricultural Land Reserve (ALR). As such, this ALR parcel is still subject to the ALC Act and its regulations, and ALC staff, at this time, do not support the proposed redesignation of the property from Agricultural to Industrial. The ALC does acknowledge that the City is aware that the remaining ALR parcel will need to go through the ALC exclusion process in order to permit Industrial uses on that site and that should the City choose to forward an exclusion application to the ALC, the ALC will review the merits of the exclusion proposal at that time. The ALC also noted that the Yennadon Lands abut ALR land on the eastern perimeter, across from 232 Street and suggested that City staff should consult the Ministry of Agriculture, Food and Fisheries' Guide to Edge Planning when considering the establishment of a vegetative buffer along the non-ALR /ALR boundary. Following receipt of the ALC's comments, a staff-to-staff meeting was held to gain clarity on the recent changes to the ALR exclusion request process, given the exclusion history associated with the Yennadon Land properties. Specifics related to this process are outlined in Section 5.0, Intergovernmental Implications, below. As well, City staff reassured ALC Staff that the edge planning guidelines have been considered and integrated, as appropriate, within the Yennadon Lands Development Permit Guidelines. Metro Vancouver Metro Vancouver provided comments from staff in the Regional Planning and Housing Services, Water Services, and Parks and Environment Departments. The complete letter is available in Appendix F. Regional Planning staff noted the potential need to redesignate the land regionally, given the proposed land uses under the Industrial designation, as well as the proposed process. Following receipt of Metro Vancouver's comments, a staff-to-staff meeting was held to gain clarity on the timelines associated with the adoption of Metro 2050. Specifics related to this process are outlined in Section 5.0, Intergovernmental Implications, below. Regional Planning staff also noted the need for sensitive industrial development given the surrounding non-industrial land uses, as well as the impacts of urban edge development on agricultural land. Regional Planning staff have also requested that some additional guidelines be incorporated into the Yennadon Lands Development Permit Guidelines. Where feasible, staff have made these amendments (discussed in further detail below). Water Services staff noted the importance of early engagement with Metro Vancouver's Water Services department noting the proximal impacts associated with the development of the Yennadon Lands to Metro Vancouver's mains. City staff will connect with Water Services staff, as appropriate, throughout the redesignation process of the Yennadon Lands and on a site-by-site basis through the future development application process. Parks & Environment staff note that the Concept Plan identifies a trail or multi-use pathway along the 128 Avenue side of the Yennadon Lands that is consistent with the Regional Greenways 2050 plan. Doc#3034112 Page 6 of 13
Ministry of Forests. Lands. Natural Resource Operations and Rural Development (FLNROD) Ministry staff note that the Yennadon Lands require regulation under the Provincial Water Sustainability Act (WSA) in collaboration with City staff, and offered the following guidance for future development within the area, as new development will likely change the water storage and attenuation capacity of the area. The Ministry encourages a holistic review of the site, including both environmental protection planning and integrated stormwater / drainage plans for the area with specific details noted in the latest provincial documents and resources. Ministry staff note the potential flexibility for FLNROD, the City of Maple Ridge and landowners to responsibly manage and integrate development within these areas. The full responses provided by FLNROD is available in Appendix F. City staff note the recent work conducted by the City on the Alouette River Integrated Stormwater Management Plan and provided a reminder that the typical municipal development application process does require stormwater and drainage management plans. The proposed consolidation policy, discussed below, will also assist in strengthening the ability for a development application to flexibly accommodate the provincial regulations. School District No. 42 School District No. 42 noted in their referral response that the proposed redesignation would affect the student population for the catchment areas currently served by Yennadon Elementary and Garibaldi Secondary School. The complete letter is available in Appendix F. City Engineering staff confirm that Yennadon Elementary is located approximately 200m to the east and that traffic volumes at peak school times may be a challenge at the 128 Ave / 232 Street intersection. Currently, some of the vacant properties within the Yennadon Lands are unofficially used as overflow parking for parents taking their children to school due to the congestion at drop off and pick up times. The City is actively working with the School District to address the congestion issues. Translink Translink staff note that their comments are based on their legislated mandate to review OCP amendments, as well as policy direction outlined in the Regional Transportation Strategy (RTS) and the Transit-Oriented Communities Design Guidelines. As such, Translink staff had the following comments: • Noting the infrequency of the bus routes currently servicing the Yennadon Lands, that it would be important for the City to provide safe, accessible, and comfortable active transportation routes from the site to both the Haney Place Bus Exchange as well as the West Coast Express at Port Haney Station; • That Translink encourages the City to improve the safety of active transportation modes surrounding the site, such as adding signalized crosswalks at key pedestrian crossings, sidewalks on both sides of the roads along 232 Street and 128 Avenue, and improving the existing bus stops on these roads to increase the comfort and attractiveness for transit as a travel option in the area. • Noting that 232 Street is a Major Road Network (MRN), the City would be required to obtain Translink approval for any new accesses to/from the MRN. • Encourage City staff to incorporate the TOM Guidelines for New Developments in Metro Vancouver and/or develop a TOM Plan for the site. City staff have noted these comments and made the appropriate amendments to policy and development permit guidelines as appropriate. The complete letter is available in Appendix F. Doc#3034112 Page 7 of 13
2.1.2 Internal Stakeholders In addition to the external organizations, referrals are sent to internal departments including Building, Economic Development, Engineering, Environment, Development, Fire, and Parks. The Yennadon Lands were identified as a potential location for future employment uses in the City's Commercial & Industrial Strategy, with the Strategy recommending that planning for the additional supply of employment land should be a high priority in order to best satisfy future demand in an increasingly competitive region. This area aligns with the intent of the current Official Community Plan policies for inclusion as employment lands, as the lands are generally flat, have access to an arterial and collector roadway, and servicing runs adjacent to the properties, as well as the City's recent Economic Development Strategy. It is noted in the Commercial & Industrial Strategy that a mixed employment campus-style business park could be a suitable form of development in this area. The Strategy recommends development with a key focus on restricting heights, while also encouraging building forms and uses that are in keeping with the surrounding residential context. It was originally noted that the Yennadon Lands could eventually serve the needs of the technology sector, light manufacturing companies, and professional offices, all of which offer a high employment density. As many City Departments were involved throughout the creation and development of the Yennadon Lands Concept Plan, internal referral comments were few, with the proposed Concept Plan largely reflecting departmental aspirations. Where relevant, internal comments also spoke to relevant external comments, including where possible further regional alignment could take place, such as through economic development and active transportation opportunities. The comments received from the Engineering Department largely pertain to future development application processes, and will be of interest to potential applicants, the referral response is included in Appendix G. 2.2 Yennadon Lands Land Use Designation & OCP Policies In order to implement the Yennadon Lands Concept Plan, Official Community Plan Amending Bylaw No. 7734-2021 (Appendix A, Schedule 1) introduces a new category to the existing Industrial land use designation. Some of the existing policies of Chapter 6 Employment have been updated, where appropriate, but the majority of Official Community Plan Policy Amending Bylaw No. 7734-2021 is proposed to integrate the Industrial Land Use Employment Park Category policies into OCP Chapter 6. The Industrial (Employment Park Category) is intended to help create a more "complete community" by providing a range of employment opportunities where local residents and future business owners can live, work and play within a five to ten minute walk or bicycle ride of their residence. In the past, industrial and commercial/residential areas have not always been good neighbours as industrial uses often bring noise, visual impacts, and large truck traffic to local areas. Therefore, the design of the employment area will be limited to business activities occurring primarily inside a building to contain nuisance noise, odour, and other negative impacts. Development will be directed in a sensitive and scaled manner so that the Employment Park is compatible with the adjoining residential neighbourhood. Through the referral process, it has been noted that the development and servicing of these properties will require a collective approach in order to facilitate future uses that will offer a high employment density. As such, lot consolidation policies are proposed as an amendment to Official Community Plan Amending Bylaw No. 7734-2021. The intent of these policies is to ensure the development of a cohesive road network, servicing access and environmental compensation package, while being able to unlock the employment potential of these lands as flexibly as possible. The following consolidation policy amendments to the Employment Park policies are proposed: Doc#3034112 Page 8 of 13
• That Maple Ridge will require a minimum lot consolidation of 75,000 square meters for employment park development on the eastern portion of the Yennadon Lands (Policy 6-55 b) • That Maple Ridge will require a minimum lot consolidation of 35,000 square meters for employment park development on the western portion of the Yennadon Lands (Policy 6-55 d) The complete set of policies, including proposed amendments, is included in Official Community Plan Amending Bylaw No. 7734-2021, which is attached as Schedule 1 to Appendix A. 2.3 Yennadon Lands Employment Park Development Permit Guidelines In conjunction with the Industrial Land Use (Employment Park Category) policies, specific Development Permit Guidelines (Appendix A, Schedule 2) have been developed for the Yennadon Lands Employment Park, which is proposed for integration into Chapter 8, Development Permit Areas, of the Official Community Plan. The intent of these guidelines is to shape the form of development to reflect Council and community comments, while remaining flexible and open to a range of uses. The Development Permit Guidelines go through general design guidelines, such as site planning essentials, as well as specifics pertaining to site planning, landscaping, access and parking, and building design and massing. Since first reading, a number of amendments have been made to the proposed Development Permit Guidelines: • Update references to reflect the most recent guidelines, standards and bylaws. • Update of some graphics for clarity. • More specific wording relating to Access and Transportation, reflecting comments received through the external stakeholder review process. • More specific wording relating to the opportunity for trails, open space, and active transportation opportunities, reflecting comments received through the internal and external stakeholder review process. • Clarification on possible flexibility as it relates to the stormwater management and drainage strategies for the Yennadon Lands Employment Park. • New guidelines that speak to wildlife and bird friendly designs, as requested by Metro Vancouver. • Clarification regarding green roofs, and the maintenance of, as requested by Metro Vancouver. • Removal of the Live/Work possibility, given the changing market demands, intent to align with future regional land use designations, and Council's desire for no residential use in the area. • Update of the Design Checklist to reflect the proposed amendments. The complete set of Development Permit Guidelines is included in Official Community Plan Amending Bylaw No. 7734-2021 (Policy), which is attached as Schedule 2 to Appendix A. 2.4 Yennadon Lands Employment Park Official Community Plan Land Use Map It is intended, with the Official Community Plan Amending Bylaws that the 'Schedule B' Land Use Map and 'Schedule C' Natural Features Map will be amended to reflect the change in land use and designation. The Yennadon Lands Employment Park designation is proposed to change from 'Agricultural' to 'Industrial' and 'Conservation', as identified in the attached land use maps. Since first reading of Official Community Plan Amending Bylaw No. 7735-2021, one of the Yennadon Lands properties have advanced through the development application process towards a Commercial future. As such, amendments to the boundaries of Official Community Plan Amending Bylaw No. 7735-Doc#3034112 Page 9 of 13
providing they align with the endorsed concept and Official Community Plan Amending Bylaw No. 7734-2021 (Policy), Bylaw No. 7735-2021 and Bylaw No. 7838-2022 (Land Use Designation). When that occurs, through these site-specific development applications, additional studies typically found through the municipal rezoning process may take place. Such studies may include geotechnical assessments, ground-water impact assessments, servicing and infrastructure studies (including drainage plans), agricultural impact assessments, environmental impact assessments (where development may encroach into some Environmentally Sensitive Areas), as well as significant tree and habitat balance assessments. Development applicants will be required to rezone to the proposed new M-7 Employment Park Industrial zone discussed in Section 2.5 above and obtain a development permit to regulate the form and character of new buildings. 3.0 STRATEGIC ALIGNMENT Implementing strategic plans related to local infrastructure and the economy, including the City's commercial and industrial land base, is a Council priority as established under its Growth pillar of the 2019-2022 City of Maple Ridge Strategic Plan. 4.0 POLICY IMPLICATIONS The proposed land use re-designation of the Yennadon Lands to an employment future is supported through the recommendations of the Commercial & Industrial Strategy and the existing industrial policies in the OCP. OCP policies 6-41 and 6-42 speak to identifying additional employment lands within the City and set out compatibility criteria used to determine feasibility of new employment land. Specifically, the subject properties align with the intent of the current OCP policies for inclusion as employment lands, as the lands are generally flat, have access to arterial and collector roadways, and development servicing is located adjacent to the properties. 5.0 INTERGOVERNMENTAL IMPLICATIONS 5.1 Agricultural Land Commission In 2004, the Agricultural Land Commission (ALC) permitted 12 of the 13 Yennadon Land properties to be removed from the Agricultural Land Reserve. This was a voluntary process, so only those property owners that chose to participate went through the exclusion process. As such, one property in the northeast corner (23154 128 Avenue) of the Yennadon Lands area will need to go through the ALC exclusion process to permit employment uses on that site. In accordance with the latest provincial changes in Bill 15, the current owner will have to request that the City make this exclusion application on their behalf. Once the property owner requests an exclusion application be made, staff will bring a report before Council requesting permission to send the property to the Agricultural Land Commission to explore the possibility of exclusion. Should the property be excluded from the Agricultural Land Reserve, the City will be able to move Official Community Plan Amending Bylaw No. 7838-2022 through the regional redesignation process required by Metro Vancouver in order to facilitate servicing and future employment uses at this site. 5.2 Metro Vancouver The Regional Growth Strategy (RGS), titled "Metro Vancouver 2040: Shaping Our Future", manages growth by establishing growth boundaries throughout the region. The Yennadon Lands are largely Doc#3034112 Page 11 of 13
located within the Region's Urban Containment Boundary (see Appendix D) for the Region's Urban Containment Boundary). Staff note that the potential for an adjustment to the City's Urban Area Boundary was contemplated during the previous Regional Growth Strategy review in 2006 and the lands were therefore, designated as General Urban by the Region (i.e. the majority of the Yennadon Lands are within the Region's Urban Containment Boundary). However, two properties in the northeast corner are outside of the Region's Urban Containment Boundary. These properties will require a land use designation change at the Metro Vancouver level, as well as an adjustment to the Urban Containment Boundary to permit employment uses. As Metro Vancouver has been undertaking a review of the Regional Growth Strategy, Metro Vancouver staff have requested that minor amendments to the Regional Plan be held until the regional planning process has been complete. Third reading of the Yennadon Lands bylaws will be used as the spring-board for these future conversations, as Metro Vancouver has indicated support for the City's intent to provide additional employment lands in the region. According to the latest information, Metro Vancouver has recently completed a draft of the updated Regional Growth Strategy, Metro 2050. At time of report writing, Metro 2050 is intended to be presented to the regional board at the end of March, 2022 for consideration of first and second reading. If passed, letters for formal acceptance will be sent out to local governments in early May and Metro Vancouver will require local governments to pass resolutions for approval. These resolutions are due to Metro Vancouver by July, 2022. Should Official Community Plan Amending Bylaws 7734-2021, 7735-2021 and 7838-2022 receive third reading, following a public hearing, staff will move forward with the regional land use redesignation requirements to the appropriate regional growth strategy. An application by the City, to the Greater Vancouver Sewerage & Drainage District Board, is required to achieve regional approval to include the Yennadon Lands within the Fraser Sewerage Area for more intensive employment activities to take place at this site. The intent is to support urban level servicing and an application to the Board will be considered through this process. 6.0 INTERDEPARTMENTAL IMPLICATIONS Community Planning staff have been working collaboratively with our Development & Environment colleagues, as well as with Engineering, Parks, Recreation & Culture, Building and Economic Development staff, on the pursuit of employment opportunities for the Yennadon Lands. It is anticipated that these departments will continue to be involved throughout the Yennadon Lands Employment Park Re-designation process. Additionally, staff from Legislative Services and Communications Departments will continue to provide support with community outreach and communication initiatives. 7.0 FINANCIAL IMPLICATIONS The ongoing pursuit of employment lands, specifically with the Yennadon Lands Employment Park, is included in the Planning Department 2022 Work Program. CONCLUSION: The Yennadon Lands were identified as a potential location for future employment uses in the City's Commercial & Industrial Strategy. This area aligns with the intent of the current Official Community Doc#3034112 Page 12 of 13
Plan policies for inclusion as employment lands, as the lands are generally flat, have access to an arterial and collector roadway, and servicing runs adjacent to the properties. Official Community Plan Amending Bylaw No. 7734-2021 and Bylaw No. 7735-2021 received first reading on May 11, 2021. Following the internal and external referral process, the amended bylaws are before Council for consideration of second reading. The introduction of Official Community Plan Amending Bylaw No. 7838-2022 is before Council for consideration of first and second reading. These three bylaws propose to re-designate the Yennadon Lands for an Employment Park. Should Council direct, Official Community Plan Amending Bylaw No. 7734-2021, Bylaw No. 7735-2021 and Bylaw 7838-2022 would be forwarded to an upcoming Council Meeting for consideration of second reading and then forwarded to an upcoming public hearing. "Original signed by Amanda Grochowich" Prepared by: Amanda Grochowich, MCIP, RPP Planner 2 "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM, Planning & Development Services "Original signed by Scott Hartman" Concurrence: Scott Hartman Appendix A: Appendix B: Appendix C: Chief Administrative Officer Official Community Plan -Schedule A -Amending Bylaw No. 7734-2021 (as amended) Schedule 1 -Chapter 6, 6.4.2 Employment Parks Schedule 2 -Chapter 8, Yennadon Lands Employment Park Development Permit Area Guidelines Official Community Plan -Schedule B -Amending Bylaw No. 7735-2021 (as amended) Schedule 1 & 2 -Urban Area Boundary and Land Use Maps Official Community Plan -Schedule B -Amending Bylaw No. 7838-2022 Schedule 1: Land Use Map Appendix D: Urban Area Boundary and Urban Containment Boundary Map Appendix E: City of Maple Ridge Work-to-Date Appendix F: External Referral Comments Appendix G: Internal Referral Comments Doc#3034112 Page 13 of 13
CITY OF MAPLE RIDGE BYLAW NO. 7734-2021 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIX A WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable 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 Policy Amending Bylaw No. 7734-2021." 2. That the Table of Contents is amended by inserting 6.4.2 Employment Park after 6.4.1 Industrial Lands and renumbering the following sections accordingly. 3. That Chapter 6 Employment, 6.4 Industrial Opportunities, 6.4.1 Industrial Lands, Policy 6-44 is amended by deleting the policy and replacing with the following: "6 -44 The Industrial land use designation is a key component of achieving a compact community. Within the Industrial designation, there are 3 industrial categories, the components of which are highlighted in this chapter: a) Business Park Industrial -lands that are located in the Maple Meadows Industrial Park and Albion Industrial Area. The Business Parks provide for a range of industrial uses and services, with an emphasis on landscaping and design. b) Employment Park Industrial -lands that are located in the Yennadon Lands Employment Park. Employment Park Industrial provides for a range of employment uses close to where people live while reducing possible negative impacts on existing surrounding neighbourhoods. c) General Industrial -lands that are located throughout the community and provide for a range of services and general industrial uses." 4. That Chapter 6 Employment is amended by inserting 6.4.2 Employment Park, a copy of which is attached hereto and forms a part of this bylaw as Schedule 1, following 6.4.1 Industrial Lands and renumbering the remaining sections, policies, and associated policy references accordingly. 5. That Chapter 8 Development Permit Area Guidelines be amended by inserting the following after "Ground-Oriented Residential Infill" on the Title Page: + Yennadon Lands Employment Park
6. That Chapter 8 Development Permit Area Guidelines, Section 8.2 Application and Intent be amended by inserting the following after 8.2 (9): "10. Yennadon Lands Employment Park pursuant to Section 488 of the Local Government Act to establish guidelines for the form and character of intensive light industrial use and for the protection of natural features and ecologically significant land." 7. That Chapter 8 Development Permit Area Guidelines is amended by inserting the Yennadon Lands Employment Park Development Permit Area Guidelines, a copy of which is attached hereto and forms a part of this bylaw as Schedule 2, following after Section 8.14 Ground Oriented Residential Infill Development Permit Guidelines. 8. That Appendix C Zoning Matrix, Industrial Designations* be amended by inserting the following between "General Industrial Category" and "Business Park Category": Employment Park Category* (Subject to policies in Section 6.4.2) M-7 Employment Park Industrial 9. That Appendix C Zoning Matrix, Industrial Designations*, Business Park Category be amended by removing the reference to 'Section 6.4.2' and replacing it with 'Section 6.4.3' and that "M-7 Employment Park Industrial" ~e added after "M-3 Business Park". 10. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby amended accordingly. READ a first time the 11th day of May, 2021. READ a second time as amended the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of , 202X. PRESIDING MEMBER 202X. , 202X. , 202X. CORPORATE OFFICER
CITY OF MAPLE RIDGE BYLAW NO. 7735-2021 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIX B WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" and Schedule "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7735-2021." 2. To amend the Urban Area Boundary, as shown in Schedule 1 Map No. 1037, to include the Yennadon Lands in their entirety. 3. Those parcels or tracts of land and premises known and described as: Parcel A, Lot 8, Plan NWP5467, Section 20, Township 12, New Westminster Land District, REF PL 8148; Lot 7, Plan NWP5467, Section 20, Township 12, Group 1, New Westminster Land District; Lot 6, Plan NWP5467, Section 20, Township 12, Group 1, New Westminster Land District; Lot 5, Plan NWP5467, Section 20, Township 12, Group 1, New Westminster Land District; Lot 3, Plan NWP5430, Su blot 1, Part NE1/ 4, Section 20, Township 12, Group 1, New Westminster Land District, Except Plan PARCEL "A" RP22408, P23424; Lot 4, Plan NWP5430, Section 20, Township 12, Group 1, New Westminster Land District, Except Plan 23424, LMP12700; Lot 2, Plan NWP22339, Part NE1/ 4, Section 20, Township 12, Group 1, New Westminster Land District; Lot 46, Plan NWP31436, Part NE1/4, Section 20, Township 12, Group 1, New Westminster Land District; Lot 55, Plan NWP40879, Part NE1/4, Section 20, Township 12, Group 1, New Westminster Land District; Lot 56, Plan NWP40879, Part NE1/4, Section 20, Township 12, Group 1, New Westminster Land District; Parcel B, Lot 8, Plan NWP5467, Section 20, Township 12, New Westminster Land District, (REF PL 13094); and
and outlined in heavy black line on Map No. 1038 and 1039, a copy of which is attached hereto as Schedule 2 and forms part of this Bylaw, are hereby re-designated to Industrial (Employment Park Category) and Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby amended accordingly. READ a first time the 11th day of May, 2021. READ a second time as amended the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of , 202X. PRESIDING MEMBER 202X. , 202X. , 202X. CORPORATE OFFICER
CITY OF MAPLE RIDGE BYLAW NO. 7838-2022 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" 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. 7838-2022." 2. Those parcels or tracts of land and premises known and described as: Lot 43, Plan NWP30199, Section 20, Township 12, Group 1, New Westminster Land District and outlined in heavy black line on Map No. 1056, a copy of which is attached hereto as Schedule 1 and forms part of this Bylaw, are hereby re-designated to Industrial (Employment Park Category). 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby amended accordingly. READ a first time the day of 2021. 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 , 202X. 202X. , 202X. , 202X. CORPORATE OFFICER
APPENDIX E Appendix E -Yennadon Lands Work to Date At the May 10, 2016 Council meeting, staff were directed to initiate a process to re-designate 13 subject properties, generally located at 128th Avenue and 232nd Street, towards an employment land use designation. The direction was in keeping with the City's Commercial & Industrial Strategy: 2012-2042, which could facilitate the creation of a unique opportunity for a campus-style business park in the future. On April 16, 2019 staff provided Council with a general update on an Employment Lands Process underway in the City of Maple Ridge, which included a focus on the suitability of the Yennadon Lands for future employm~nt purposes. At that meeting, the Yennadon Lands were referred back to staff to meet with the landowners to assess their future interest in the lands. A Landowners Workshop was held at Yennadon Elementary School on June 6, 2019 from 6 -8pm. Twelve letters were sent out to the landowners, representing all 13 properties, inviting them to attend. At the Workshop, 18 people attended, representing 11 of the properties. On June 18, 2019, staff provided a verbal update to Council on the outcomes of the June 6, 2019 Workshop with Yennadon Landowners, namely that there were strong levels of support for an employment future -although some expressed interest only in the OCP amendment and not in redeveloping their properties in the short term. At the June 18, 2019 Council Workshop meeting, Council directed: 1) staff to undertake an employment land use re-designation process and consultation strategy for the Yennadon Lands; and 2) that any new applications, or those already in-stream that have not reached third reading, be deferred until any potential OCP amendments are presented at Public Hearing and given third reading, with the exception of applications that propose future employment land uses. At the March 31, 2020 Council Workshop meeting, staff provided an update on the Yennadon Lands Re-designation process, including the proposed community engagement process that was postponed due to the pandemic. At that meeting, Council directed that the previously endorsed Yennadon Lands process be revised and that staff work with the consultant to prepare some preliminary land use concepts for Council to review prior to proceeding with public consultation. At the July 14, 2020 Council Workshop meeting, staff in collaboration with a consultant, presented three preliminary land use concepts for Council to review. The three preliminary Concepts were informed by the outcomes of the site analysis, on transportation/access, site servicing, environmental features, stormwater management, and parks/trails/recreation requirements for future development within the area. At that meeting, Council directed staff to move forward with a public consultation process, taking into account the public health orders in effect at the time. Through October 2020, staff in collaboration with the consultant conducted a consultation process that consisted of a Landowners Workshop, a Virtual Public Open House, and a Community Survey. The December 8, 2020 Council Workshop report goes through what was heard from the various consultation activities and outlined possible next steps for Council to consider in the pursuit of additional employment land opportunities for Maple Ridge. The re-designation of the Yennadon Lands to an employment future will garner opposition and community comment.
At the December 8, 2020 Council workshop meeting, Council endorsed "Concept #2 -Neighbourhood Innovations Village" and directed staff to move forward with an Official Community Plan Amending Bylaw. Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were drafted to integrate the Yennadon Lands Concept Plan into the Official Community Plan. The two bylaws were presented at the May 4, 2021 Committee of the Whole Council Meeting and were subsequently forwarded to the May 11, 2021 Regular Council Meeting for Council consideration. Official Community Plan Amending Bylaws No. 7734-2021 and No. 7735-2021 were granted first reading at the May 11, 2021 Regular Council Meeting. Following the consideration and granting of first reading to the two Official Community Plan Amending Bylaws, staff initiated the referral and consultation process set out under Section 475 of the Local Government Act, which was endorsed at the time of first reading.
Shannon Lambie, Regional Planner CC: Ministry of Agriculture -Attention: Jeffrey Weightman Ueffrey.weightman@gov.bc.ca) 46794m1 ALC File: 46794 Page 3 of 3
metrovancouver SERVICES AND SOLUTIONS FOR A LIVABLE REGION October 7, 2021 Amanda Grochowich, MCIP, RPP, Planner City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Ms. Grochowich: Regional Planning and Housing Services Tel. 604 451-6635 or via Email RPH-Regional Planning@metrovancouver.org File: CR-07-01-MRI Ref: 47876918 Yennadon Lands OCP Amendment, Your File No. 2016-195-CP Thank you for the opportunity to review and comment on this Official Community Plan amendment application, which is for the re-designation of the Yennadon Lands for future employment uses. This letter provides comments from Metro Vancouver staff from the Regional Planning and Housing Services, Water Services, and Parks and Environment Departments. Regional Planning and Housing Services 13 properties, 25.4 hectares in area, known as the Yennadon Lands, comprises the proposed amendment area. The subject area is split-designated Agricultural and General Urban by Metro Vancouver 2040: Shaping our Future {Metro 2040}, the regional growth strategy, and a portion falls outside of the Urban Containment Boundary and is within the Agricultural Land Reserve (ALR). 1. The referral package indicates that the City of Maple Ridge proposes to amend its OCP land use designation for the subject area to Industrial (Employment Park Category). It is unclear whether the City intends to request an amendment to the current Metro 2040 regional land use designations to either Industrial or Mixed Employment; confirmation is needed. The intended differences between the two designations are: -The regional Industrial designation is intended for light and heavy industrial uses; does not permit residential uses (including live/ work); and -The regional Mixed Employment designation is intended for industrial uses as well as a range of employment uses and limited commercial uses that support the primary industrial function; does not permit residential uses (including live/ work). As a comparison, the current General Urban regional land use designation (for a majority of the subject area), permits residential uses as well as commercial centres supported by shopping, services and institutions. 48127578 4515 Central Boulevard, Burnaby, BC, Canada VSH OC6 I 604-432-6200 I metrovancouver.org Metro Vancouver Regional District I Greater Vancouver Water District I Greater Vancouver Sewerage and Drainage District I Metro Vancouver Housing Corporation
Servicing will be designed to anticipate climate change including floodways and dry pond areas for emergency stormwater management. Groundwater and the impact of a high groundwater table on the ultimate design of the buildings and servicing will need to be addressed on an application by application basis. Traffic and Transportation: The City has Traffic Impact Assessment Guidelines that may be triggered by a development application. 232 Street is an arterial road and no single-site direct access will be permitted. 128 Avenue is a collector and direct access will be discouraged. It is anticipated that new roads will be used to access the internal site. Both existing fronting roads are designated bike routes and bike facilities will be incorporated into the servicing designs. In addition, 128 Avenue is a horse route and the existing horse trail established to the west will be continued east. There will be no road connections to the existing residential streets to the west. Yennadon Elementary is located approximately 200m to the east and traffic volumes at peak school times are a challenge at the 128 Avenue/232 Street intersection. Currently some of the vacant lands within the study are used unofficially as overflow parking for parents taking their children to school due to the congestion at drop off and pick up times. The City is actively working with the School District to address congestion issues. 232 Street is part of the Major Road Network (MRN) and any new accesses to/from the MRN will require Translink approval. As development applications are made, Engineering will review opportunities to improve existing bus stops which could include the construction of bus shelters. Development Sequencing: Under Concept 2 there is little ability to "leapfrog" development. New road access from 128 Avenue must align with 230 Street on the north side of 128 Avenue. New road access from 232 Street must be a sufficient distance from the 128 Avenue/232 Street intersection. All services, except for drainage, need to be brought from these existing roads. The internal road layout is flexible depending on the type and size of application that the City receives. It is anticipated that the first application will determine the layout of the Lands. As applications to developer are received there may be additional studies and requirements that are required. Ground truthing may also impact how servicing is to be addressed. Regards, Rachel Ollenberger, AScT Manager of Infrastructure Development
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.DISCUSSION: a) Background Context: In 2021, the City tendered the unit price paving contract and subsequently awarded the contract to B.A. Blacktop Ltd. which contained the option to renew up to two additional one year terms. 2022 is the first year of the optional renewal and the Program will be retendered in 2024 should the third and final year be renewed. For 2022, there are approximately 15.9 km of roads identified for rehabilitation, which have been selected based on the recommendations of the 2020 Roadway Data Collection and Pavement Management System Report, in conjunction with the coordination of planned utility infrastructure improvements, and by economically combining adjacent road segments requiring rehabilitation. A contingency of $503,697.54 has been allotted to mitigate against unforeseen costs such as escalating oil prices and additional works needed to address any unknown defects. An escalation of 5.5% in the price asphaltic cement would translate to an estimated increase of 2% in the price of asphalt. The 31 roads identified for rehabilitation under the program this year are: Site 1 216 St-Dewdney Trunk Rd to Abernethy Way Site 2 Dewdney Trunk Rd -230 St to Cottonwood Drive Site 3 227 St-119 Ave to Dewdney Trunk Rd Site 4 227 St-Dewdney Trunk Rd (30m N) to Abernethy Way Site 5 227 St -Abernethy Way to 128 Ave Site 6 128 Ave -227 to 230 St Site 7 125A Ave -227 St 22554 Ave (including 226 St Cul-de-sac) Site 8 126 Ave -232 St to West End Site 9 232 St Cottonwood Drive to Kanaka Way Site 10 256 St -11232 256 St to 112 Ave Site 11 222 St-Dewdney Trunk Road to 123 Ave Site 12 122 Ave -248 St to 250 St Site 13 121 Ave -248 St to 250 St Site 14 Smith Ave -248 St to 250 St Site 15 Lillian Ave -121 Ave to 122 Ave Site 16 Halnor Ave -248 St to West End Site 17 117 Ave -256 St to 25433 117 Ave Site 18 121 Ave -224 St to Edge St Site 19 Edge St-121 Ave to Brown Ave Site 20 245 St-McClure Drive to 104 Ave Site 21 Jackson Rd -102 Ave to 104 Ave Site 22 Blackstock St -124 Ave to 126 Ave Site 23 207 St -Lougheed Highway to Camwood Drive Site 24 207 St-Dewdney Trunk Road to Lougheed Highway Site 25 Camwood Ave -207 St to Stevens Street Site 26 252 St Dewdney Trunk Rd to 124 Ave Site 27 124 Ave -252 St to 254 St Site 28 254 St -124 Ave to 125 Ave Site 29 125 Ave -254 St to 256 St Site 30 98 Ave -256 St to 264 St Site 31 132 Ave -224 St to 232 St Doc#30417 48 Page 2 of 4
b) Strategic Alignment: Improved road conditions align with Council's Growth priority of the Strategic Plan in support of community growth by providing reliable and safe transportation routes. c) Citizen Implications: During paving operations, there may be some traffic disruptions that will be advertised ahead of time, through the City's communications platforms. Traffic management plans will also be put in place to minimize delays for the public. d) Interdepartmental Implications: City departments including Planning, Parks and Engineering were consulted prior to finalizing the list of roads to be included in the contract to ensure that pavement rehabilitation do not conflict with development or other underground utility projects. e) Financial Implications: The 2022 Pavement Rehabilitation Program includes funds from the approved Financial Plan for a total investment of approximately $4.6 million, including approximately $430,000 in funding from Translink. The pricing included is based on current market oil prices. Due to the uncertainty of the oil markets, a qualification clause has been included which addresses any escalation/de-escalation in the asphaltic cement liquid rates. This clause provides the City with the most competitive pricing while addressing the risks associated with the current market uncertainty. The City of Maple Ridge has the ability to address this risk through the utilization of a portion of the contingency and the ability to remove up to 25% of the sites from the work. f) Policy Implications: The City's Corporate Asset Management Policy No. 9.13 details the principles for implementing a consistent and coordinated approach in managing City assets to demonstrate sound fiscal stewardship and secure long-term infrastructure sustainability within the City. g) Alternatives: An alternative approach would be to defer road rehabilitation projects. This would significantly reduce road conditions over the next several years but significantly increase the longer-term rehabilitation costs the City would incur. Once a road reaches complete failure, it must be completely reconstructed as opposed to a rehabilitation approach. Full road reconstruction is more than three times the cost of scheduled rehabilitation and is not a recommended approach. Doc#30417 48 Page 3 of 4