HomeMy WebLinkAbout2024-06-04 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
June 04, 2024
11:00 AM
Virtual Online Meeting including Council Chambers
Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or
resolutions. A decision is made to send an item to Council for debate and vote or to send an item back
to staff for more information or clarification before proceeding to Council. The meeting is live streamed
and recorded by the City of Maple Ridge.
For virtual public participation during Community Forum register by going to the Public
Portal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon for
the select meeting
1.CALL TO ORDER
1.1 Territory Acknowledgement
The City of Maple Ridge carries out its business on the traditional and
unceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen
(qʼʷa:n̓ƛʼәn̓) First Nation.
2.APPROVAL OF AGENDA
3.MINUTES
3.1 Adoption of Minutes – May 21, 2024
4.DELEGATIONS/STAFF PRESENTATIONS
4.1 FortisBC Presentation
Presentation supporting CleanBC and City of Maple Ridge Energy & Climate
Goals
4.2 BC Hydro Presentation
BC Hydro's plans for energy generation and capacity as communities across BC
look to adopt the Zero Carbon Step Code.
5.PLANNING AND DEVELOPMENT SERVICES
5.1 Housing Legislation Amendments – Small Scale Multi Unit Housing (SSMUH) &
TransitOriented Area (TOA) Regulatory Requirements
To allow secondary suites or detached additional dwelling units in single family
zones, three to six units of SmallScale MultiUnit Housing on singledetached or
duplex residential lots, dependent on proximity to transit stations, and to reduce or
eliminate parking requirements in certain areas
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Housing Legislation Amendments –
Small Scale Multi Unit Housing (SSMUH) & TransitOriented Area (TOA)
Regulatory Requirements” be forwarded to the next Regular Council Meeting.
5.2 Housing Legislation Amendments – TransitOriented Area (TOA) Designation
Bylaw
To designate prescribed transitoriented area near transit hubs
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Housing Legislation Amendments –
TransitOriented Area (TOA) Designation Bylaw” be forwarded to the next Regular
Council Meeting.
5.3 2021571VP, 12390 216 Street, Development Variance Permit
To allow for a future twolot subdivision.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Variance Permit,
12390 216 Street” be forwarded to the next Regular Council Meeting.
5.4 2024134DP/DVP, 10392 and 10393 240A Street, Development Permit &
Development Variance Permit (Extension)
To extend the date to commence construction by one year for 2017510DP/DVP.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Permit &
Development Variance Permit (Extension), 10392 and 10393 240A Street” be
forwarded to the next Regular Council Meeting.
6.ENGINEERING SERVICES
7.CORPORATE SERVICES
7.1 Development Cost Charge Bylaw Update
To increase rates to better reflect the current costs of infrastructure.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Cost Charge Bylaw
Update” be forwarded to the next Regular Council Meeting.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.NOTICE OF CLOSED MEETING
11.1 The meeting will be closed to the public pursuant to Sections 90(1) of the
Community Charter as the subject matter being considered is related to the
following:
• Section 90(1)(g) – litigation or potential litigation affecting the municipality
• Section 90(1)(i) – the receipt of advice that is subject to solicitorclient
privilege, including communications necessary for that purpose;
• Section 90(1)(l) – discussions with municipal officers and employees
respecting municipal objectives, measures and progress reports for the purposes
of preparing an annual report under section 98 [annual municipal report];
• Section 90(2)(b) – the consideration of information received and held in
confidence relating to negotiations between the municipality and a provincial
government or the federal government or both, or between a provincial
government or the federal government or both and a third party;
Any other matter that may be brought before the Council that meets the
requirements for a meeting closed to the public pursuant to Sections 90(1) and
90(2) of the Community Charter or Freedom of Information and Protection of
Privacy Act.
12.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDAJune 04, 202411:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER1.1 Territory AcknowledgementThe City of Maple Ridge carries out its business on the traditional andunceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen(qʼʷa:n̓ƛʼәn̓) First Nation.2.APPROVAL OF AGENDA3.MINUTES3.1 Adoption of Minutes – May 21, 20244.DELEGATIONS/STAFF PRESENTATIONS4.1 FortisBC PresentationPresentation supporting CleanBC and City of Maple Ridge Energy & ClimateGoals
4.2 BC Hydro Presentation
BC Hydro's plans for energy generation and capacity as communities across BC
look to adopt the Zero Carbon Step Code.
5.PLANNING AND DEVELOPMENT SERVICES
5.1 Housing Legislation Amendments – Small Scale Multi Unit Housing (SSMUH) &
TransitOriented Area (TOA) Regulatory Requirements
To allow secondary suites or detached additional dwelling units in single family
zones, three to six units of SmallScale MultiUnit Housing on singledetached or
duplex residential lots, dependent on proximity to transit stations, and to reduce or
eliminate parking requirements in certain areas
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Housing Legislation Amendments –
Small Scale Multi Unit Housing (SSMUH) & TransitOriented Area (TOA)
Regulatory Requirements” be forwarded to the next Regular Council Meeting.
5.2 Housing Legislation Amendments – TransitOriented Area (TOA) Designation
Bylaw
To designate prescribed transitoriented area near transit hubs
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Housing Legislation Amendments –
TransitOriented Area (TOA) Designation Bylaw” be forwarded to the next Regular
Council Meeting.
5.3 2021571VP, 12390 216 Street, Development Variance Permit
To allow for a future twolot subdivision.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Variance Permit,
12390 216 Street” be forwarded to the next Regular Council Meeting.
5.4 2024134DP/DVP, 10392 and 10393 240A Street, Development Permit &
Development Variance Permit (Extension)
To extend the date to commence construction by one year for 2017510DP/DVP.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Permit &
Development Variance Permit (Extension), 10392 and 10393 240A Street” be
forwarded to the next Regular Council Meeting.
6.ENGINEERING SERVICES
7.CORPORATE SERVICES
7.1 Development Cost Charge Bylaw Update
To increase rates to better reflect the current costs of infrastructure.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Cost Charge Bylaw
Update” be forwarded to the next Regular Council Meeting.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.NOTICE OF CLOSED MEETING
11.1 The meeting will be closed to the public pursuant to Sections 90(1) of the
Community Charter as the subject matter being considered is related to the
following:
• Section 90(1)(g) – litigation or potential litigation affecting the municipality
• Section 90(1)(i) – the receipt of advice that is subject to solicitorclient
privilege, including communications necessary for that purpose;
• Section 90(1)(l) – discussions with municipal officers and employees
respecting municipal objectives, measures and progress reports for the purposes
of preparing an annual report under section 98 [annual municipal report];
• Section 90(2)(b) – the consideration of information received and held in
confidence relating to negotiations between the municipality and a provincial
government or the federal government or both, or between a provincial
government or the federal government or both and a third party;
Any other matter that may be brought before the Council that meets the
requirements for a meeting closed to the public pursuant to Sections 90(1) and
90(2) of the Community Charter or Freedom of Information and Protection of
Privacy Act.
12.ADJOURNMENT
City of Maple RidgeCOMMITTEE OF THE WHOLEAGENDAJune 04, 202411:00 AMVirtual Online Meeting including Council ChambersCommittee of the Whole is the initial venue for review of issues. No voting takes place on bylaws orresolutions. A decision is made to send an item to Council for debate and vote or to send an item backto staff for more information or clarification before proceeding to Council. The meeting is live streamedand recorded by the City of Maple Ridge.For virtual public participation during Community Forum register by going to the PublicPortal at https://mapleridge.primegov.com/public/portal and clicking on the microphone icon forthe select meeting1.CALL TO ORDER1.1 Territory AcknowledgementThe City of Maple Ridge carries out its business on the traditional andunceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen(qʼʷa:n̓ƛʼәn̓) First Nation.2.APPROVAL OF AGENDA3.MINUTES3.1 Adoption of Minutes – May 21, 20244.DELEGATIONS/STAFF PRESENTATIONS4.1 FortisBC PresentationPresentation supporting CleanBC and City of Maple Ridge Energy & ClimateGoals4.2 BC Hydro PresentationBC Hydro's plans for energy generation and capacity as communities across BClook to adopt the Zero Carbon Step Code. 5.PLANNING AND DEVELOPMENT SERVICES5.1 Housing Legislation Amendments – Small Scale Multi Unit Housing (SSMUH) &TransitOriented Area (TOA) Regulatory RequirementsTo allow secondary suites or detached additional dwelling units in single familyzones, three to six units of SmallScale MultiUnit Housing on singledetached orduplex residential lots, dependent on proximity to transit stations, and to reduce oreliminate parking requirements in certain areasRECOMMENDATION:That the staff report dated June 4, 2024, titled “Housing Legislation Amendments – Small Scale Multi Unit Housing (SSMUH) & TransitOriented Area (TOA)Regulatory Requirements” be forwarded to the next Regular Council Meeting.5.2 Housing Legislation Amendments – TransitOriented Area (TOA) DesignationBylawTo designate prescribed transitoriented area near transit hubsRECOMMENDATION:That the staff report dated June 4, 2024, titled “Housing Legislation Amendments – TransitOriented Area (TOA) Designation Bylaw” be forwarded to the next RegularCouncil Meeting.5.3 2021571VP, 12390 216 Street, Development Variance PermitTo allow for a future twolot subdivision.RECOMMENDATION: That the staff report dated June 4, 2024, titled “Development Variance Permit,12390 216 Street” be forwarded to the next Regular Council Meeting.5.4 2024134DP/DVP, 10392 and 10393 240A Street, Development Permit &Development Variance Permit (Extension)To extend the date to commence construction by one year for 2017510DP/DVP.RECOMMENDATION: That the staff report dated June 4, 2024, titled “Development Permit &
Development Variance Permit (Extension), 10392 and 10393 240A Street” be
forwarded to the next Regular Council Meeting.
6.ENGINEERING SERVICES
7.CORPORATE SERVICES
7.1 Development Cost Charge Bylaw Update
To increase rates to better reflect the current costs of infrastructure.
RECOMMENDATION:
That the staff report dated June 4, 2024, titled “Development Cost Charge Bylaw
Update” be forwarded to the next Regular Council Meeting.
8.PARKS, RECREATION, AND CULTURE
9.ADMINISTRATION
10.COMMUNITY FORUM
11.NOTICE OF CLOSED MEETING
11.1 The meeting will be closed to the public pursuant to Sections 90(1) of the
Community Charter as the subject matter being considered is related to the
following:
• Section 90(1)(g) – litigation or potential litigation affecting the municipality
• Section 90(1)(i) – the receipt of advice that is subject to solicitorclient
privilege, including communications necessary for that purpose;
• Section 90(1)(l) – discussions with municipal officers and employees
respecting municipal objectives, measures and progress reports for the purposes
of preparing an annual report under section 98 [annual municipal report];
• Section 90(2)(b) – the consideration of information received and held in
confidence relating to negotiations between the municipality and a provincial
government or the federal government or both, or between a provincial
government or the federal government or both and a third party;
Any other matter that may be brought before the Council that meets the
requirements for a meeting closed to the public pursuant to Sections 90(1) and
90(2) of the Community Charter or Freedom of Information and Protection of
Privacy Act.
12.ADJOURNMENT
Document: 3812016
CITY OF MAPLE RIDGE
COMMITTEE OF THE WHOLE MEETING MINUTES
MAY 21, 2024
The Minutes of the Committee of the Whole Meeting held virtually and hosted in Council Chambers on May 21, 2024, at 5:30 pm at City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business. PRESENT Elected Officials Mayor D. Ruimy Councillor O. Dozie Councillor S. Schiller Councillor J. Tan Councillor A. Yousef ABSENT Councillor K. Carreras Councillor J. Dueck
Appointed Staff S. Hartman, Chief Administrative Officer Other Staff as Required M. Best, Interim Director of Planning C. Bevacqua, Clerk 3 S. Faltas, Director of Engineering C. Howes, Acting Deputy Corporate Officer Z. Lifshiz, Director, Strategic Development, Communications and Public Engagement M. McMullen, Manager of Development & Environmental Services D. Olivieri, Manager of Corporate Planning and Consultation R. Ollenberger, Manager of Development Engineering T. Thompson, Director of Finance T. Westover, Director Economic Development Note: These minutes and the video of this meeting are posted on the City’s Web Site at: https://mapleridge.primegov.com/public/portal 1. CALL TO ORDER – 5:31 pm Councillor S. Schiller, Chair called the meeting to order and provided the territory acknowledgement. 2. APPROVAL OF THE AGENDA
R/2024-CW-038 Moved and seconded THAT the agenda of the Committee of the Whole Meeting of May 21, 2024, be approved as circulated. CARRIED 3. MINUTES
3.1 Adoption of Minutes
Committee of the Whole Meeting Minutes May 21, 2024 Page 2 of 3
Document: 3812016
R/2024-CW-039 Moved and seconded THAT the minutes of the Committee of the Whole Meeting of May 7, 2024, be adopted. CARRIED 4. DELEGATIONS/STAFF PRESENTATIONS - NIL 5. PLANNING AND DEVELOPMENT SERVICES
5.1 2023-396-RZ, First and Second Reading Zone Amending Bylaw No. 7996-2024 Staff report dated May 7, 2024, recommending that the 2023 Consolidated Financial Statements be approved. The Manager of Development & Environmental Services provided a presentation and answered questions of Council. R/2024-CW-040 Moved and seconded That the staff report dated May 21, 2024, titled “Zoning Bylaw No. 7600-2019 Housekeeping Amendments, First and Second Reading, Zone Amending Bylaw No. 7996-2024” be forwarded to the next Regular Council Meeting. CARRIED 6. ENGINEERING SERVICES - NIL 7. CORPORATE SERVICES - NIL 8. PARKS, RECREATION, AND CULTURE – NIL 9. ADMINISTRATION – NIL 10. COMMUNITY FORUM – NIL
Committee of the Whole Meeting Minutes May 21, 2024 Page 3 of 3
Document: 3812016
11. NOTICE OF CLOSED MEETING 11.1 Resolution to Exclude the Public R/2024-CW-041 Moved and seconded The meeting will be closed to the public pursuant to Sections 90(1) of the Community Charter as the subject matter being considered is related to the following:
• Section 90(1)(l) – discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report]; Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90(1) and 90(2) of the Community Charter or Freedom of Information and Protection of Privacy Act. CARRIED 12. ADJOURNMENT – 6:10 pm ____________________________________ Councillor S. Schiller, Chair Certified Correct _______________________________________________ C. Howes, Acting Deputy Corporate Officer
~ Maple Ridee -
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
MEETING DATE:
FILE NO:
MEETING:
June 4, 2024
2024-152-RZ
cow
SUBJECT: Housing Legislation Amendments -Small Scale Multi Unit Housing (SSMUH) & Transit-
Oriented Area (TOA) Regulatory Requirements
First, Second and Third Reading
Maple Ridge Zone Amending Bylaw No. 7998-2024 and Maple Ridge Off-Street Parking
and Loading Amending Bylaw No. 8000-2024
EXECUTIVE SUMMARY:
In the fall of 2023, the BC government passed several pieces of legislation to amend the Local Government
Act to support the supply of significantly more homes, faster, in BC. The amendments require local
governments to update their zoning bylaws to allow secondary suites or detached additional dwelling units
in single-family zones province-wide and three to six units of Small-Scale Multi-Unit Housing (SSMUH) on
single-detached or duplex residential lots, depending on their proximity to transit stations. The
amendments also require local governments to reduce or eliminate parking requirements in certain areas
of the municipality. As such, the Maple Ridge Zone Amending Bylaw No. 7998-2024 and Maple Ridge Off-
Street Parking and Loading Bylaw Amending No. 8000-2024 have been drafted to implement the
requirements set out in these pieces of legislation.
This report presents both Zone Amending Bylaw No. 7998-2024 and Off-Street Parking and Loading
Amending Bylaw No. 8000-2024 to Council and recommends that they be forwarded to the next Regular
Council Meeting for consideration of first, second and third reading.
RECOMMENDATIONS:
1. That, pursuant to Section 481.3(7) of the Local Government Act, the Provincial Policy Manual
and Site Standards for Small-Scale Multi-Unit Housing, as outlined in the "Small Scale Multi
Unit Housing (SSMUH) Update and Policy Manual Considerations" report presented at the
May 14, 2024 Council Workshop, was considered and no further consideration of the
Provincial Policy Manual and Site Standards is required at this time;
2. That, pursuant to Section 479(6) and 525.1 (4) of the Local Government Act, the Provincial
Policy Manual: Transit-Oriented Areas, as outlined in the "Housing Legislation Amendments
-Transit-Oriented Area (TOA) Designation Bylaw" report presented at the June 4, 2024
Committee of the Whole meeting, was considered, and no further consideration of the
Provincial Policy Manual: Transit-Oriented Area is required at this time;
3. That the Maple Ridge Zone Amending Bylaw No. 7998-2024 be given first, second and third
reading;
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4. That the Maple Ridge Off-Street Parking and Loading Amending Bylaw No. 8000-2024 be
given first, second and third reading; and
5. That a one year extension beyond that provided in Sections 11 and 16 of the Maple Ridge
Development Procedures Bylaw No. 5879-1999 and Section 13.4 of Maple Ridge
Subdivision and Development Servicing Bylaw No. 4800-1993 be available for in-stream
applications rezoning or subdividing to the R-4, R-3, R-2, R-1, RS-lb, and RT-1 zones.
1.0 BACKGROUND:
1.1 Small Scale Multi Unit Housing
Small-Scale Multi-Unit Housing (SSMUH) generally refers to a range of buildings and dwelling unit
configurations. They can include, but are not limited to: secondary suites in single-detached dwellings;
detached accessory dwelling units (ADUs), like detached garden suites; duplexes (side-by-side or up/down);
triplexes and four-plexes; and townhomes.
The purpose and general intent of the Bill 44 Housing Statutes (Residential Development) Amendment Act is
to enable up to four or six units on single-detached and duplex-zoned lots. The size of the parcel and
proximity to frequent transit services informs the possible number of units allowed.
1.2 Transit-Oriented Area
Transit-Oriented Areas (TOA) are defined as an area within a prescribed distance from a transit station,
intended to be areas of mixed-use, complete communities. Bill 47 Housing Statutes (Transit-Oriented Areas)
Amendment Act defines Transit-Oriented Areas as areas within 400 metres of a bus exchange, which includes
West Coast Express stations. It also restricts local government's abilities to require residential off-street
parking, except for parking for people with disabilities, within those areas. There are three TOAs identified
in Maple Ridge: Haney Transit Exchange, Port Haney West Coast Express Station, and Maple Meadows West
Coast Express Station.
2.0 DISCUSSION:
With the implementation of these acts, local governments are required to put in place zoning bylaws that
enable Small Scale Multi Unit Housing (SSMUH) and that do not impede or unreasonably restrict SSMUH
projects. Local governments are also required to reduce or eliminate parking requirements for some
residential uses through both the SSMUH and TOA legislation. These amendments are required to be in
effect by June 30, 2024.
2.1 Summary of Zone Amending Bylaw No. 7998-2024 as it relates to Small Scale Multi-Unit
Housing
Appendix A outlines the proposed changes to the City's Zoning Bylaw, in order to implement the Province's
legislation to enable Small Scale Multi Unit Housing. A summary and overview is provided in the table on
the following page.
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Table 1 -Proposed Changes to Zoning Bylaw to enable Small Scale Multi-Unit Housing
Parameter
New Definition
New Section to address SSMUH
requirements
Amend existing residential zones to
accommodate SSMUH
Introduce a New Residential Zone
for Urban Infill Residential (formerly
known as SSMUH)
#3812852
Proposed Change
Prescribed Bus Stop
Addition of a new section under 402 General Regulations that outlines
the zoning requirements that apply to 'Small Scale Multi Unit
Housing', now titled 'Urban Infill Residential'.
Number of Units:
• Non-ALR: Up to 3 dwelling units, limited to Single Detached,
Secondary Suite and Detached Garden Suite Residential
• Up to 3 dwelling units on to lots < 280m2
• Up to 4 dwelling units on lots between 281 m2 and 4050m2
• Up to 6 dwelling units on lots within 400m of a Prescribed
Bus Station
Types of Units:
• Single Detached Home with Secondary Suite and Detached
Garden Suite
• Duplex; Triplex; Fourplex
• Courtyard Development (limited to 4 or 6 units)
• Townhouse Development (limited to 4 or 6 units)
Amending Principal and Accessory Uses to include Small Scale Multi
Unit forms of Housing, as stipulated by the new section in the General
Requlations of the Bylaw.
Overview of requirements:
• Minimum Lot Area of 450m2
• Front Lot Line Setback of 5.5 meters
• Rear Lot Line:
o minimum of 6 meters for Principal Dwelling; and 1.5
meter for ADUs, with the exception of lots that allows
up to 6 units has a rear lot line setback of 1.0 meters
for ADUs.
• Side Setbacks for lots under 800m2
o Interior Side: Minimum setback of 1.2 meters
o Exterior Side: Minimum setback of 2 meters for
Principal Dwellings; 2 meters for ADUs
• Side Setbacks for lots over 800m2
o Interior Side: Minimum setback of 1.5 meters for
Principal Dwellings; 1.2 meters for ADUs
o Exterior Side: Minimum setback of 3 meters for
Principal Dwellings; 3 meters for ADUs
• Height:
o maximum of 9.5 meters to the mid-point; 3 storeys
• Lot Coverage: maximum of 50%; up to 60% for lots which allow
up to 6 units.
• Permeable Landscaping: 50%; reduced to 40% for lots which
allow up to 6 units.
Please see Amending Bylaw for specific requirements for lot size and
number of dwelling units.
Page 3 of 6
2.2 Summary of Zone Amending Bylaw No. 7998-2024 as it relates to Transit-Oriented Areas
Appendix A outlines the proposed changes to the City's Zoning Bylaw, in order to implement the Province's
legislation to address the Transit-Oriented Area regulations. A summary and overview is provided in the
table below.
Table 2 -Proposed Changes to Zoning Bylaw to enable Transit-Oriented Areas
Parameter Proposed Change
New Definition Transit-Oriented Area
New Section to address TOA Addition of a new section under 402 General Regulations that
requirements outlines the zoning requirements that apply to the Transit-
Oriented Areas, as designated by Transit-Oriented Area
Desiqnation Bylaw No. 8001-2024
2.3 Summary of Off-Street Parking & Loading Amending Bylaw No. 8000-2024
Appendix B outlines the proposed changes to the City's Off-Street Parking & Loading Bylaw in order to
implement the Province's legislation to address the Small Scale Multi Unit Housing and Transit-Oriented
Area legislation. A summary and overview is provided in the table below.
Table 3 -Proposed Changes to Off-Street Parking and Loading Bylaw to enable Small Scale Multi-
Unit Housing and Transit-Oriented Areas
Parameter
New Definitions
Parking Requirements
New Schedule to address SSMUH
& TOA parking requirements
#3812852
Proposed Change
Prescribed Bus Stop;
Transit Oriented Area
Removing
• 2.0 spaces per dwelling unit for Single Detached, Duplex,
Triplex, Fourplex, Courtyard and Street Townhouse
Residential uses
And replacing with
• 2.0 spaces per dwelling unit for Single Detached homes
• 1.5 spaces per dwelling unit for Duplex, Triplex, Fourplex
and Courtyard Residential
• 2.0 spaces per dwelling unit for Street Townhouse
For SSMUH:
• That no residential parking requirements will apply for lots
within 400m of a Prescribed Bus Stop
For TOA:
• Provide non-residential parking spaces, as outlined
elsewhere in the bylaw.
• Provide 1.0 Van Accessible Space and 1.0 Standard
Accessible Space for residential parking purposes.
• That no other residential parking requirements will apply.
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2.4 Provincial Policy Manual Considerations
Section 481 .3(7) of the Local Government Act requires that Council consider the Small-Scale Multi-Unit
Housing Provincial Policy Manual and Site Standards when developing or adopting a zoning bylaw that
enables Small-Scale Multi-Unit Housing. The Policy Manual sets out the Provincial expectations and site
standards for SSMUH . It is noted that Council considered this Policy Manual with the draft regulations at
the May 14, 2024 Workshop, and appendices of the May 14, 2024 Workshop report outlined how the draft
regulations compare with Policy Manual, which has been included in Appendix C, for ease of reference.
Section 479(6) and 525.1 (4) of the Local Government Act requires that Council consider the Provincial Policy
Manual: Transit-Oriented Areas when developing or adopting a zoning bylaw or off-street parking and
loading space regulation. Off-Street Parking Amending Bylaw No. 8000-2024 introduces a provision that
residential off-street parking requirements do not apply in the TOAs, except for parking for people with
disabilities. As such, Off-Street Parking Amending Bylaw No. 8000-2024 may be considered consistent with
Provincial Policy Manual: Transit-Oriented Areas .
2.5 In-Stream Applications
In-Stream Files & Development Applications: In-stream building permits and development application
files will continue through the existing process. The existing single detached residential and duplex zones
will become legacied through the zoning bylaw. While the new regulations will be used for all new rezoning
applications made after the bylaw adoption, eventually the existing amending bylaws currently in the
approval process will either complete or expire, at which point the legacied zones will be rescinded from
the Zoning Bylaw.
Any formal Land Use Inquiry, pre-application meeting, or development application (subdivision and
rezoning) received and processed by June 30, 2024 will also be able to continue through the existing
process.
New Inquiries & Applications: Applications that align with Zone Amending Bylaw No. 7998-2024 and Off-
Street Parking and Loading Amending Bylaw No. 8000-2024 will be received as of July 2, 2024. This is to
ensure that the operational amendments, training, and resources have been developed and are prepared
for applicant consumption.
2.6 Timeline & Next Steps
The next steps for aligning Small Scale Multi Unit Housing and Transit-Oriented Areas regulatory are as
follows:
• Zone Amending Bylaw No. 7998-2024 will proceed through the bylaw adoption process with final
reading anticipated to occur at the June 25, 2024 Regular Council Meeting.
• Off-Street Parking and Loading Amending Bylaw No. 8000-2024 will also proceed through the
bylaw adoption process with final reading anticipated to occur at the June 25, 2024 Regular Council
Meeting.
• Following adoption of the amending bylaws enabling Small Scale Multi-Unit Housing, staff will
notify the Province, as requested by the Planning and Land Use Branch of the Ministry of Housing.
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• New applications will be able to be processed as of July 2, 2024. Staff will begin monitoring the
impact of the amending bylaws, as part of the typical review process. Should any amendments be
necessary in advance of the one-year review, a house keeping amendment will be presented for
Council consideration in advance.
No Public Hearing will take place for these two amending bylaws as under the Local Government Act, it is
prohibited to hold a Public Hearing that brings Bill 44 into effect; and Off-Street Parking amending bylaws
are not considered a land use bylaw, and as such do not require a Public Hearing.
3.0 STRATEGIC ALIGNMENT:
The proposed legislative changes introduced by the Province align with the strategic objectives outlined in
the pillars of the 2023-2026 City of Maple Ridge Strategic Plan.
CONCLUSION:
This report introduces both Zone Amending Bylaw No. 7998-2024 and Off-Street Parking and Loading
Amending Bylaw No. 8000-2024 to Council and recommends that they be forwarded to the next Regular
Council Meeting for consideration of first, second and third reading.
"Original Signed by Amanda Grochowich"
Prepared by: Amanda Grochowich, MCIP, RPP
Manager of Community Planning
"Original Signed by Marlene Best"
Approved by: Marlene Best, RPP, MBA
Interim Director of Planning
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Attachments:
Appendix A: Zone Amending Bylaw No. 7998-2024
Appendix B: Off-Street Parking and Loading Amending Bylaw No. 8000-2024
Appendix C: Copy of May 14, 2024 Workshop Report Appendix D & E
#3812852 Page 6 of 6
CITY OF MAPLE RIDGE
BYLAW NO. 7998-2024
APPENDIX A
A Bylaw to amend the text forming part of Zoning Bylaw No. 7600 -2019 as amended
WHEREAS, it is deemed desirable 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. 7998-2024".
2. That PART 2 INTERPRETATIONS AND DEFINITIONS, Section 201 be amended by adding the
following text following 201.10:
201.11 APPLICATIONS IN PROGRESS
a) Any application for a zoning amendment or pre-application meeting accepted by the City
for developments utilizing the R-1, R-2 , R-3, RT-1, RT-2 or other zones utilizing the density
bonus provisions under the RS-1b Zone to achieve R-1, R-2 and R-3 sized lots and which are
consistent with the Maple Ridge Official Community Plan Bylaw No. 7060-2014 shall be
considered an application in progress and will continue to be processed.
b) Subdivision applications, including those further to pre-applications or rezoning
applications described in Section 201.11 a),received prior to the adoption of Zone Amending
Bylaw No. 7998-2024 shall be considered an application in progress and will continue to be
processed
3. That PART 2 INTERPRETATIONS AND DEFINITIONS, Section 202.1 be amended by adding the
following text in the correct alphabetical order:
PRESCRIBED BUS STOP means a bus stop that is serviced by at least one bus route that is
scheduled to stop at least every 15 minutes, on average, between the hours of: a. 7am and
7pm, Monday to Friday; and b. 10am and 6pm on Saturday and Sunday.
TRANSIT-ORIENTED AREA means an area within a prescribed distance from a transit station
as shown on Schedule 'H' and that is designated through the Maple Ridge Transit-Oriented
Area Designation Bylaw No. 8001-2024.
4. That PART 2 INTERPRETATIONS AND DEFINITIONS, Section 202.1 be amended as follows:
a. by deleting the definition for 'DETACHED GARDEN SUITE RESIDENTIAL' and replacing
with:
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DETACHED GARDEN SUITE RESIDENTIAL means a Residential Use within a self-
contained Dwelling Unit, Accessory to, subordinate and detached from a Residential
Dwelling Unit. May be located within a Modular Home.
b. by deleting the definition for 'SECONDARY SUITE RESIDENTIAL' and replacing with:
SECONDARY SUITE RESIDENTIAL means a Residential Use Accessory to a Principal
Residential Use, and is limited to one Dwelling Unit contained within the same
Building as the Principal Residential Use. Refer to Section 402.24.
5. That the designation of the RT-1 Zone be renamed from "TWO-UNIT RESIDENTIAL" to "TWO-
UNIT (DUPLEX) RESIDENTIAL", as follows:
a. PART 2 INTERPRETATIONS AND DEFINITIONS, Section 202.1 be amended by deleting
"TWO-UNIT RESIDENTIAL" and replacing it with "TWO-UNIT (DUPLEX) RESIDENTIAL".
b. PART 3 ZONES, Section 302.1 Short Form Equivalents be amended for the RT-1 Zone
by deleting "Two-Unit Urban Residential" and replacing it with "Two-Unit (Duplex)
Urban Residential", and
c. The 34 instances where "Two-Unit Urban Residential" is used within the Bylaw be
replaced with "Two-Unit (Duplex) Urban Residential",
6. That PART 4 GENERAL REGULATIONS, Section 402.11 be amended as follows:
1. Detached Garden Suite Residential Use:
a. shall allow one or two Detached Garden Suite Residential Use per Residential
or Agricultural Zoned Lot where there exists a Single Detached Residential
Use or Urban Infill Residential Use
b. shall be located within the Rear Yard of a Principal Single Detached
Residential Use, except:
C.
d.
e.
f.
i) shall be located within the Front Yard specific to the following Lot:
a) Lot B, Section 28, Township 12, New Westminster District Plan
6734. PID: 004-537-076. 23525 Dogwood Avenue;
i) shall be limited to one Storey;
shall not have a Basement;
shall not be strata-titled or subdivided;
on Lots with a Lot Area greater than or equal to 0.4 hectares, may be located
within a Manufactured Home which shall be installed on a permanent
foundation in compliance with the British Columbia Building Code; and
may be located in a Modular Home.
2. Lot Area for a Detached Garden Suite Residential Use:
a. deleted by Bylaw 7998-2024
b. for Lots with a Lot Area less than 0.4 hectares:
1
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i) shall be located on the First Storey of a one Storey Building; or
ii) for Lots with Lane access, may be located on the second Storey of a
Building above an Accessory Residential Use or an Off-Street Parking Use;
(Bylaw 77 49-2021)
c. for Lots with a Lot Area greater than or equal to 0.4 hectares:
i) shall be located on the First Storey of a one Storey Building; or
ii) shall be located on the second Storey of a Building above an Accessory
Residential Use or an Off-Street Parking Use;
3. Gross Floor Area for a Detached Garden Suite Residential Use:
a. shall have a Gross Floor Area of:
i) not more than 140.0 square meters or 15% total of the Lot Area, whichever
is less; except (Bylaw 7857-2022)
a) not more than 90.0 square meters or 15% of the Lot Area,
whichever is less, for Lots within the Agricultural Land Reserve and
that are subject to the Agricultural Land Commission Act and its
Regulations (Bylaw 7866-2022)
ii) the Gross Floor Area shall not exceed 140.0 square meters specific to the
following lots:
a) Lot 34, except: part subdivided by Plan BCP13892, Section 24,
Township 12, New Westminster District Plan LMP19841. PID:
019-045-824. 26378 126 Avenue, and
b) Lot B, Section 28, Township 12, New Westminster District Plan
6734. PID: 004-537-076. 23525 Dogwood Avenue.
4. Building Height for Building with a Detached Garden Suite Residential Use:
a. for Lots with a Lot Area less than 0.4 hectares:
b.
i) shall not exceed 4.5 metres and one (1) Storey; or
ii) shall not exceed 6.0 metres and one (1) Storey for Lots Zoned RS-2
and RS-3; or
iii) shall not exceed 6.0 metres for Lots with Lane access and the
Detached Garden Suite Residential Use shall be located on the
second Storey above an Accessory Residential Use or an Off-Street
Parking Use;
for Lots with a Lot Area greater than or equal to 0.4 hectares: (77 49-2021)
(i) shall not exceed 6.0 metres and one (1) Storey; or
(ii) shall not exceed 7.5 metres for RS-3 Zoned Lots located within the
Agricultural Land Reserve and for Agricultural Zoned Lots when the
Detached Garden Suite Residential Use is located on the second
Storey above an Accessory Residential Use or an Off-Street Parking
Use; or (Bylaw 7928-2023)
(iii) shall not exceed 6.0 metres and one (1) Storey when the
Detached Garden Suite Residential Use is located on the second
Storey above an Accessory Residential Use or an Off-Street Parking
Use. (Bylaw 7827-2022) (Bylaw 7894-2022)
c. the Height of the Building shall not exceed 7.5 metres specific to the
following Lot:
(i) Lot 34, except: part subdivided by Plan BCP13892, Section 24,
Township 12, New Westminster District Plan LMP19841. PID: 019-
045-824. 26378 126 Avenue.
where the Height is measured, as per Zoning Bylaw No. 3500-1985, as the
greatest vertical distance from the "Building Height Base Line" to the topmost
part of the Building, as determined by the following definitions:
(a) BUILDING HEIGHT BASE LINE -means:
i) averaging the two front Datum Determination Points
on the lot; and
ii) averaging the two rear Datum Determination Points
on the lot; and
iii) longitudinally extending a line joining i) and ii); and
(b) DATUM DETERMINATION POINTS -means the two points on a
lot created where the frontmost and rearmost wall face of the
principal building, or projections thereof, intersect with the
outermost sidewall faces, or projections thereof, measured as
the lesser of Natural or Finished Grade.
Refer to Maple Ridge Zoning Bylaw No. 3510-1985 for additional information
and definition of terms. (Bylaw 77 49-2021)
5. Setbacks for a Detached Garden Suite Residential Use:
6.
a. from a Front Lot Line:
i) shall be setback not less than 5.5 metres.
b. from a Rear Lot Line:
C.
d.
e.
i) shall be Setback not less than 2.4 metres; or
ii) shall be Setback not less than 1.5 metres for Lots with Lane
access and where the Detached Garden Suite Residential Use is
located on the second Storey above an Accessory Residential Use or
an Off-Street Parking Use; or
iii) shall be Setback not less than 7.5 metres from a Rear Lot Line for
RS-3 Zoned Lots located within the Agricultural Land reserve and for
Agricultural Zoned Lots;
from an Interior Side Lot Line shall be Setback not less than 1.5 metres;
from an Exterior Side Lot Line shall be Setback not less than 3.0 metres; and
from the nearest projection beyond the Building Face of the Single Detached
Residential Use shall be Setback not less than 2.4 metres.
For Lots located within the Agricultural Land Reserve:
a. the Agricultural Land Commission Act and its Regulations shall prevail;
b. the Detached Garden Suite Residential Use shall comply with the Farm Home
Plate requirements. Refer to Section 402.12 (Farm Home Plate) of this
Bylaw. (Bylaw 77 49-2021)
7. Deleted by Bylaw 7998-2024
8. A Detached Garden Suite Residential Use is subject to the following provisions:
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a. shall provide an unobstructed pathway a minimum of 1.5 metres in width
between the Front Lot Line and the Detached Garden Suite Residential Use;
b. shall provide Private Outdoor Area of not less than 25% of the Gross Floor
Area of the Detached Garden Suite Residential or 10% of the total Lot Area,
whichever is less. The Private Outdoor Area shall be exclusively devoted to
the Detached Garden Suite Residential Use;
c. Deleted by Bylaw No. 77 49-2021.
d. shall require that a Section 219 Restrictive Covenant in favour of the City of
Maple Ridge be registered at the Land Title Office prior to issuance of a
Building Permit for protection of the Off-Street Parking requirements for the
Detached Garden Suite Residential; (Bylaw 77 49-2021)
e. shall not be permitted where there is an Agricultural Employee Residential,
Bed and Breakfast, Boarding, Caretaker Residential, Temporary Residential,
Tourist Accommodation, or Two-Unit Residential Use on the same Lot; (Bylaw
7929-2023)
f. shall provide written verification to the Building Official of notification to the
applicable Fraser Health Authority if located on a Lot which is not serviced by
the Community Sanitary Sewer System;
g. shall provide written verification from a Professional Engineer or a Certified
Professional confirming adequate water quantity and potability, if located on
a Lot that is not serviced by the Community Water System; and
h. shall not be permitted on a Lot situated within a Floodplain Area unless the
underside of the finished floor system of the Detached Garden Suite
Residential Use is above the established minimum Flood Construction Level;
i. Deleted by Bylaw 7998-2024.
7. That PART 4 GENERAL REGULATIONS, Section 402.24 be amended as follows:
1. Secondary Suite Residential Use is subject to the following provisions:
a. shall be limited to one Secondary Suite Residential Use per Lot; deleted by Bylaw
7998-2024;
b. shall be contained within the same Building as the Principal Single Detached
Residential Use;
c. shall not be permitted where there is a Bed and Breakfast, Boarding, or
Caretaker Residential, Temporary Residential or Two Unit Residential Use on
the Lot; (Bylaw 7929-2023)
d. shall not exceed 40% of the total Gross Floor Area for each suite or 60% of the
combined floor area of two suites of the Building in which it
is located; (Bylaw 7857-2022)
e. Deleted by Bylaw No. 77 49-2021;
f. shall provide proof satisfactory to the Building Official that notification has
been provided to the applicable Fraser Health Authority if located on a Lot
which is not serviced by Community Sanitary Sewer System; (Bylaw 77 49-2021)
g. shall not be strata-titled;
h. shall not be permitted on a Lot situated within a Floodplain Area unless the
underside of the finished floor system of the Secondary Suite Residential Use
is above the established minimum Flood Construction Level; and
i. shall meet the provisions of Part 5 (Agricultural Zones) and Part 6 (Residential
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Zones) of this Bylaw
j. shall not be permitted where there is a Detached Garden Suite Residential,
unless the Lot is located within the Agricultural Land Reserve. (Bylaw 7929 2023)
8. That the following be added at the end of PART 4 GENERAL REGULATIONS, Section 402:
402.29 Urban Infill Residential
1. For Single Detached Residential and Two-Unit Residential zoned lots within the City's
Urban Containment Boundary, as shown on Schedule 'A', Urban Infill Residential
shall be permitted:
a) up to three dwelling units on lots less than or equal to 280 square meters;
b) up to four dwelling units on lots over 280 square meters and less than or
equal to 4050 square meters, within the City's Urban Containment Boundary
c) up to six dwelling units on lots within 400m of a Prescribed Bus Stop.
2. For Single Detached Residential and Two-Unit Residential zoned lots within the City's
Urban Containment Boundary, Urban Infill Residential can include, subject to
compliance with the British Columbia Building Code, the following Residential Uses:
a) Secondary Suite Residential;
b) Detached Garden Suite Residential;
c) Single Detached Residential;
d) Two-Unit Residential;
e) Triplex Residential;
f) Fourplex Residential;
g) Courtyard Development, as determined by Lot Area; and
h) Townhouse Residential, as determined by Lot Area.
3. On Single Detached Residential zoned lots outside of the City's Urban Containment
Boundary, Urban Infill Residential shall be permitted:
a) up to three dwelling units, limited to Secondary Suite Residential, Detached Garden Suite
Residential, and Single Detached Residential uses.
402.30 Transit-Oriented Areas
1. Except as otherwise permitted in Zoning Bylaw 7600-2019, for lots within the 200 metre
Tier Transit-Oriented Area as shown in Schedule H -Transit-Oriented Areas, the following
density framework applies:
a) the Floor Space Ratio shall not exceed 4.0 times the Lot Area; and
b) the Building Height shall not exceed 12 Storeys~
2. Except as otherwise permitted in Zoning Bylaw 7600-2019,for lots within the 400 metre
Tier Transit-Oriented Area as shown in Schedule H -Transit-Oriented Areas, between 201
and 400 metres of a Transit-Oriented Area, the following density framework applies:
a) the Floor Space Ratio shall not exceed 3.0 times the Lot Area; and
b) the Building Height shall not exceed 8 Storeys~
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9. That PART 6 RESIDENTIAL ZONES be amended as follows:,
a. 601 Zone: R-1 Single Detached (Low Density) Residential, Section 601.2 Principal
Uses, be amended by inserting the following after 601.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
b. 602 Zone: R-2 Single Detached (Medium Residential) Urban Residential, Section
602.2 Principal Uses, be amended by inserting the following after 602.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
c. 603 Zone: R-3 Single Detached (Intensive) Urban Residential, Section 603.2
Principal Uses, be amended by inserting the following after 603.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
d. 604 Zone: R-4 Single Detached (Infill) Urban Residential, Section 604.2 Principal
Uses, be amended by inserting the following after 604.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
e. 605 Zone: RS-1 Single Detached Residential, Section 605.2 Principal Uses, be
amended by inserting the following after 605.2 1. d):
e. Urban Infill Residential, subject to Section 402.29.
f. 606 Zone: RS-1a Single Detached (Amenity) Residential), Section 606.2 Principal
Uses, be amended by inserting the following after 606.2 1. b):
c. Urban Infill Residential, subject to Section 402.29.
g. 607 Zone: RS-1b Single Detached (Medium Density) Residential, Section 607.2
Principal Uses, be amended by inserting the following after 607.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
h. 608 Zone: RS-1c Single Detached (Low Density) Residential, Section 608.2 Principal
Uses, be amended by inserting the following after 608.2 1. c):
b. Urban Infill Residential, subject to Section 402.29.
i. 609 Zone: RS-1d Single Detached (Half Acre) Residential, Section 609.2 Principal
Uses, be amended by inserting the following after 609.2 1. c):
b. Urban Infill Residential, subject to Section 402.29.
::.
j. 610 Zone: RS-2 Single Detached Suburban Residential, Section 610.2 Principal
Uses, be amended by inserting the following after 610.2 1. d):
e. Urban Infill Residential, subject to Section 402.29.
k. 611 Zone: RS-3 Single Detached Rural Residential, Section 611.2 Principal Uses, be
amended by inserting the following after 611.2 1. d):
e. Urban Infill Residential, subject to Section 402.29.
I. 614 Zone: SRS Special Urban Residential, Section 614.2 Principal Uses, be amended
by inserting the following after 614.2 1. a):
b. Urban Infill Residential, subject to Section 402.29.
m. 615 Zone: RT-1 Two-Unit Urban Residential, Section 615.2 Principal Uses, be
amended by inserting the following after 615.2 1. b):
c. Urban Infill Residential, subject to Section 402.29.
n. 624 Zone: RE Elderly Citizens Residential, Section 624.2 Principal Uses, be amended
by inserting the following after 624.2 1. b):
c. Urban Infill Residential, subject to Section 402.29 ..
o. 625 Zone: RG-2 Suburban Residential Strata, Section 625.2 Principal Uses, be
amended by inserting the following after 625.2 1. c):
d. Urban Infill Residential, subject to Section 402.29.
10. That PART 6 RESIDENTIAL ZONES be amended as follows:,
a. 601 Zone: R-1 Single Detached (Low Density) Residential, Section 602.3 Accessory
Uses, be amended by inserting the following after 601.3 1. e):
f. Urban Infill Residential, subject to Section 402.29.
b. 602 Zone: R-2 Single Detached (Medium Residential) Urban Residential, Section
602.3 Accessory Uses, be amended by inserting the following after 601.3 1. d):
e. Urban Infill Residential, subject to Section 402.29.
c. 603 Zone: R-3 Single Detached (Intensive) Urban Residential, Section 603.3
Accessory Uses, be amended by inserting the following after 603.3 1. c):
d. Urban Infill Residential, subject to Section 402.29.
d. 604 Zone: R-4 Single Detached (Infill) Urban Residential, Section 604.3 Accessory
Uses, be amended by inserting the following after 604.3 1. e):
f. Urban Infill Residential, subject to Section 402.29.
e. 605 Zone: RS-1 Single Detached Residential, Section 605.3 Accessory Uses, be
amended by inserting the following after 605.3 1. h):
i. Urban Infill Residential, subject to Section 402.29.
f. 606 Zone: RS-1a Single Detached (Amenity) Residential),, Section 606.3 Accessory
Uses, be amended by inserting the following after 606.3 1. h):
i. Urban Infill Residential, subject to Section 402.29.
g. 607 Zone: RS-1b Single Detached (Medium Density) Residential, Section 607.3
Accessory Uses, be amended by inserting the following after 607.3 1. h):
i. Urban Infill Residential, subject to Section 402.29.
h. 608 Zone: RS-1c Single Detached (Low Density) Residential Section 608.3 Accessory
Uses, be amended by inserting the following after 608.3 1. h):
i. Urban Infill Residential, subject to Section 402.29.
i. 609 Zone: RS-1d Single Detached (Half Acre) Residential, Section 609.3 Accessory
Uses, be amended by inserting the following after 609.3 1. h):
i. Urban Infill Residential, subject to Section 402.29.
j. 610 Zone: RS-2 Single Detached Suburban Residential,, Section 610.3 Accessory
Uses, be amended by inserting the following after 610.3 1. i):
j. Urban Infill Residential, subject to Section 402.29.
k. 611 Zone: RS-3 Single Detached Rural Residential, Section 611.3 Accessory Uses,
be amended by inserting the following after 611.3 1. I):
m. Urban Infill Residential, subject to Section 402.29.
I. 614 Zone: SRS Special Urban Residential, Section 614.3 Accessory Uses, be
amended by inserting the following after 614.3 1. g):
h. Urban Infill Residential, subject to Section 402.29.
m. 615 Zone: RT-1 Two-Unit Urban Residential, Section 615.3 Accessory Uses, be
amended by inserting the following after 614.3 1. e):
f. Urban Infill Residential, subject to Section 402.29.
n. 624 Zone: RE Elderly Citizens Residential, Section 624.3 Accessory Uses, be
amended by inserting the following after 624.3 1. d):
e. Urban Infill Residential, subject to Section 402.29.
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o. 625 Zone: RG-2 Suburban Residential Strata, Section 625.3 Accessory Uses, be
amended by inserting the following after 614.3 1. d):
e. Urban Infill Residential, subject to Section 402.29.
11. That the following be added at the end of PART 6 RESIDENTIAL ZONES:
627 Zone: RUR Urban Infill Residential
627.1 Purpose
1. This Zone provides for residential infill development with a minimum lot area of
450.0 square meters.
627.2 Principal Uses
1. The following Principal Uses shall be permitted in this Zone, subject to Section 402.29:
a) Single Detached Residential
b) Two-Unit Residential
c) Triplex Residential
d) Fourplex Residential
e) Courtyard Development, limited to six dwelling units.
f) Townhouse Residential, limited to six dwelling units
627.3 Accessory Uses
1. The following shall be permitted as Accessory uses to one of the permitted Principal
Uses in this Zone:
a) Bed and Breakfast;
b) Boarding
c) Home Occupation
d) Secondary Suite Residential; and
e) Detached Garden Suite Residential.
627.4 LOT AREA and DIMENSIONS
1. Minimum Lot Area and dimensions shall be not less than:
a) in Lot Area 450.0 square meters
b) in Lot Width 12.0 meters, or
13.5 meters for a Lot on a Street corner
c) in Lot Depth 24.0 meters
2. Refer to Section 407.1 (Building Envelope) of the Bylaw for required minimum Building
Envelop dimensions.
627.5 DENSITY
1. No Density requirement in this Zone.
627.6 LOT COVERAGE
1. All Principal Buildings and Principal Structures and Accessory Buildings and Accessory
Structures together shall not exceed a Lot Coverage of:
a) 50% for lots that allow up to 4 dwelling units; and
b) 60% for lots that allow up to 6 dwelling units.
2. Refer to Section 401.4 (Accessory Buildings, Structures and Uses) of this Bylaw for Lot
Coverage requirements.
627.7 SETBACKS
1. Minimum Setbacks for Principal Buildings and Principal Structures shall not be less than:
a) From a Front Lot Line 5.5 meters
b) From a Rear Lot Line 6.0 meters
c) From an Interior Side Lot Line
d) From an Exterior Side Lot Line
1.2 meters for lots that allow up to 4 dwelling
units; and
1.5 meters for lots that allow up to 6 dwelling
units.
2.0 meters for lots that are less than 800m2
and that allow up to 4 dwelling units;
3.0 meters for lots that are over 800m2 and
that allow up to 4 dwelling units; and
3.0 meters for lots that allow up to 6 dwelling
units
2. Minimum Setbacks for Accessory Buildings and Accessory Structures shall not be less than:
a) From a Front Lot Line 5.5 meters
b) From a Rear Lot Line 1.5 meters
c) From an Interior Side Lot Line 1.2 meters for lots that allow up to 4 dwelling
units; and
d) From an Exterior Side Lot Line
627.8 HEIGHT
1.2 meters for lots that allow up to 6 dwelling
units.
2.0 meters for lots that are less than 800m2
and that allow up to 4 dwelling units;
3.0 meters for lots that are over 800m2 and
that allow up to 4 dwelling units; and
3.0 meters for lots that allow up to 6 dwelling
units
1. Building Height for Principal Buildings and Principal Structures shall not exceed
9.5 meters.
2. Building Height for Accessory Buildings and Accessory Structures shall not
exceed 4.5 meters.
3. Refer to Section 403.4 (Building Height) of this Bylaw.
627.9 LANDSCAPING and SCREENING
1. Landscaping and screening shall be provided in accordance with Section 405
(Landscaping, Screening and Fencing Requirements) of this Bylaw.
627.10 PARKING and LOADING
1. Off-Street Parking and Off-Street Loading shall be provided in accordance with Maple
Ridge Off-Street Parking and Loading Bylaw No. 4350-1990.
2. Refer to Section 402 of this Bylaw for additional information.
627.11 OTHER REQUIREMENTS
1. Private Outdoor Areas shall be provided for each Dwelling Unit based on the following
ratio:
a) 45.0 square meters for each Dwelling Unit with 3 or more bedrooms; and
30.0 square meters for each Dwelling Unit with less than 3 bedrooms.
12. That PART 12 -SCHEDULES, 1201 Schedule A-Zoning Bylaw Map be amended as
shown on the attached map and form part of this Bylaw
13. That the following be added at the end of PART 12 -SCHEDULES:
1208 Schedule H -Transit-Oriented Areas
14. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly.
READ a first time the
READ a second time the
PUBLIC HEARING held the
READ a third time the
day of
day of
day of
day of
ADOPTED , the day of
PRESIDING MEMBER
, 20
,20
,20
,20
, 20
CORPORATE OFFICER
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Schedule "A" -Zoning Bylaw Map
Attached hereto on the following page
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Legend
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N i N
DATE ADOPTED December 8. 2020
DRAWN BY TM/RO REVISED BY DT
DATE OF LAST REVISION Apr 09. 202<1
BYLAW REVISION 7266-2016
Zoning Bylaw Map """"""''"'"""
Schedule 'A' ,l ~ Maple
Bylaw No. 7600-2019 ~ RidE!e
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CITY OF MAPLE RIDGE
BYLAW NO. 8000-2024
APPENDIX B
A Bylaw to amend the text of the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as
amended.
WHEREAS, Council deems it expedient to amend the Maple Ridge Off-Street Parking and Loading
Bylaw No. 4350-1990, as amended.
NOW THEREFORE, Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as the "Maple Ridge Off-Street Parking and Loading Amending Bylaw
No. 8000-2024".
2. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 is amended as follows:
a. "Part 1 Interpretation, Definitions" is amended by inserting the following after "1.2 f)":
g) Prescribed Bus Stop is determined by transit frequency and timing and is
considered to be a Prescribed Bus Stop if it is served by at least one bus route that
is scheduled to stop at least every 15 minutes, on average, between the hours of:
a) 7 am and 7pm, Monday to Friday; and
b) 10 am and 6pm on Saturday and Sunday; and
h) Transit-Oriented Area (TOA) means an area within a prescribed distance from a
transit station that is designated through the Maple Ridge Transit-Oriented Area
Designation Bylaw No. 8001-2024, as amended.
b. "Schedule "A" Off Street Parking Requirements, 1.0 Residential Uses" is amended by
deleting:
a) Single Detached Residential, Two-Unit Residential, 2.0 spaces per dwelling unit
Triplex Residential, Fourplex Residential, Courtyard
Residential, Street Townhouse Residential
And replacing with the following:
a) Single Detached Residential 2.0 spaces per dwelling unit
Two-Unit Residential, Triplex Residential, Fourplex 1.5 spaces per dwelling unit
Residential, Courtyard Residential,
Street Townhouse Residential 2.0 spaces per dwelling unit
c. A new "Schedule "G"" is inserted after "Schedule "F"", with the following language:
1.0 Small Scale Multi Unit Housing and Transit-Oriented Areas Requirements:
1.1 For lots within 400 metres of a Prescribed Bus Stop that have single-
detached or duplex zoning, no residential parking requirements will
apply.
1.2 For lots within a Transit-Oriented Area:
1.2.1 Provide no less than the required number of
commercial or non-residential parking spaces per
proposed use, as outlined in Schedule A of this bylaw;
1.2.2 Provide 1.0 Van-Accessible Space and 1.0 Standard
Accessible Space for residential parking purposes; and
1.2.3 That no other residential parking requirements will
apply.
3. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 as amended is hereby
amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
l cJ j
APPENDIXC
Appendix D -Policy Manual Parameters
1. Number of Units Per Lot -Outside of Urban Containment Boundary
Provincial Guidance
Per the provincial legislation and regulation, it is now required that the City of Maple Ridge permit:
• Up to two units on single detached zones lots that are connected to sewer and water
Maple Ridge Today
Under the Zoning Bylaw today, most single detached residential zones permitted outside the Urban
Containment Boundary allow for two dwelling units in the form of a Principal Dwelling Unit in conjunction
with a Secondary Suite or Detached Garden Suite.
Lots within the Agricultural Land Reserve, since September 2023, allow for both a Secondary Suite and
Detached Garden Suite on the same lot. These lots may have single detached residential or agricultural
zoning.
Recommended Next Steps
Going forward, all single detached zones permitted outside the Urban Containment Boundary (for example,
RS-2 Single Detached Suburban Residential and RS-3 Single Detached Rural Residential) will be permitted
to allow a Secondary Suite and a Detached Garden Suite on the same lot. This would bring all residential
zoning outside of the Urban Containment Boundary into alignment. It is anticipated that these dwelling
units will be able to be serviced through the processes and standards in place today.
2. Number of Units Per Lot -Within Urban Containment Boundary
Provincial Guidance
Per the provincial legislation and regulation, it is now required that the City of Maple Ridge permit
• Up to three units on single detached or duplex zoned lots that are under 280m2.
• Up to four units on single detached or duplex zoned lots that are between 280m2 and 4050m2.
• Up to six units on single detached or duplex zoned lots that are between 280m2 and 4050m2 and
within 400 metres of a Prescribed Bus Stop
Maple Ridge Today
Under the Zoning Bylaw today, most single detached residential zones within the Urban Containment
Boundary allow for up to two dwelling units in the form of a Principal Dwelling Unit in conjunction with a
Secondary Suite or Detached Garden Suite. However, some of the smaller zones (for example, R-3 Single
Detached (Intensive) Urban Residential and R-2 Single Detached (Medium Density) Urban Residential) do
not currently allow for a Secondary Suite or Detached Garden Suite.
Since 2019, the Zoning Bylaw allows for triplex, fourplex and courtyard forms of development on mid-sized
infill residential lots. As the City has been experiencing a growing interest in these housing forms, it is
anticipated the lessons and design guidelines created for this zone will be used as a baseline for the future
SSMUH housing forms.
Recommended Next Steps
Going forward, it is proposed that all single detached zones will be permitted to allow a Secondary Suite
and a Detached Garden Suite. This would bring all residential zoning into alignment in relation to accessory
dwelling units and align with the Province's objectives.
In order to allow 'multi-plex' forms of development, all single detached and duplex zones will need to be
amended to allow the triplex and fourplex housing forms. It is proposed that a zone amending bylaw will
be brought forward that enables these housing forms on all residential lots over, providing the housing can
be constructed in alignment with the proposed siting requirements and in accordance with the B.C. Building
Code.
Similarly, for lots within 400m of the Prescribed Bus Stops, up to 6 units will need to be permitted. It is
understood that as service levels increase, the number and location of stops that are considered 'Prescribed
Bus Stops' may change. When a Prescribed Bus Stop overlaps with a Transit Oriented Demand Area (TOA),
the TOA densities will take precedence.
For those seeking more than 6 units within the 400 m of the Prescribed Bus Station or more than 4 units for
lots more than 400m from a Prescribed Bus Stop, the ability to re-zone to the RT-2 zone (Courtyard Option)
will remain. Similarly for those seeking more than 8 units, or have a larger land assembly, re-zoning to the
RM-1 Townhouse Residential also remains as a viable option, subject to associated land use designations
and siting requirements.
As the City is currently reviewing the Zoning Bylaw more comprehensively, the zone amending bylaws
enacting SSMUH is not intended to remove or withdraw any historic or underused residential zones. This
work will be done holistically through the Zoning Bylaw Review process.
3. Types of Dwelling Units
Provincial Guidance
Per the provincial legislation and regulation, the requirement is to permit up to three, four or six dwelling
units, depending on the circumstances. The legislation and Policy Manual are not prescriptive on the types
or forms of these dwelling units. The Province is looking for local governments to be flexible in terms of
permitting a range of combinations and configurations of units. Local governments are able to be
prescriptive as to the types of units allowed under SSMUH.
Maple Ridge Today
As outlined above, the Zoning Bylaw currently allows a diverse range of housing or dwelling units -the
traditional single detached home, with or without a Secondary Suite or Detached Garden Suite, as well as
Duplexes, Triplexes, and Courtyard Forms of Development.
Recommended Next Steps
Going forward, it is anticipated that the housing diversity contained within the Zoning Bylaw be
consolidated and allowed on the single detached and duplex zoned lots. This would enable flexibility and
housing diversity.
The housing forms would not be prescriptive but simply required to align with the BC Building Code. As the
BC Building Code is updated, additional forms or shapes may be permitted. For example, under the BC
2
Building Code today, there can be challenges with allowing Secondary Suites in a Top / Down Duplex
whereas it is possible to allow a Secondary Suite in a Side by Side Duplex.
It is also important to note that in 2025 buildings with common entrances or elevators will be required to
meet new adaptability provisions in the Building Code, however these are not anticipated to apply to
Detached Garden Suites, Single Detached, Duplex, or Townhomes.
4.Size of Dwelling Units
Provincial Guidance
Per the provincial legislation and regulation, a variety of types and sizes is supported. Local governments
retain the ability to regulate the size of units, if desired.
Maple Ridge Today
The Zoning Bylaw does not specifically regulate the size of Single Detached Homes through a required
minimum or maximum size. It does shape the massing of buildings through the several requirements,
including building height, setbacks, and lot coverage.
The Zoning Bylaw does set a maximum for a Secondary Suite, at 40% of the Gross Floor Area of the Building,
but not specify in dimensions. Similarly, for Detached Garden Suites the maximum area is not more than
90m2 or 10% of the lot area, whichever is less.
Recommended Next Steps
At this time, no changes are proposed to the sizes of the Secondary Suites and Detached Garden Suite
regulation. Other forms of SSMUH Housing are not being proposed to be regulated at this time. This will
help enable some flexibility in dwelling unit types. It is anticipated, in reflection of the in-stream Housing
Needs Report, that at least 1 or 2 dwelling units, enabled under SSMUH, contain at least 3 bedrooms or be
designed for seniors or family housing.
3
Summary
Parameter Allowed Today In Maple Ridge Recommended change to Zoning
Zoning Bylaw Bylaw to align with Bill 44
Number of Units Per Lot -Non-ALR: Up to 2 dwelling units Non-ALR: Up to 3 dwelling units
Outside of Containment
Boundary ALR: Up to 3 dwellinq units ALR: Up to 3 dwelling units
Number of Units Per Lot -Single Detached Zones: 1 to 2 Single Detached Zones:
Within Urban Containment • Up to 3 on to lots < 280m2
Boundary Duplex Zone: 2 • Up 4 on lots between 281 m2
and 4050m2
• Up to 6 on lots within 400m
of a Prescribed Bus Station
Duplex Zone:
• Up to 3 on to lots < 280m2
• Up 4 on lots between 281 m2
and 4050m2
• Up to 6 on lots within 400m
of a Prescribed Bus Station
Types of Dwelling Units Outright: Outright
• Single Detached Home • Single Detached Home with
with Secondary Suite or Secondary Suite and
Detached Garden Suite Detached Garden Suite
• Duplex
Through re-zoning • Triplex
• Duplex • Fourplex
• Triplex • Courtyard Development
• Fourplex (limited to 4 or 6 units)
• Courtyard Development • Townhouse Development
(limited to 4 or 6 units)
Through re-zoning with or without
land assembly:
• Courtyard Development
(up to 8 units)
• Townhouse Development
Size of Dwelling Units No proposed changes
4
Appendix E -Policy Manual Site Standards
1. Size of New Lots -SSMUH Subdivision
Provincial Guidance
The provincial legislation sets out specific lot sizes for the purpose of determining density but not does not
establish minimum lot sizes for the purposes of subdivision. Local governments need to consider the
relationship between lot and frontage size, as well as the number and viability of the future units.
Maple Ridge Today
Most recent single detached rezoning and subdivision applications, within the Urban Containment
Boundary, have been to more urban zones, including the R-1 Single Detached (Low Density) Urban
Residential Zone, R-2 Single Detached (Medium Density) Urban Residential Zone, and the R-3 Single
Detached (Intensive) Urban Residential Zone, which have minimum lot areas of 371 m2
, 31 Sm 2 and 255m2
,
respectively. However, the most predominant zone within established neighbourhoods is historically the
RS-1 Single Detached Residential Zone which has a minimum lot area of 668 m2 and the RS-1 b Single
Detached (Medium Density) Residential Zone which has a minimum lot area of 557m2.
Recommended Next Steps
The City's Official Community Plan contains guiding policies which enable the subdivision of the RS-1 zone,
within the Urban Containment Boundary, to the R-4 Single Detached (Infill) Urban Residential Zone, which
has a minimum lot area of 450m2 and currently allows for a Secondary Suite.
As subdivision has the potential to double or triple the density within the same space as an existing RS-1
Zone, it is recommended that the minimum lot size of future subdivisions be increased. The new minimum
lot size of future infill subdivision is proposed to be increased to 450m2
, which aligns with the R-4 Zoning
discussed above. This lot size has been tested to be viable with a Secondary Suite and can support the
addition of a Detached Garden Suite (subject to BC Building Code regulations).
It is acknowledged that the new minimum lot size may be tight for future triplex or fourplexes, however it
still provides an opportunity for those interested in building a traditional single detached home (with or
without Secondary Suite or Detached Garden Suite) that, while not necessarily affordable, may be attainable.
It is also recognized that the BC Building Code is continually updated, which will have siting and design
implications, so minimum lot sizes may be adjusted in the future. The implementation of SSMUH will be
monitored and will be revisited through the Zoning Bylaw Review process.
2. Setback Requirements
Provincial Guidance
The Policy Manual includes the following recommended benchmark regulations for siting requirements:
• Lots under 121 Sm2 that allow for 3 or 4 units
o Front Lot Line Setback: minimum of 2 meters
o Rear Lot Line: minimum of 1.5 meters for ADUs and Principal Dwellings
o Side Setbacks: Minimum of 1.2 meters
• Lots over 121 Sm2 that allow for 4 units
o Front Lot Line Setback: minimum of 4 to 6 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwellings and 1.5 meters for ADUs
o Side Setbacks: Combined minimum of side-yard setbacks of 3 meters
• Lots that allow for 6 units
o Front Lot Line Setback: minimum of 2 meters
o Rear Lot Line: minimum of 1.5 meters
o Side Setbacks: minimum of 0 -1.2 meters
Maple Ridge Today
The City's Zoning Bylaw contains a specific set of setback requirements for each zone. For illustrative
purposes, the R-3, R-1 and R-4 zone have been identified below:
• R-3 Single Detached (Intensive) Urban Residential
o Front Lot Line Setback: minimum of 3 meters
o Rear Lot Line : minimum of 11 meters for Principal Dwelling with lane access; 6 meters for
Principal Dwellings without lane access; and 0.5 meters for ADUs
o Side Setbacks:
• Interior Side: Minimum setback of 1.2 meters for Principal Dwellings; 0.5 meters
for ADUs
• Exterior Side: Minimum setback of 2.0 meters for Principal Dwellings; 2 meters for
ADUs
• R-1 Single Detached (Lot Density) Urban Residential
o Front Lot Line Setback: minimum of 5.5 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1 meter for ADUs
o Side Setbacks:
• Interior Side: Minimum setback of 1.2 meters for Principal Dwellings; 1 meter for
ADUs
• Exterior Side: Minimum setback of 3 meters for Principal Dwellings; 3 meters for
ADUs
• R-4 Single Detached (Infill) Urban Residential
o Front Lot Line Setback: minimum of 6 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1 meter for ADUs
o Side Setbacks:
• Interior Side: Minimum setback of 1.5 meters for Principal Dwellings; 1 meter for
ADUs
• Exterior Side: Minimum setback of 3 meters for Principal Dwellings; 3 meters for
ADUs
2
Recommended Next Steps
The City's Zoning Bylaw will need to be amended to include setback requirements for the SSMUH forms of
housing. It is proposed to bring forward the following setback requirements:
• Lots up to 280m2 that allow up to 3 dwelling units:
o Front Lot Line Setback: minimum of 5.5 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1.5 meter for ADUs
o Side Setbacks:
■ Interior Side: Minimum setback of 1.2 meters
■ Exterior Side: Minimum setback of 2 meters for Principal Dwellings; 2 meters for
ADUs
• Lots between 281m2 and 800m2 that allow up to 4 dwelling units
o Front Lot Line Setback: minimum of 5.5 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1.5 meter for ADUs
o Side Setbacks:
■ Interior Side: Minimum setback of 1.2 meters
■ Exterior Side: Minimum setback of 2 meters for Principal Dwellings; 2 meters for
ADUs
• Lots over 800m2 that allow up to 4 dwelling units
o Front Lot Line Setback: minimum of 5.5 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1.5 meters for ADUs
o Side Setbacks:
■ Interior Side: Minimum setback of 1.5 meters for Principal Dwellings; 1.2 meters
for ADUs
■ Exterior Side: Minimum setback of 3 meters for Principal Dwellings; 3 meters for
ADUs
• Lots that allow for 6 units
o Front Lot Line Setback: minimum of 5.5 meters
o Rear Lot Line: minimum of 6 meters for Principal Dwelling; and 1 meter for ADUs
o Side Setbacks:
■
■
Interior Side: Minimum setback of 1.5 meters for Principal Dwellings; 1.2 meters
for ADUs
Exterior Side: Minimum setback of 3 meters for Principal Dwellings; 3 meters for
ADUs
3
3. Height & Coverage Requirements
Provincial Guidance
The Policy Manual includes the following recommended benchmark regulations for height and lot coverage
requirements:
• Lots under 1215m2 that allow for 3 or 4 units
o Height: maximum of 11 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 50%
• Lots over 121 Sm2 that allow for 4 units
o Height: maximum of 11 meters to the mid-point; 3 storeys
o Lot Coverage: ma ximum of 40%
• Lots that allow for 6 units
o Height: maximum of 11 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 60%
Maple Ridge Today
The City's Zoning Bylaw contains a specific set of setback requirements for each zone. For illustrative
purposes, the R-3, R-1 and R-4 zone have been identified below:
• R-3 Single Detached (Intensive) Urban Residential
o Height: 9.5 meters; 2.5 storeys
o Lot Coverage: 50%
o Permeable Landscaping: 30% of the front yard
• R-1 Single Detached (Lot Density) Urban Residential
o Height: 9.5 meters; 2.5 storeys
o Lot Coverage: 50%
o Permeable Landscaping: 40% of the front yard
• R-4 Single Detached (Infill) Urban Residential
o Height: 8 meters; 2 storeys
o Lot Coverage: 40%
o Permeable Landscaping: 40% of the front yard
Recommended Next Steps
The City's Zoning Bylaw will need to be amended to update the height and coverage requirements for the
SSMUH forms of housing. It is proposed to bring forward the following requirements:
• Lots up to 280m2 that allow up to 3 dwelling units:
o Height: maximum of 9.5 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 50%
o Permeable Landscaping: 50%
• Lots between 281m2 and 800m2 that allow up to 4 dwelling units
o Height: maximum of 9.5 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 50%
o Permeable Landscaping: 50%
4
I
1
1 .;
1 l
1
• Lots over 800m2 that allow up to 4 dwelling units
o Height: maximum of 9.5 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 50%
o Permeable Landscaping: 50%
• Lots that allow for 6 units
o Height: maximum of 9.5 meters to the mid-point; 3 storeys
o Lot Coverage: maximum of 60%
o Permeable Landscaping: 40%
4. Parking
Provincial Guidance
The Province acknowledges that parking has a big impact on the viability of a project. The provincial
regulations establishes that local governments are unable to require parking within 400m of a Prescribed
Bus Stop.
The Policy Manual also heavily encourages the reduction or elimination of parking minimums for other
forms of SSMUH and includes the following recommended benchmark regulations:
• Lots under 1215m2 that allow for 3 or 4 units
o Maximum of 0.5 parking space per unit if lot is within 800m of a Prescribed Bus Stop;
o Otherwise 1 space / unit.
• Lots over 1215m2 that allow for 4 units
o Maximum of 0.5 parking space per unit if lot is within 800m of a Prescribed Bus Stop;
o Otherwise 1 space/ unit.
The Policy Manual does note that higher maximum parking requirements may be appropriate in smaller
communities with no or limited public transportation.
Maple Ridge Today
Under the City's Off-Street Parking and Loading Bylaw, all Single Detached, Duplex, Triplex, Fourplex,
Courtyard Development and Townhouse forms of housing require two off-street parking spaces per unit
and in certain circumstances, also require visitor parking (for example, Townhouse and RT-2 forms of
development). Unless otherwise noted, these parking stalls are not be tandem (i.e. when one parking space
is behind another parking space).
However, specifically for townhouse developments under the RM-1 Low Density Townhouse Residential
Zone, no more than 30% of units may be in a tandem format.
For Secondary Suites and Detached Garden Suites, one off-street parking space is required.
The City's Off-Street Parking and Load Bylaw is currently under review. The in-stream bylaw, which received
first reading in October 2023, did not propose any reduction of parking spaces for these housing forms.
5
Recommended Next Steps
The City's Off-Street Parking and Loading Bylaw will need to be amended to remove any parking
requirement for SSMUH developments within 400m of a Prescribed Bus Station.
For the lots outside of 400m of a Prescribed Bus Station, it is proposed to reduce the parking minimum to
1.5 spaces per unit until the construction and operation of the BRT line is complete. Once the BRT line is
operational, the City can explore further reducing the parking requirements to either 1 space or 0.5 spaces
per dwelling unit, as recommended by the Province.
A parking minimum of 1.5 spaces per unit would translate to:
o 1.5 (i .e. 2) spaces for a one-unit development
o 3 spaces for a two-unit development
o 4.5 (i .e 5) spaces for a three-unit development; and
o 6 spaces for a four-unit development.
Where possible, in areas not well serviced by transit, staff will continue to encourage developments to
provide up to two off-street parking spaces until the BRT line is complete and/or local service is improved,
however this will be voluntary by the applicant.
6
~ Maple Ridee -
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
MEETING DATE:
FILE NO:
MEETING:
June 4, 2024
13-6440-20
cow
SUBJECT: Housing Legislation Amendments -Transit-Oriented Area (TOA) Designation Bylaw
First, Second and Third Reading
Transit-Oriented Area Designation Bylaw No. 8001-2024
EXECUTIVE SUMMARY:
On November 30, 2023 the Provincial Government gave Royal Assent to Bill 47-2023 Housing Statutes
(Transit-Oriented Areas) Amendment Act, with section 8 of the Act coming into force by regulation on June
30, 2024. This Act requires municipalities to designate Transit-Oriented Areas near transit hubs by June 30,
2024. Transit-Oriented Areas (TOA) are defined as an area within a prescribed distance from a transit station,
intended to be areas of mixed-use, complete communities.
Transit-Oriented Area (TOA) Designation Bylaw No. 8001-2024 (Appendix A) has been created to designate
TOA areas within the City of Maple Ridge. TOA Designation Bylaw No. 8001-2024 sets outs the three TOAs
in Maple Ridge:
• Haney Transit Exchange (Appendix A, Schedule A)
• Port Haney West Coast Express Station (Appendix A, Schedule B)
• Maple Meadows West Coast Express Station (Appendix A, Schedule B).
As TOA Designation Bylaw No. 8001-2024 does not modify the land use designations of the identified
properties, and in recognition of the evolving landscape within these TOAs, staff are also proposing a
targeted land use review of the three TOAs . This proposed process is an opportunity to refine the land uses
within the TOAs with the adjacent land uses. For Council consideration, a general scope of work and timeline
for the targeted TOA land use review is outlined in the report below.
This report recommends that Transit-Oriented Area Designation Bylaw No. 8001-2024 be forwarded to the
next Regular Council Meeting for consideration of first, second and third reading as well as for endorsement
of a land use review of the land use designations within the TOAs.
RECOMMENDATIONS:
1. That, pursuant to Section 585.52(3) of the Local Government Act, the Provincial Policy
Manual: Transit-Oriented Areas has been considered and no further consideration of the
Provincial Policy Manual is required at this time;
2. That the Maple Ridge Transit-Oriented Area Designation Bylaw No. 8001-2024 be given
first, second and third reading; and
3. That the Transit-Oriented Areas Land Use Planning Process, as outlined in Section 2.3 of the
report titled "Housing Legislation Amendments -Transit-Oriented Area (TOA) Bylaw" and
dated June 4, 2024, be endorsed.
#3812739 Page 1 of 5
=
E
1.0 BACKGROUND:
On November 30, 2023 the Provincial Government gave Royal Assent to Bill 47-2023 Housing Statutes
(Transit-Oriented Areas) Amendment Act. This Act requires municipalities to designate Transit-Oriented
Areas near transit hubs. Transit-Oriented Areas (TOA) are defined as an area within a prescribed distance
from a transit station, intended to be areas of mixed-use, complete communities.
On December 7, 2023, TOA regulations were released, which prescribed 104 TOAs in 31 municipalities
throughout BC. The legislation defines Transit-Oriented Areas as areas within 800 metres of a rapid transit
station (i.e., SkyTrain station) and within 400 metres of a bus exchange, which includes West Coast Express
stations. As such, three TOAs were identified for Maple Ridge:
• Haney Transit Exchange
• Port Haney West Coast Express Station
• Maple Meadows West Coast Express Station
The Port Haney West Coast Express Station TOA came into effect immediately, while the remaining two
TOAs have until June 30, 2024 to be designated.
2.0 DISCUSSION:
With Bill 47, local governments are required to designate Transit-Oriented Areas, by bylaw, by June 30,
2024. As part of the Bill 47 implementation, the Province published a Provincial Policy Manual: Transit-
Oriented Areas . This document establishes how to define and where to implement TOAs within a
municipality.
2.1 Transit-Oriented Areas Policy Manual Considerations
In December 2023, the Province released the Provincial Policy Guidance Manual: Transit-Oriented Areas as
a resource to assist local governments with the implementation of the TOA requirements. The Local
Government Act requires that Council must consider the Provincial Policy Manual: Transit-Oriented Areas
when:
• Designating TOA bylaws;
• Adopting and amending zoning bylaws;
• Developing/amending an Official Community Plan; and
• Adopting/amending an off-street parking requirements bylaw.
The Policy Manual also identifies exemptions and limitations, namely:
• Land that is zoned to permit residential uses that are ancillary or secondary to an Industrial use;
• Land zoned to permit residential uses that are ancillary or secondary to an Agricultural Use;
• Land where Federal or Provincial statutes supersede local government bylaw requirements:
#3812739
o Agricultural Land Reserve
o Airport Zoning Regulations under the Aeronautics Act
o Federal Crown Lands
o Floodplains, hazard areas, riparian areas and other environmentally sensitive areas; and
o Heritage objects and sites that are subject to heritage designation, heritage revitalization
agreements, etc.
Page 2 of S
Based on the exemptions and limitations, not every property shown as being within a TOA will be subject
to the allowable density and height prescribed in the legislation. The allowable density and heights are also
not requirements.
The Policy Manual provides guidance for local governments to designate and permit the minimum
allowable densities prescribed in the regulations, Table 1, below, provides a summary of the considerations
and demonstrates compliance:
Table 1: Summary of Policy Manual Considerations
Policy Manual Step Considerations Compliance with
Policy Manual
Confirm the Transit Station Category 2, Bus Exchange or West Coast Express in ✓ Cateqory Metro Vancouver
Confirm the Locations and Locations and types of TOAs have been confirmed,
Types of TOA catchment area to be considered 400m. Please see ✓ Appendix A, Schedule A, B and C for copies of the
maps.
Confirm Density Required Tier 4 200m or less
• Up to 4.0 FAR/ FSR (allowable density)
• Up to 12 storeys (allowable height)
✓
Tier 5 201 -400m
• Up to 3.0 FAR/ FSR (allowable density)
• Up to 8 storeys (a llowable heiqht)
Map All TOAs Coordinates provided by the Province for Haney ✓
Transit Exchange, Port Haney West Coast Express
Station, and Maple Meadows West Coast Express
Station. Please see Appendix A, Schedule A, B and C
for copies of the maps.
Designate TOAs by Bylaw Please see Appendix A -Transit-Oriented Area ✓
Desiqnation Bylaw No. 8001-2024
Prepare TOA Plans Recommendation included with this report;
(Optional) alternatively to be considered as a component of the ✓
mandated OCP review due by December 2025.
Implement Density Subject to the exemptions identified in the
Requirements regulation, it is understood that:
• A local government must not reject a
rezoning application on the basis of the
proposed density or building height if the
density and height are both at or under the ✓
allowable amount specified in the regulation.
• A local government may approve, at their
discretion, a rezoning application that
exceeds the allowable density and height
specified in the regulations.
#3812739 Page 3 of 5
2.2 Transit~Oriented Area Designation Bylaw No. 8001-2024
As local governments must designate each TOA with a catchment area within its jurisdiction by bylaw by
June 30, 2024, Transit-Oriented Area (TOA) Designation Bylaw No. 8001-2024 (Appendix A) has been
created. TOA Designation Bylaw No. 8001-2024 sets outs the three TOAs in Maple Ridge:
• Haney Transit Exchange (Appendix A, Schedule A)
• Port Haney West Coast Express Station (Appendix A, Schedule 8)
• Maple Meadows West Coast Express Station {Appendix A, Schedule 8).
As there was no requirement under the TOA Regulation to amend the Zoning Bylaw or Official Community
Plan bylaw in order to designate TOAs, TOA Designation Bylaw No. 8001-2024 simply contains the maps
showing the boundaries of each TOA. It does not impact the zoning or land use designations of the
properties identified within the TOA.
The prescribed height and density requirements for the three TOAs will be in effect upon final reading of
TOA Designation Bylaw No. 8001-2024. However, it is important to note that a property owner may choose
to develop below the density and height prescribed in the legislation.
Land development applications within TOAs are subject to the City's policies, regulations and processes.
2.3 Transit-Oriented Area Land Use Planning Process
As TOA Designation Bylaw No. 8001 -2024 does not modify the land use designations of the identified
properties, and in recognition of the evolving landscape within these TOAs, staff are proposing a targeted
land use review of the three TOAs. This proposed process is an opportunity to refine the land uses within
the TOAs with the adjacent land uses. For Council consideration, a general scope of work and timeline for
the targeted TOA land use review is outlined below.
Land Use and Servicing Review
Staff will undertake a land use review that will include the following:
• Review relevant City policies, and incorporate updated land use and housing economic analyses
anticipated through the updated Housing Needs Report.
• Review transportation networks, site constraints and opportunities.
• Prepare and refine land use concepts
• Solicit community input through a public consultation process.
Public Process
The public process is an opportunity to introduce to the community the TOA concept brought into effect
by the Province, as well as the opportunity to provide input on the proposed land uses for the three TOAs.
The public process would be advertised on the City's website, through social media platforms, and in the
local newspaper. It is anticipated that the public portion of the process would take place following the
upcoming Provincial election.
#3812739 Page 4 of S
::
Proposed Timeline
It is anticipated that this targeted land use review could take approximately six months to complete. Should
Council endorse the process, it is anticipated that refined land uses for the three TOAs could be presented
to Council for Q4 2024.
2.4 Timeline & Next Steps
The next steps for designating Transit-Oriented Areas (TOA) in Maple Ridge include:
• Transit-Oriented Area Designation Bylaw No. 8001-2024 will proceed through the bylaw adoption
process with final reading anticipated to occur at the June 25, 2024 Regular Council Meeting.
• Off-Street Parking and Loading Amending Bylaw No. 8000-2024 and Zone Amending Bylaw No.
7998-2024 (the subject of a complementary Council Report) will also proceed through the bylaw
adoption process with final reading anticipated to occur at the June 25, 2024 Regular Council
Meeting.
• Following adoption of the TOA Designation Bylaw and supporting amending bylaws, staff will notify
the Province, as requested by the Planning and Land Use Branch of the Ministry of Housing.
• New applications will be able to be processed as of July 2, 2024.
3.0 STRATEGIC ALIGNMENT:
The proposed legislative changes introduced by Bill 47 align with the strategic objectives outlined in
the 2023-2026 City of Maple Ridge Strategic Plan.
CONCLUSION:
This report introduced Transit-Oriented Area Designation Bylaw No. 8001-2024 and recommends that it be
forwarded to the next Regular Council Meeting for consideration of first, second and third reading as well
as for endorsement of a land use review of the land use designations within the TOAs.
"Original Signed by Amanda Grochowich"
Prepared by: Amanda Grochowich, MCIP, RPP
Manager of Community Planning
"Original Signed by Marlene Best"
Approved by: Marlene Best, RPP, MBA
Interim Director of Planning
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
Attachments:
Appendix A: Transit-Oriented Area Designation Bylaw No. 8001-2024
#3812739 Page 5 of 5
CITY OF MAPLE RIDGE
BYLAW NO. 8001-2024
A Bylaw to designate Transit-Oriented Areas in Maple Ridge.
APPENDIX A
WHEREAS, pursuant to Section 585.52 of the Local Government Act, RSBC 2015 c 1, Council is required
to designate Prescribed Transit-Oriented Areas;
NOW THEREFORE, Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Transit-Oriented Area Designation Bylaw No. 8001-
2024".
2. The parcels shown as being within or partially within the 200 Metre Tier and 400 Metre Tier in
Schedule "A", Schedule "B" and Schedule "C", which are attached and form part of this Bylaw,
are designated as Transit-Oriented Areas in accordance with the Local Government Act.
READ a first time the
READ a second time the
READ a third time the
ADOPTED the
PRESIDING MEMBER
day of
day of
day of
day of
, 20
, 20
, 20
, 20
CORPORATE OFFICER
Schedule "A" -Haney Place Exchange
Attached hereto on the following page.
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0 100
Legend
[:] Haney Place Exchange
N I I 200 Metre Tier
D 400 Metre Tier
Scale: 1 :7,000
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Schedule A
Haney Place Exchange
PLANNING DEPARTMENT
ct
~ Maple Ridee
~
FILE: ScheduleA_HaneyPlaceExchange.mxd
DATE : May 29, 2024 BY: OT
Schedule "B" -Port Haney Station
Attached hereto on the following page.
E
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.a
0 100
N
Scale: 1 :7,000
200 400 Meters
Legend
El Port Haney Station
200 Metre Tier
400 Metre Tier
L{)
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Schedule 8
Port Haney Station
PLANNING DEPARTMENT
~ Maple Ridee
~
FILE: ScheduleB_PortHaneyStation.mxd
DATE: May 29, 2024 BY:DT
Schedule "C" -Maple Meadows Station
Attached hereto on the following page .
0
PITT
MEADOWS
100 200
Legend
400 Meters
I .
I L :-------, --~ l I 1 --115A-AVE --'---
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Schedule C
Maple Meadows Station
El Maple Meadows Station PLANNING DEPARTMENT
N
Scale: 1 :7,000
I I 200 Metre Tier
• D 400 Metre Tier
~ Maple Ridee
~
FILE: ScheduleC_MapleMeadowsStation.mxd
DATE: May 29, 2024 BY: OT
~ Maple Ridge -
TO: His Worship Mayor Dan Ruimy
and Members of Council
MEETING DATE: June 4, 2024
FILE NO: 2024-134-DP
2024-134-DVP
FROM:
SUBJECT:
Chief Administrative Officer MEETING: CoW
Development Permit & Development Variance Permit (Extension)
10392 and 10393 240A Street
(Formerly 24060, 24028 and 24022 104 Avenue and 10386 240 Street)
EXECUTIVE SUMMARY:
Council authorized issuance of 2017-510-DVP and 2017-510-DP following the adoption of Zone
Amending Bylaw No. 7423-2018 associated with rezoning application 2017-510-RZ on December 14,
2021 . The Coprorate Offcer then issued the permits on January 25, 2022. The approved rezoning
accompanied by these permits for the construction of 31 townhouse units on a site bisected by 240A
Street. Of this total, 22 townhouses are located on the portion of the site west of 240A street and the
remaining nine (9) are on the east portion of the site. The development features a pedestrian amenity at
the corner of 240 Street and 104 Avenue.
An application has now been received to extend the date to commence construction by one year, from
January 25, 2024 to January 25, 2025 for both of the previously issued permits. There are no changes
being proposed to the form, character and landscaping. Notification about the new completion date is
required for the new application 2024-134-DVP, to extend 2017-510-DVP, although there are no changes
to variances previously granted for this townhouse development. The applicant has now started servicing
under the Rezoning Servicing Agreement.
The previously approved variances, to remain in effect, are to:
1. Front setback -reduced from 7.5 metres to 3.0 metres, to 2.65 metres to the road corner
truncation line, and to 2.70 metres for building projections;
2. Interior setback (south lot line) -reduced from 7.5 metres to 6.0 metres, to 5.33 metres for
building projections, to 4.37 metres for porch posts, and to 3.65 metres for porch projections;
3. Exterior side setback (to 104 Avenue) -reduced from 7.5 metres to 4.5 metres, to
3.75 metres for building projections, to 2.8 metres for porch posts, and to 2.1 metres for porch
projections;
4. Exterior side setback (both sides of 240A Street) -reduced from 7.5 metres to 2.65 metres;
5. Rear setback (easternmost lot line) -reduced from 7.5 metres to 2.3 metres;
6. Maximum building height -increased from 11 metres to 11.3 metres;
7. Visitor parking -reduced from seven to six spaces; and
8. To waive the requirement to convert the existing overhead utilities on 104 Avenue to
underground wiring, in accordance with Council Policy 9.05 -Conversion of Existing Overhead
Utility Wiring to Underground Wiring.
2024-134-DP Page 1 of 5
Council is being requested to consider granting the extension.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2024-134-DVP respecting property
located at 10392 and 10393 240A Street (Formerly 24060, 24028 and 24022 104 Avenue and 10386
240 Street), and extension of 2017-510-DVP; and
That the Corporate Officer be authorized to sign and seal 2024-134-DP respecting property located
at 10392 and 10393 240A Street (Formerly 24060, 24028 and 24022 104 Avenue and 10386 240
Street), and extension of 2017-510-DP.
DISCUSSION:
a) Background Context:
Applicant:
Legal Description:
OCP:
Existing:
Proposed:
Within Urban Area Boundary:
Area Plan:
OCP Major Corridor:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
2024-134-DP
Phangura Construction LTD (Ricky Flora)
Lot 1 Section 3 Township 12 New Westminster District Plan
EPP109212
Medium Density Residential
Low Density Multi-Family
Yes
Albion
Yes
RM-1 (Townhouse Residential)
RM-1 (Townhouse Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Residential and Institutional
RS-2 (One Family Suburban Residential)
and P-1 (Park and School)
Medium Density Residential and
Institutional
Vacant
RS-2 (Single Detached Suburban
Residential)
Medium Density Residential
Townhouse
RM-1 (Townhouse Residential District)
Medium Density Residential
Townhouse
RM-1 (Townhouse Residential District)
Page 2 of 5
West: Use:
Zone:
Designation:
Townhouse
RM-1 (Townhouse Residential District)
Urban Residential
Existing Use of Property: Vacant (Pre-construction work has commenced)
Townhouse Residential Proposed Use of Property:
Site Area: 0.45 ha (1.1 acres)
Access: 240A Street
Servicing Requirement: Urban Standard
Flood Plain: No
Fraser Sewer Area: Yes
Previous Applications: 2017-510-RZ, 2017-510-DP and 2017-510-DVP
a) Project Description:
This application is to extend the time by which substantial commencement of this product is to take place
from January 25, 2022 to January 25, 2024. The site is located at 10392 and 10393 240A Street, (see
Appendices A and B) and the development permit allows for the construction of 31 townhouse units on a
site bisected by 240A Street. Of this total, 22 townhouses are located on the portion of the site west of
240A street and the remaining nine (9) are on the east portion of the site (Appendix C).
This application does not propose any changes to the project. It also reflects the corner pedestrian
element situated at the corner of 240 Street and 104 Avenue. The form, character and landscaping remain
the same as accepted by the Advisory Design Panel on September 11, 2019 and in the Development
Permit 2017-510-DP (original report attached as Appendix D) authorized for issuance by Council on
January 25, 2022.
b) Planning Analysis:
Variances:
The variances that Council approved in the current the Development Variance Permit 2017-510-DVP
proposed to be extended are as follows:
1. Maple Ridge Zoning Bylaw No. 7600-2019, Section 617.7.3:
• Front setback -reduced from 7.5 metres to 3.0 metres, to 2.65 metres to the road corner
truncation line, and to 2.7 metres for building projections;
• Interior setback (south lot line) -reduced from 7.5 metres to 6.0 metres, to 5.33 metres
for building projections, to 4.37 metres for porch posts, and to 3.65 metres for porch
projections;
• Exterior side setback (to 104 Avenue) -reduced from 7.5 to 4.5 metres, to 3.75 metres for
building projections, to 2.80 metres for porch posts, and to 2.1 metres for porch
projections;
• Exterior side setback (both sides of 240A Street) -reduced from 7.5 metres to
2.65 metres; and
• Rear setback (easternmost lot line) -reduced from 7.5 metres to 2.3 metres.
2. Maple Ridge Zoning Bylaw No. 7600-2019, Section 617.8.2:
2024-134-DP Page 3 of 5
Maximum building height -increased from 9.5 metres to 10.5 metres.
3. Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990: Schedule "A", 1.0 b):
The RM-1 requirements of 2.0 spaces per dwelling unit plus 0.2 spaces identified for visitors
per dwelling unit is proposed to be reduced from seven to six visitor parking spaces.
4. Maple Ridge Subdivision and Development Services Bylaw No. 4800-1993:
The waive the requirement to convert the existing overhead utilities on 104 Avenue to
underground wiring, in accordance with Council Policy 9.05 -Conversion of Existing
Overhead Utility Wiring to Underground Wiring.
These variances are supportable to accommodate the impact of the construction of 240A Street which
divides the site having the purpose of completing this street grid element in Albion. This road dedication
has thus led to the smaller setbacks included in the variance. It should be noted that the proposed
building heights have not changed, but that the maximum height is now 9.Sm as measured to the
midpoint of the roof instead of the former measurement of 11 m to the top of the roof.
Form and Character:
Pursuant to section 8.7 of the Official Community Plan, this proposal is subject to the Multi-family
Development Permit Area (DPA) Guidelines.
The Key Guideline Concepts and the Architect's and the Landscape Architect's design compliance analysis
are as follows:
1. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in building form, height, architectural features and massing.
This is achieved by the corner amenity element, units located on 704 Avenue and with consistent
height and form with existing townhouse developments to the East and West.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low-rise ground-oriented housing located to the
periphery of higher density developments.
The form is similar with other ground-oriented Townhouse units in the area. The properties on South
side along 240 Street are under application for Townhouses (2020-4 7 3-RZ).
3. Large scale developments should be clustered and given architectural separation to foster a sense
of community and improve visual attractiveness.
The new north-south road to land in the South, includes new Pedestrian sidewalk along both sides
to improve connectivity.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface parking
located to the rear of the property.
2024-134-DP Page 4 of 5
c) Advisory Design Panel:
The application was submitted, and the plans attached to the development permit addressed all
suggestions made by the Advisory Design Panel (ADP) at the September 11, 2019 meeting. Matters
arising from the meeting were addressed .
d) Citizen/Customer Implications:
Any concerns or comments arising from the Development Information Meeting or notification about the
development variance permit were addressed and are reflected in the issue development permit.
e) Financial Implications:
All necessary securities for the project have been submitted under 2017-510-RZ or 2017-510-DP are
being held by the City.
CONCLUSION:
The applicant is seeking Council approval to extend the time for substantial commencement of this
project by one year from January 25, 2024 to January 25, 2025. Given that no changes are being
proposed and the form, character and landscaping or the variances granted in the originally permits that
Council authorized, it is in order to issue development permit 2024-134-DP and development variance
permit 2024-134-DVP to grant extensions.
"Original Signed by Adrian Kopystynski" "Original Signed by Marlene Best"
Prepared by: A. Kopystynski MSc, MCIP, RPP, MCAHP
Planner
Reviewed by: Marlene Best, RPP, MBA
Interim Director of Planning
"Original Signed by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Subject Map
Appendix B -Ortho Map
Appendix C -Development Permit and Development Variance Permit
Appendix D -Report for 2027-510-DP and DVP
Appendix E -Diagrams showing previously approved variances
2024-134-DP Page 5 of 5
0416
0410
0406
N
Scale: 1 :2,500
Legend
---Stream
Existing Trails
I-II)
0 '<I' N
10352
10346
10340
10332
10328
10322
10316
10310
10349
10343
10337
10331
10325
10319
10313
10307
~ Active Applications (RZ/SD/DPNP)
I-II)
< 0 '<I' N
APPENDIX A
r-. "' ~ r-. '" "'"' '" r-. ;: ;: ~ ~ "'"' ~ ~ ;;: ~~ ... ... ... ... ... ... ... ... ... ...
N N N N N N N "'"' N N
1028 AVE
10393, 10392 240A STE ET
ACTIVE DEVELOPMENTS IN AREA
PLANNING DEPARTMENT
~ Maple Ridee
~
FILE: 2024-134-DVP
DATE: May 24, 2024 BY:AL
Scale: 1 :2,500
APPENDIX B
10393, 10392 240A STE ET
ORTHO MAP
PLANNING DEPARTMENT
-~ ~ Maple Ridee
~
FILE: 2024-134-DVP
DATE: May 24, 2024 BY:AL
~ Maple Ridee
~
CITY OF MAPLE RIDGE
DEVELOPMENT PERMIT NO. 2024-134-DP
MULTI-FAMILY (EXTENSION TO PERMIT 2017-510-DP)
TO: PHANGURA CONSTRUCTION LTD
1981 MERLOT BLVD
ABBOTSFORD BC V4X 0A6
(the "Permittee")
APPENDIXC
1. This Development Permit (the "Permit") is issued subject to compliance with all the Bylaws
of the City of Maple Ridge (the "City") applicable thereto, except as specifically varied or
supplemented by this Permit.
2. This Permit applies to, and only to, those lands within the City described below and any
and all buildings, structures, and other development thereon:
LOT 1 SECTION 3 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN EPP109212
(the "Lands")
3. The Security provided under Development Permit No. 2017-510-DP (the "Previous
Permit") continues to apply. No further security is required.
4. The Lands described herein shall be developed strictly in accordance with the terms
and conditions contained in Development Permit No. 2017-510-DP except that the
applicable drawings are modified to the extent necessary to accommodate a corner
plaza at southeast corner of 104 Avenue and 240 Street as shown in Appendix A to
the Permit.
5. Development Permit No. 2017-510-DP is amended by extending the date to
substantially commence the development permitted in Development Permit No. 2017-
510-DP from January 25, 2024 to January 25, 2025.
6. If the Permittee does not substantially commence the development permitted in
Development Permit No. 2017-510-DP by January 25, 2025, this Permit shall lapse.
City of Maple Ridge
Planning Department
11995 Haney Place
Maple Ridge, BC VZX 6A9
mapleridge.ca
@yourmapleridge
~ Maple Ridee
~
7. In the event that this Permit lapses, the Permittee may request refunding of the
security described in Paragraph 3, and the City shall make such refund.
5. This Permit is not a Building Permit.
AUTHORIZING RESOLUTION passed by the Council the day of
ISSUED on the_ day of ____ ~ 2024.
CORPORATE OFFICER
City of Maple Ridge
Planning Department
11995 Haney Place
Maple Ridge, BC V2X 6A9
mapleridge.ca
@yourmapleridge
20 .
I ~ r-o l> -n z-n c!!? "'~ ' g nm l> .,,
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r-.... l> z I
~ 0 0 V,
---. j -•-------·--r,'.::::...-::-___ , ______ ._
I 240 STREET-I~
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APPENDIX A
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~ Maple Ridee
~
CITY OF MAPLE RIDGE
DEVELOPMENT VARIANCE PERMIT NO. 2024-134-VP
(EXTENSION TO 2017-510-VP)
TO: PHANGURA CONSTRUCTION LTD
1981 MERLOT BLVD
ABBOTSFORD BC V4X 0A6
(the "Permittee")
1. This Development Variance Permit (the "Permit") is issued subject to compliance with all the
Bylaws of the City of Maple Ridge (the "Municipality") applicable thereto, except as specifically
varied or supplemented by this Permit.
2. This Permit applies to, and only to those lands within the Municipality described below and any
and all buildings, structures, and other development thereon:
LOT 1 SECTION 3 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN EPP109212
(the "Lands")
3. Development Permit No. 2017-510-VP (the "Previous Permit") is amended by extending the date
to substantially commence the development as permitted in Development Permit No. 2017-510-
DP from January 25, 2024 to January 25, 2025; and by clarifying the maximum height, originally
granted at 11.3m to the top of the roof, is now 10.5m to the midpoint of the roof reflecting a
change in measurement practices.
4. The Lands described herein shall be developed strictly in accordance with the terms and
conditions and provisions of this Permit and any plans and specifications attached to this Permit
which shall form a part hereof.
5. If the Permittee does not substantially commence the development permitted in the Previous
Permit by January 25, 2025, this Permit shall lapse.
6. This Permit is not a Building Permit.
AUTHORIZING RESOLUTION passed by the Council the day of
ISSUED on the_ day of----~ 2024 .
11995 Haney Place City of Maple Ridge
Planning Department Maple Ridge, BC V2X 6A9
CORPORATE OFFICER
mapleridge.ca
@yourmapleridge
20
APPENDIX D
: ~* IU4HidM91 :~·M'®@HMii-
mapleridge.ca City of Maple Ridge
TO: His Worship Mayor Michael Morden
and Members of Council
MEETING DATE:
FILE NO:
FROM: Chief Administrative Officer MEETING:
January 11, 2022
2017-510-DVP
2017-510-DP
CoW
SUBJECT: Development Variance Permit
Development Permit
10386 240 Street, and 24028, 24022 & 24060 104 Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2017-510-DVP and Development Permit application
2017-510-DP have been received in conjunction with a rezoning application to rezone the subject
properties, located at 10386 240 Street and 24028, 24022 & 24060 104 Avenue, to RM-1
(Townhouse Residential) zone, to allow the future development of approximately 31 townhouse units
Council considered rezoning application 2017-510-RZ and granted first reading for Zone Amending
Bylaw No. 7 423-2018 on January 18, 2018 and second reading on February 11, 2020. This
application was presented at Publi c Hearing on March 24, 2020, and Council granted third reading
on March 31, 2020.
The requested variances are:
1. Front setback -reduced from 7 .5 metres to 3.0 metres, to 2.65 metres to the road corner
truncation line, and to 2.70 metres for building projections;
2. Interior setback (south lot line) -reduced from 7.5 metres to 6.0 metres, to 5.33 metres for
building projections, to 4.37 metres for porch posts, and to 3.65 metres for porch
projections;
3. Exterior side setback (to 104 Avenue) -reduced from 7.5 metres to 4.5 metres, to
3.75 metres for building projections, to 2.8 metres for porch posts, and to 2.1 metres for
porch projections;
4. Exterior side setback (both sides of 240A Street) -reduced from 7.5 metres to 2.65 metres;
5. Rear setback (easternmost lot line)-reduced from 7.5 metres to 2.3 metres;
6. Maximum building height -increased from 11.0 metres to 11.3 metres;
7. Visitor parking-reduced from seven to six spaces; and
8. To wa ive the requirement to convert the existing overhead utilities on 104 Avenue to
underground wiring, in accordance with Council Policy 9.05 -Conversion of Existing
Overhead Utility Wiring to Underground Wiring.
Council will be considering final reading for rezoning application 2017-510-RZ on January 25, 2022.
RECOMMENDATIONS:
1. That the Corporate Officer be authorized to sign and seal 2017-510-DVP respecting property
located at 10386 240 Street, and 24028, 24022 & 24060 104 Avenue; and further
2. That the Corporate Officer be authorized to sign and seal 2017-510-DP respecting property
located at 10386 240 Street, and 24028, 24022 & 24060 104 Avenue.
1105
2017-510-VP/DP Page 1 of 5
DISCUSSION:
a) Background Context:
Applicant:
Lega l Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Prop osed:
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:
2017-510-VP/DP
Mortise Construction Ltd. (Travjit Johal)
Lot "A" Section 3 Township 12 Plan NWP 21769
Lot "B" Section 3 Township 12 Plan NWP 21769
Lot "B" Section 3 Township 12 Plan NWP 13554
East Half Parcel "D" (Ref Plan 7139) NW Quarter Section
Medium Density Residential
Medium Density Residential
RS-2 (Single Detached Suburban Residential)
RM-1 (Townhouse Residential District) under
Zoning Bylaw No. 3510-1985
RM-1 (Low Density Townhouse Residential) under
Zoning Bylaw No. 7600-2019
Residential and Institutional
RS-2 (One Family Suburban Residential) and
P-1 (Pa rk and School )
Medium Density Resid ential and Institutional
Vacant
RS-2 (Single Detached Suburban Residential )
Medium Density Residential
Townhouse
RM -1 (Townhouse Residential District)
Medium Density Residential
Townhouse
RM-1 (Townhouse Residential District)
Urban Residential
Residential and Vacant
Townhouse
0.57 ha
240A Street (to be extended through subject site as part of
rezoning)
Urban Standard
Page 2 of 5
b) Project Description:
The subject site is generally flat, with the western part sloping down to 240 Street and 104 Avenue.
There are structures on the two westernmost lots and the site is well treed except for the existing or
former home sites. A new street connection, 240A Street, is to pass through the site, creating a
western and smaller eastern townhouse portion to this project. This will allow 240A Street to
eventually be coordinated and extended through the lands to the south and to complete 240A Street
in this area.
The proposal is for approximately 31 townhouses. The site will be bisected by 240A Street, such that
22 of the townhouse units will be on the west side and nine units will be on the east side. There will
be six townhouse blocks, two blocks containing six townhouse units, three blocks containing five
townhouse units and one block containing four townhouse units. Each unit in the north has front
doors facing 104 Avenue and each unit in the south has front doors off a path behind the units.
There are no front doors off the interior drive aisles; garage doors for side-by side parking garages (2
spaces per unit) are along the interior aisle. An outdoor open space (play area) and six visitor parking
spaces are included as part of the proposed site plan.
Some trees have already been removed to accommodate a pump station along 104 Avenue abutting
the subject site associated with the nearby School and Community Centre. The existing arborist
report will be updated in conjunction with the tree management plan governing the removal and the
replacement of trees to accommodate this development project.
c) Planning Analysis:
Pursuant to section 8.7 of the Official Community Plan, this proposal is subject to the Multi-family
Development Permit Area (DPA) Guidelines.
The Key Guideline Concepts and the Architect's and the Landscape Architect's design compliance
analysis are as follows:
1. New development into established areas should respect private spaces, and incorporate
local neighbourhood elements in building form, height, architectural features and massing.
The site is located on 104 Avenue and 240 Street. All the units facing 104 Avenue will have
strong pedestrian connection. This project is consistent in height and form with existing
townhouse developments to the East and West.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low-rise ground-oriented housing located to the
periphery of higher density developments.
The densities along 104 Avenue side is similar with respect to ground oriented Townhouse
units. The properties on South side along 240 Street are under applied for Townhouses.
3. Large scale developments should be clustered and given architectural separation to foster a
sense of community, and improve visual attractiveness.
A new north-south road is being proposed to land in the South, which includes new
Pedestrian sidewalk along both sides to improve connectivity.
2017-510-VP/DP Page 3 of 5
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface
parking located to the rear of the property.
Refer to notes above.
d) Variance Analysis:
The Zoning Bylaw establishes general m1n1mum and maximum regulations for development. A
Development Variance Permit allows Council some flexibility in the approval process.
As the rezoning is proceeding under the previous Zoning Bylaw No. 3510-1985, and will be included
in the new Zoning Bylaw No. 7600-2019 through a future housekeeping amendment, the variances
relate to the new Zoning Bylaw No. 7600-2019 regulations (See appendix D).
The requested variances are described below:
1. Maple Ridge Zoning Bylaw No. 7600-2019, Section 617.7.3:
• Front setback -reduced from 7.5 metres to 3.0 metres, to 2.65 metres to the road corner
truncation line, and to 2.7 metres for building projections;
• Interior setback (south lot line) -reduced from 7.5 metres to 6.0 metres, to 5.33 metres for
building projections, to 4.37 metres for porch posts, and to 3.65 metres for porch
projections;
• Exterior side setback (to 104 Avenue) -reduced from 7.5 to 4.5 metres, to 3.75 metres for
building projections, to 2.80 metres for porch posts, and to 2.1 metres for porch
projections;
• Exterior side setback (both sides of 240A Street) -reduced from 7.5 metres to
2.65 metres; and
• Rear setback (easternmost lot line)-reduced from 7.5 metres to 2.3 metres.
2. Maple Ridge Zoning Bylaw No. 7600-2019, Section 617 .8.2:
Maximum building height -increased from 11.0 metres to 11.3 metres.
3. Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990: Schedule "A", 1.0 b):
The RM-1 requirements of 2.0 spaces per dwelling unit plus 0.2 spaces identified for visitors
per dwelling unit is proposed to be reduced from seven to six visitor parking spaces.
4. Maple Ridge Subdivision and Development Services Bylaw No. 4800-1993:
The waive the requirement to convert the existing overhead utilities on 104 Avenue to
underground wiring, in accordance with Council Policy 9.05 -Conversion of Existing Overhead
Utility Wiring to Underground Wiring.
e) Advisory Design Panel:
The application was submitted for review by the Advisory Design Panel (ADP) on September 11,
2019. The resolution passed by the ADP and a description of how the Architect and Landscape
Architect addressed these concerns is attached (See Appendix E).
Staff are satisfied that the design concerns identified by the ADP have been addressed.
2017-510-VP/DP Page 4 of 5
f) Citizen/Customer Implications:
The required notification to surrounding property owners about the proposed variances has been
undertaken.
g) Financial Implications:
In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost, the security will be $231,535.93.
CONCLUSION:
The proposed Development Permit and Development Variance Permit are supported because the
form and character of the proposed townhouse complex is in compliance with the multi-family
Residential Key Guideline Concepts and the setback variances help to create a stronger pedestrian
environment along 104 Avenue, as well as, to accommodate the extention of 240A Street.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2017-510-DVP and Development
Permit 2017-510-DP.
"Original signed by Adrian Kopystynski"
Prepared by: Adrian Kopystynski MSc, MCIP, RPP, MCAHP
Planner
"Original signed by Charles Goddard"
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
"Original signed by Charles Goddard" for
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
"Original approved by Scott Hartman"
Concurrence: Scott Hartman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A -Site Plan
Appendix B -Orth o Plan
Appendix C -Site, Architectural and Landscaping Plan
Appendix D -Plan showing variances
Appendix E -Response to ADP Comments
2017-510-VP/DP Page 5 of 5
416
410
406
60
<'o
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Scale: 1 :2,500
APPENDIX A
10456
,.;
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0 o:i SUBJECT PROPERTIES
I
I
I 10420
I
----I
104 AVE
I
I I 10386
10.166 240 1 358 10355
10352 10349
10346 10343
10389
10340 10337
10332 10331
10328 10325
10322 10319
10316 10313
10310 10307
10337 103AVE.
I I I I
I I 10294
10309
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10386 240 St
24022/28/60 104 Ave
PLANNING DEPARTMENT -~-mapleridge.ca
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DATE: Apr 27, 2018 BY: JV
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APPEN DIX 8
10386 240 St
24022/28/60 104 Ave
PLANNING DEPARTMENT
~--=-"~=~ ·•=•• mapleridge.ca
DATE: Apr 27, 2018 BY: JV
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10386-240 ST & 24022/28/6t).104AVE
MAPLE RIDGE
LANDSCAPE
DETAILS
LS
APPENDIX D
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7.5 m ➔ 3.75 m to projections
7.5 m ➔ 2.8 m to posts
7.5 m ➔ 2.1 m to balcony projection
7.5 m ➔ 6.0 m to front face
7 .5 m ➔ 5.33 m to projections
7.5 m ➔ 4.37 m to posts
7.5 m ➔ 3.65 m to balcony projection
FLAl.
ARCHITECTURE~
~\11N1-v. fla tarch itecture. ca
Appendix H-ADP Comments
Architectural Comments:
1) Provide Warm Material Palette Color options
APPENDIX E
RajinderW
Principal
Unit 209, 6321 King George Blvd
Surrey BC V3X 1G1
Ph: 604-445-8124
raji nder@fl ata rchitectu re .ca
Warm Colors are updated as requested. Ravishing Red and Newport Green Color Added.
2) Provide Texture Material Palette Options:
Texture is changes for darker materials. Please refer renderings and elevation drawings.
3) Demonstrate How Architecture Can Enhance the Urban Identity at the corner of 240St and 104 Ave and be
integrated into the landscape concept at Corner
As per conversation with ADP members, the building design and side elevation is updated to make it
more welcoming in addition to adding the signage in corner for the overall development.
4) Provide Screening to three sides of PMT
Refer Landscape drawings for screening. Screening provided on 3 sides as suggested
5) Provide enhanced Architectural Elevations facing Interior Lane
Interior elevations updated and warm color pallet c/w materials upgrade added
6) Provide street Identity and sense of entry/place at both moments of Entry off of proposed Rd
A Trellis is added in corner corners to make it create a sense of identity for townhouse development.
7) Review Terminations of all materials and trims for consistency
Trims around windows and materials updated in renderings as suggested.
8) Consider delineating bike storage in units
Bike lockers are clearly defined on east wing of development
LANDSCAPE COMMENTS:
1. Please refer to Civil Engineer's drawings for all retaining wall information and grading information. We
have added some grading infonnation -in the fonn of number of risers and height of risers, slope
of walkways to unit entries. Retaining wall infonnation -such as top of wall elevations, are given
ARCHITECTS INTERIOR DESIGNERS
FLAl.
ARCHITECTURE ~
to us by the civil engineering base information and remains visible as information on our L1 to L4
plans.
2. Perimeter fencing has been identified on my plans We too, have shown 6' height wooden perimeter
fencing where needed along rear property lines. In frontages 3' height fences, and in side yards
you will note 42" height fencing. Please refer to the Fencing Legend found on the L1 to L4 sheets.
3. Refer to Civil Engineer's drawings QED
4. Amenity space has been enclosed with a fence and trellis. We have also enclosed the outdoor
amenity
5. Boxwood hedge has been moved onto private property No planting is encroachingoffsite.
6. Additional shrubs have been planted at the end of the driveway We too have shown perimeter
planting for screening.
7. Sideyard plantings have been increased QED
8. Hard surface materials have been identified through various hatching on my plans Please refer to the
hart/scape legend on L1 to L4 sheets.
9. A different material has been used on the internal driveway to delineate pedestrian crossings Please
refer to the hart/scape legend on the Lt to L4 sheets.
10. A site sign and landscaping has been added to the corner of 240 Street and 104 Avenue
as part of an integrated solution that matches the development across the development Referto the
L1 Landscape plan for site signage at the projects vehicular entries and at the most prominent
corner (240th St & 104th Ave).
11. Sidewalks and boulevards have been added as per the Civil Engineer's drawings QED
END
Page 12
I 604-503-44841 604-445-81241778-961-0167 Unit 209, 6321 King George Blvd, Surrey BC V3X lGl
MEMORANDUM
Date: September 17, 202 1
Project: Townhouse Project
Subject: Comments response
To: Adrian Kopystynski, Planner
City of Maple Ridge
11995 Haney Place Maple Ridge BC V2X 6A9
From: Caelan Griffiths
J as requested
F for your estimate
MEMO:
r for your information
r= for your approval
PMG Project No:
1 for your comment
r= for your use
The original LA response to comments below, with PMG Landscape Architects response following in
italics.
21 -011
1. Please refer to Civil Engineer's drawings for all retaining wall information and grading information. We
have added some grading information -in the form of number of risers and height of risers, slope
of walkways to unit entries. Retaining wall information -such as top of wall elevations, are given
to us by the civil engineering base information and remains visible as information on our L 1 to L4
plans.
2. Perimeter fencing has been identified on my plans We too, have shown 6' height wooden perimeter
fencing where needed along rear property lines. In frontages 3' height fences, and in side yards
you will note 42" height fencing. Please refer to the Fencing Legend found on the L 1 to L4 sheets.
3. Refer to Civil Engineer's drawings QED
4. Amenity space has been enclosed with a fence and trellis. We have also enclosed the outdoor
amenity
5. Boxwood hedge has been moved onto private property No planting is encroaching offsite.
6. Additional shrubs have been planted at the end of the driveway We too have shown perimeter
planting for screening.
7. Sideyard plantings have been increased QED
8. Hard surface materials have been identified through various hatching on my plans Please refer to the
hardscape legend on L 1 to L4 sheets.
9. A different material has been used on the internal driveway to delineate pedestrian crossings Please
refer to the hardscape legend on the L 1 to L4 sheets.
10. A site sign and landscaping has been added to the corner of 240 Street and 104 Avenue
as part of an integrated solution that matches the development across the development Refer to the
L 1 Landscape plan for site signage at the projects vehicular entries and at the most prominent
corner (240th St & 104th Ave).
11. Sidewalks and boulevards have been added as per the Civil Engineer's drawings QED
END
Page 1
Suite Cl00 -4185 Sti II Creek Drive, Burnaby, Britis h Columbia, VSC 6G9, ph. (604)294-0011, fx. (604)294-0022
www.pmglandscape.com
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.1_371.00Sq.Ft. 19
!,_386.00Sq.Ft.
1,371.00Sq.fl.
31.
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3! 8,316.00S9.Ft.
31 8,226.00Sq.ft.
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7.5 m ➔ 4.5 m to front face
7.5 m ➔ 3.75 m to projections
7.5 m ➔ 2.8 m to posts
7.5 m ➔ 2.1 m to balcony projection
7.5 m ➔ 6.0 m to front face
7.5 m ➔ 5.33 m to projections
7.5 m ➔ 4.37 m to posts
7.5 m ➔ 3.65 m to balcony projection
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~ SECTION THRU SITE( BUILDING 1 AND 6)
~ Maple Ridee -
TO:
FROM:
His Worship Mayor Dan Ruimy
and Members of Council
Chief Administrative Officer
MEETING DATE: June 4, 2024
FILE NO: 05-1825-02
MEETING: C.O.W.
SUBJECT: Development Cost Charge Bylaw Update
EXECUTIVE SUMMARY:
Development Cost Charges (DCCs) are levies collected to assist with funding infrastructure and parks
required to service new development or growth. DCCs are a restricted funding source as they can only be
collected for certain types of projects, as set out in legislation, and can only be used for the projects included
in the DCC Imposition Bylaw.
This report provides an update on the status of the DCC Bylaw amendment, it also serves as required
disclosure of the changes to the underlying DCC calculations and a commitment to undertake a timely
Major DCC Bylaw amendment, one that revisits all development and infrastructure considerations.
The Development Cost Charge Imposition Bylaw No. 7863-2022 (DCC Bylaw) received first reading on July
26, 2022, underwent a consultation process and received second and third readings on December 13, 2022.
The DCC Bylaw and support material was submitted to the Ministry for review in early 2023.
Based on feedback from Ministry of Municipal Affairs staff, the projects and calculations have been reworked
to fit within the parameters of a Minor DCC Bylaw Amendment. The minor amendment is limited in scope
to updating costs for projects contained in the original DCC Bylaw. To maintain the proposed rate increases
in the DCC Bylaw at third reading, Municipal Assist Factors have been changed to offset the additional rate
increases due to project cost increases.
A Major DCC Bylaw Amendment is timely and included in the approved 2024/2025 strategic work plan. The
major amendment will include revisiting all development assumptions, infrastructure requirements due to
growth and cost allocation methodology between development categories. Unique to this major
amendment will be consideration of the implications of new housing legislation and a potential special area
DCCs to fund infrastructure required to service an expanded 256 Street industrial development.
Once this report is reviewed by Ministry staff, given they are very familiar with this bylaw, it is expected that
Inspector of Municipalities approval will follow. Once the approval is received, Council will be able to adopt
the DCC Bylaw. After adoption of the DCC Bylaw, the new rates immediately apply to new development
applications and any instream applications have one year to complete under the old rates.
RECOMMENDATION:
For information.
3803713 Page 1 of 11
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DISCUSSION:
a) Background Context:
The DCC Bylaw received first reading on July 26, 2022, it then underwent a consultation process
and received second and third readings on December 13, 2022. The DCC bylaw amendment
requires Inspector of Municipalities approval. The DCC Bylaw and support material was submitted
to the Ministry for review at the end of January 2023.
Based on feedback from Ministry staff, the projects and calculations have been reworked to fit
within the parameters of a Minor Amendment. The reworking of the DCC calculations required
removal of new capital projects, updates to internal borrowing and revisiting cost escalation
methodology of remaining projects. Cost escalation includes reviewing land prices and
construction costs informed by recent experience, estimates and appraisals on specific works, BC
Assessment land valuation and widely used Construction Cost Indexes. The updated capital project
costing was incorporated into the 2024-2028 Capital Program. The Municipal Assist Factor, the
portion of the growth element of project costs that are paid for by non-DCC sources, has been
increased to maintain the proposed rate increases included in the DCC Bylaw which received third
reading December 13, 2022. This approach was discussed with and agreed to by the Ministry.
Historically, the Municipal Assist Factor has been set at 1%. To keep the rates to what was set in
the proposed DCC bylaw in the face of increased project costs, the assist factors were increased
and are:
Water 3%
Sanitary Sewer 7%
Drainage 18%
Roads (Highways) 19%
Parks 6%
A few municipalities, most notably Burnaby, are updating DCC Bylaws under the new legislation
more urgently as they leveraged other tools for development financing. Others are taking more
time to review the infrastructure required to support updating growth potential. Adding capital
projects to a DCC Bylaw requires a major update, which the Ministry does not advise undertaking
more frequently than every 5 years.
b) Citizen/Customer Implications:
The increases proposed in this bylaw vary by development type with residential increasing from
77% to 86% and non-residential from 99% to 118%. An updated comparison to others is included
in Appendix A. The municipal web page on the DCC Bylaw amendment has been updated to reflect
the project costs and assist factors and includes an updated capital project listing.
Stakeholder consultation occurred in late 2022 prior to Second and Third Readings of the Bylaw.
The development community has had time to build these costs into their proformas. They
understand infrastructure and related cost pressures as they face the same challenges. DCC rates
have increased regionally and rapid increases to interest rates also increase costs for developers.
However, without increased DCCs we will not be able to provide the necessary infrastructure to
support the new development and provide the level of seNices that residence expects.
3803713 Page 2 of 11
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CONCLUSION:
Development Cost Charges are a key funding source in our Capital Program. It is desirable to increase rates
to better reflect current costs of infrastructure. A major DCC Bylaw amendment is a significant undertaking
and is currently in the early stages of planning.
Prepared by:
Concurrence:
Attachments:
7 Trevo~BA, CPA, CGA
Chief Financial Officer
Scott Hartman
Chief Administrative Officer
a) Comparatives with other communities
b) Maple Ridge Development Cost Charge Imposition Bylaw No. 7863-2022
3803713 Page 3 of 11
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COMPARATIVES WITH OTHER COMMUNITIES
SINGLE FAMILY DCC (perunit,in$thousands)
Langley, Township 2024
Coquitlam 2023 $63
Richmond 2023 $61
Burnaby ( Proposed) 2024 $55
Surrey 2023 $53
Langley, City (Proposed) 2023 $46
Mission 2023 --$42
Maple Ridge (Proposed) 2022 $41
Abbotsford 2021 $36
Port Moody 2019 $33
Chilliwack 2023 11111 -$30
North Vancower, District 2018 llillllllll $28
Maple Ridge (Current) 2017 $22
Vancouver 2023 $21
Delta (Proposed) 2023
Whiterock 2015
Langley, City 2012
Port Coquitlam 2023
North Vancower, City 2017 $15
New Westminster 2022 $14
Pitt Meadows 2018 $14
$-$10 $20 $30 $40 $50 $60 $70
Please note that dollar figures on the Single Family DCC comparative are in $thousands
3803713
APPENDIX A
$88
--1
11 Water
e Sewer
m Drainage
• Roads
■ Parks
$80 $90
Page 4 of 11
TOWNHOUSE DCC (perw)
Langley, Township 2024 -.m-
Richmond 2023
Coquitlam 2023 •mlll!CII
Surrey 2023 l!Elliili!!!iliml
Burnaby(Proposed) 2024 -l!!!<El-=-
Langley, City (Proposed) 2023
Maple Ridge (Proposed) 2022 -=m
Mission 2023
Vancouver 2023
$253
$241
-$219
$191
Chilliwack 2023 -~
North Vancouver, District 2018 lill3l!IC!lm
-$184
$144
$144 Port Moody 2019 I"
Abbotsford 2021 $134
Maple Ridge (Current) 2017 11111111 #I $134
Langley, City 2012 u-=•~a $112
Delta (Proposed) 2023 lll!S!Eill_"""""_ $103
Whiterock 2015 illa111are3__ $87
Pitt Meadows 2018 ~=-$82
New Westminster 2022 111 $74
Port Coquitlam 2023 a $68
$319
$306
$288
$349
APPENDIX A
$451
1 • Water I "Sewer
I a Drainage
a Roads
r
North Vancouver, City 2017 .j:B:i:■:::a::===-::;"=:......:::$:::6:::2-,---~--~--~~--~--~---,----,----,
$-$50 $100 $150 $200 $250 $300 $350 $400
APARTMENT DCC (perw)
Vancouver 2023 9
Langley, Township 2024 i lll!IZl!ll
j RffMh!!4 jil &f ?' !±* ¥!7:II te f $382
Richmond 2023
Surrey 2023 111
Burnaby(Proposed) 2024 ---
Coquitlam 2023 1111111!1!111""""""""
Mission 2023 ...,,_
Langley, City (Proposed) 2023
Chilliwack 2023 -1111111111
Maple Ridge (Proposed) 2022 -rm111n
North Vancouver, District 2018 a 11
Whiterock 2015
Maple Ridge (Current) 2017
Port Moody 2019
Delta (Proposed) 2023
-
-$155
$134
$132
$118
$117
Langley, City 2012 --~---......! $114
Pitt Meadows 2018 11 -$110
Abbotsford 2021 -~-~ $106
$302
$282
-$260
$254
-$244
$236
$369
$346
$450 $500
$464
■ Water
m Sewer
e Drainage
11 Roads
11 Parks
New Westminster 2022 ~•11
Port Coquitlam 2023
North Vancouver, City 2017 -l:=•=•==-::;!=......::$:.:::6:.:2-,---~--~---~--~--~---,---~--~
$-$50 $100 $150 $200 $250 $300 $350 $400 $450 $500
3803713 Page 5 of 11
APPENDIX A
COMMERCIAL DCC (perrri2J
Mission 2023 1111 ■ $334
Vancouver 2023 $308
Burnaby ( Proposed) 2024 • $259
Richmond 2023 I I $238
Langley, City (Proposed) 2023 $157
Surrey (Ground Floor) 2021 $138
Langley, Township 2024 $129
North Vancouver, District 2018 I $122
Coquitlam 2023 $105
Abbotsford 2021 $102
Port Coquitlam 2023 $96
Maple Ridge (Proposed) 2022 $90
Surrey (Other Floors) 2021 $84
Langley, City 2012 I $74
Whiterock 2015 $64
Delta (Proposed) 2023 $61 • Water North Vancouver, City 2017 I
Chilliwack 2023 a Sewer
Port Moody 2019 a Drainage
II
Maple Ridge (Current) 2017 "Roads
New Westminster 2022 ■ Parks
Pitt Meadows 2018
$-$50 $100 $150 $200 $250 $300 $350 $400 $450 $500
INDUSTRIAL DCC (perm2J
Richmond 2023 D I $196
Mission 2023 I $127
Vancouver 2023 $123
Burnaby ( Proposed) 2024 ■ $112
North Vancouver, District 2018 I $101
Langley, City {Proposed) 2023 !!!I $65
Abbotsford 2021 $64
Coquitlam 2023 $61
l Delta {Proposed) 2023
j
Langley, Township 2024
Maple Ridge {Proposed) 2022
Port Moody 2019
North Vancouver, City 2017
Langley, City 2012
'' ~i Chilliwack 2023
J Surrey (Ground Floor) 2021 ■ Water a
J Maple Ridge (Current) 2017 • Sewer ' ' Pitt Meadows 2018 II ■ Drainage
' Port Coquitlam 2023 "Roads t 7 I
Surrey (Other Floors) 2021 ■ Parks !
'. ·-----'
1 New Westminster 2022
$-$50 $100 $150 $200 $250 $300 $350 $400 $450 $500
3803713 Page 6 of 11
APPENDIX A
INSTITUTIONAL DCC {perm2)
Mission 2023 I $406
Richmond 2023 I $238
Burnaby ( Proposed) 2024 El $183
Abbotsford 2021 $157
Langley, City (Proposed) 2023 $157
Coquitlam 2023 $105
Surrey 2023 $91
Port Coquitlam 2023 $88
Chilliwack 2023 $77
North Vancouver, District 2018 $73
Langley, Township 2024 $71
Port Moody 2019
Whiterock 2015 ■ Water
Maple Ridge (Proposed) 2022 ., Sewer
■ Drainage
Maple Ridge (Current) 2017 a Roads I New Westminster 2022 i ■ Parks ! _________ ,
Pitt Meadows 2018 II $16
$-$50 $100 $150 $200 $250 $300 $350 $400 $450 $500
3803713 Page 7 of 11
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City of Maple Ridge
Amending Bylaw No. 7863-2022
APPENDIX B
A Bylaw to amend the Maple Ridge Development Cost Charges Imposition Bylaw 7320-2017
WHEREAS, Council has considered the phasing of works, services and provision of parkland described
in the Official Community Plan and how development designed to result in a low environment impact
may affect the capital costs of infrastructure related to Development Cost Charges.
AND WHEREAS, Council has considered the impact of the charges imposed by this bylaw in relation to:
a. Being excessive in relation to the capital cost of prevailing standards of service,
b. Deterring development,
c. Discouraging the construction of reasonably priced housing or the provision of reasonably
priced serviced land in the city, or
d. Discouraging development designed to result in low environmental impact.
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. Citation
Th is Bylaw may be cited for all purposes as "Maple Ridge Development Cost Charges Imposition
Amending Bylaw No. 7863-2022".
2. Effective Date
This Bylaw will come into force on the later of November 1, 2022 and the date it is adopted by
Council.
3. Schedules
a. Schedule "A" of the Maple Ridge Development Cost Charges Imposition Bylaw No. 7320-2017
will be deleted in its entirety; and
b. Schedule "A" of the Amending Bylaw No. 7863-2022, attached hereto, will be substituted in
its place.
Read a first time this __ day of ______ 20
Read a second time this __ day of ______ 20
Read a third time this __ day of ______ 20
Approved by the Inspector of Municipalities this ___ day of ______ 20
Adopted th is __ day of _____ 20
Presiding Member Corporate Officer
i 1 ~
SCHEDULE "A" TO AMENDING BYLAW NO. 7863 -2022
DEVELOPMENT COST CHARGES
Single Family Residential per additional lot
Duplex per additional dwelling unit
Servicing Type
Road $17,154
Drainage 3,733
Water 4,525
Sanitary Sewer 2,649
Open Space 12,950
Total $41,011
Townhouse
Servicing Type per m2 of BA
Road $98.97
Drainage 13.40
Water 29.01
Sanitary Sewer 16.98
Open Space 83.01
Total $241.37
Street Townhouse
Servicing Type per m2 of BA
Road $79.17
Drainage 8.93
Water 29.01
Sanitary Sewer 16.98
Open Space 83.01
Total $217.10
Apartment
Servicing Type per m2 of BA
Road $91.90
Drainage 8.30
Water 30.53
Sanitary Sewer 17.87
Open Space 87.36
Total $235.96
APPENDIX B
Apartment High Density
(6 Storey and above)
Servicing Type
Road
Drainage
Water
Sanitary Sewer
Open Space
Total
Apartment -Affordable Rental Below Market
Servicing Type
Road
Drainage
Water
Sanitary Sewer
Open Space
Total
per m2 of BA
$68.92
3.11
26.93
15.77
77.08
$191.81
per m2 of BA
$68.92
8.30
30.53
17.87
87.36
$212.98
Apartment -Social Housing, Non-for-Profit Rental Below Market
or Affordable Rental-Seniors
Servicing Type
Road
Drainage
Water
Sanitary Sewer
Open Space
Total
per m2 of BA
$16.85
8.30
19.75
11.56
33.92
$90.38
APPENDIX B
J
• ' : l 1 7 I Lt ,
I
j
7 '. l
Commercial
Servicing Type
Road
Water
Sanitary Sewer
Open Space
Drainage
Total
Institutional
Servicing Type
Road
Water
Sanitary Sewer
Open Space
Plus
Drainage
Industrial
Servicing Type
Road
Water
Sanitary Sewer
Open Space
Drainage
First Floor
per m 2 of BA
$51.46
18.85
6.62
0.00
13.07
$90.00
Non-Municipal
per m 2 of BA
$11.79
9.44
5.52
0
per ha. of gross site area
52,268
per m2 of BA
$17.15
11.55
6.76
0.00
13.20
$48.66
APPENDIX B
Additional Floors
per m 2 of BA
$25.73
9.43
3.31
0.00
0.00
$ 38.47
Municipal
$0
0
0
0
0