HomeMy WebLinkAbout03 Neighbourhoods & Housing
Chapter 3
Neighbourhoods
& Housing
Residential
Affordable, Rental & Special Needs Housing
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 1
3.1 RESIDENTIAL
BACKGROUND
The District’s changing age composition will be an important driver of future housing demand. The
demand for single-detached dwellings will continue, but at a slower rate than previous decades, and
the demand for other forms of housing will increase. The demand for apartment units is anticipated to
be limited in the short term, but will increase over the next two decades due to the aging population.
More medium to high-density dwelling units will also be required for a growing and changing
population.
To meet the population projection of approximately 109,000 people by 2031, Maple Ridge will require
an additional 6,250 to 7,500 dwelling units, depending on dwelling type mix and average household
size.
As the population ages there will be more demand for a range of housing suited to seniors, from
independent living units to assisted living units to full care facilities. Seniors housing should be
encouraged and supported in locations central to community amenities and services, including public
transit. Aging-in-place options for seniors housing will also be encouraged.
Affordability, location, and availability of ground-oriented and apartment style units will be major
factors in attracting new residents and young families to Maple Ridge, and providing greater choice for
the changing needs of current residents.
Redevelopment should be encouraged through infill and densification policies to enhance the Town
Centre and to minimize the urban footprint.
Chapter 3, Page 2 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1.1 HOUSING AND LAND REQUIREMENTS
PRINCIPLES
The following principles reflect the shared community values of Maple Ridge residents and provide a
framework for the Housing policies in the Official Community Plan:
Principle 4
The community recognizes that components of the built and natural environments contribute to the
character of Maple Ridge and sense of community, and in turn, “placemaking.”
Principle 5
Building a unique community character is critical to ensuring that Maple Ridge does not succumb to
pressure and becomes like “everywhere else.” It requires strong
political and community commitment and attention to a variety of
aspects (landscapes, built form, heritage, mix of uses, urban design,
services, etc.).
Principle 6
The community recognizes the need to foster the history of Maple
Ridge and enhance historic areas.
Principle 7
Special places and neighbourhoods are valued as significant
components of the larger community, each with unique attributes.
Principle 8
Unique and enjoyable communities and places are created through community improvements,
quality design, less obtrusive signage, pedestrian friendly environments, accessibility and viewscapes.
Principle 28
Pursue a more contained and densified urban environment. Finish developing existing areas within
an urban boundary before going to new areas and reserve new areas (e.g. Thornhill) based on careful
analysis of opportunities and constraints.
Principle 29
The community values a wide range of housing choices that provide variety and mix of housing type,
density, lot size, character, tenure, and affordability.
”We value the rural character
and green spaces with the
diversity of landscapes and
visual spaces together with
the distinct historical
neighbourhoods and a vibrant
downtown core in a
community that is proud of
citizen leadership and
involvement.”
Source: Group Vision created
during OCP Visioning Sessions,
March 2006.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 3
Principle 32
The community recognizes that heritage value must not be lost as enhancements to existing
neighbourhoods, including infill and other activities to strengthen neighbourhoods, occur in the
future.
Principle 35
Respect for the landscapes of Maple Ridge should shape community design, contributing to sense of
place and better fit with landforms.
Principle 37
Housing choice is critical to meeting the diverse needs of current and future residents of Maple Ridge
– special needs, singles, young families and an aging population.
ISSUES
The District should ensure that a variety of housing types are available to accommodate the diverse and
changing needs of its current and future residents.
OBJECTIVES
To encourage a variety of housing types and densities to meet the diverse residential needs of the
District.
To accommodate future population growth and change through appropriate land use designations and
strategies that are consistent with community and regional goals and objectives.
To incorporate sufficient flexibility into Area Plans to allow for response to changing market and housing
demands.
POLICY
3 - 1 Maple Ridge will:
a) designate an adequate supply of residential land to accommodate future residents;
b) accommodate growth through infill by:
i. promoting a mix of housing types and tenures to support diverse needs (e.g. income and abilities)
lifestyles (e.g. age and values), and preferences. Examples include housing for older residents;
housing for persons with disabilities; rental and ownership housing; new homeowners and empty
nester housing; and ecologically sensitive design; and
ii. developing other strategies as appropriate for meeting the future housing needs of residents.
Chapter 3, Page 4 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1.2 COMMUNITY CHARACTER AND SENSE OF PLACE
ISSUES
Residential neighbourhoods are places where people connect and develop a sense of community.
Stabilizing, preserving and enhancing the character of neighbourhoods are therefore key elements in
fostering a sense of community.
Residents of Maple Ridge appreciate the character of this community. Its uniqueness includes its physical
make-up and its social characteristic. Citizens have stated that Maple Ridge’s character must be
protected and enhanced, to avoid becoming like “everywhere else”.
By encouraging new residential development to the Town Centre, through compatible infill, and Area
Planning the shape and character of our neighbourhoods can be retained.
OBJECTIVES
To foster stable residential neighbourhoods by preserving and enhancing their identity and
character.
To promote a compact and complete community.
To encourage infill development that is sensitive to the existing
residential and neighbourhood context.
To promote healthy, socially sustainable neighbourhoods
through policies that encourage overall community wellness.
POLICIES
Community Health, Identity and Neighbourhood Stability
3 - 2 Neighbourhoods are considered to be physically stable
areas. New development within neighbourhoods will be consistent
with this concept and will respect and reinforce the existing physical
characteristics of buildings, streetscapes and open space patterns.
3 - 3 The stability of a neighbourhood’s physical character is one of the keys to a successful community.
Maple Ridge will protect residential neighbourhood character by:
a) encouraging the maintenance and rehabilitation of the existing housing stock;
b) discouraging incompatible uses;
c) discouraging higher volume traffic-generating developments on local roads;
d) maintaining an adequate quality of community services and facilities; and
e) encouraging the conservation and restoration of heritage resources.
Healthy Community Land Use
Strategy
Uses land in a manner that is
environmentally sound and
promotes a healthy, self-sufficient,
connected, safe and inclusive
community. It reflects the needs
of a community, incorporates
environmental protection
principles, and includes universal
accessibility for all citizens.
Social Planning Advisory
Committee
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 5
3 - 4 To foster a sense of community and neighbourhood identity, Maple Ridge will encourage:
a) opportunities for public gathering spaces in and around community nodes;
b) pedestrian scale and neighbourhood identity at major intersections and around community commercial
nodes through coordinated development and design elements;
c) special streetscapes for individual neighbourhoods;
d) preservation of heritage elements as a unifying feature throughout the community;
e) housing styles that help to distinguish individual neighbourhoods;
f) neighbourhood identification through distinctive streetscape elements;
g) landscape elements that integrate nature into neighbourhoods, and enhance liveability;
h) physical connections to provide for safe, convenient and pleasant access within neighbourhoods;
i) perimeters and gateways to neighbourhoods through improved urban design elements and appropriate
transition spaces at the edges of neighbourhoods;
j) transition spaces or buffer zones between neighbourhoods and adjacent incompatible non-residential
uses.
3 - 5 Maple Ridge will support Healthy Community Land Use Strategies and community wellness principles
by:
a) recognizing the link between the provision of a range of housing options and social sustainability;
b) promoting affordable housing developments that incorporate access to services through interconnecting
roadways, bicycle paths, and pedestrian links;
c) promoting activities that contribute to the needs, health, development, and well-being of individuals
within the community, as well as the overall community;
d) encouraging the provision of an appropriate scale of services at the neighbourhood level;
e) promoting diverse, safe and secure neighbourhoods that facilitates neighbourly support, resulting in a
healthier, more resilient community;
f) encouraging public spaces that offer opportunities for community interaction; and
g) promoting affordable housing developments that meet diverse housing needs.
Chapter 3, Page 6 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1.3 RESIDENTIAL DESIGNATIONS
The residential land use designations are a key component for achieving a compact community. The main
residential land designations are:
Rural Residential designation, which permits agricultural uses and single detached and duplex housing on
acreage located outside the Urban Area Boundary where municipal servicing is not available.
Suburban Residential designation, which permits single detached and duplex housing in areas located
outside of the Urban Area Boundary that may have water service but which are not connected to the
municipal sanitary sewer system.
Estate Suburban Residential designation, which permits single detached and duplex housing in areas outside
the Urban Area Boundary. The properties are within the Fraser Sewer Area or on property where sewer
services have already been connected.
Urban Residential designation, which permits a range of housing types within the Urban Area Boundary.
Infill and densification may be possible based on compatibility and locational criteria on properties which can
be fully serviced to municipal standards. Within the Town Centre, medium to high density housing in
combination with commercial, cultural, leisure and institutional uses are encouraged.
Within the Urban Residential designation, two residential categories exist, the components of which are
outlined in the policies that follow:
Neighbourhood Residential
Major Corridor Residential
OBJECTIVES
To manage residential growth through infill and intensification in a manner that respects neighbourhoods
and the existing physical character of the surrounding areas.
To direct urban growth within the Urban Area Boundary.
POLICIES
Rural Residential
3 - 6 Urban-level residential densities will not be supported in areas designated Rural Residential.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 7
3 - 7 Maple Ridge will encourage retention of the rural character of Rural Residential areas and will
support agricultural uses and low density, single detached and duplex dwellings. The Rural Residential land
use designation is generally characterized by 0.8 hectare lots where community water is available, and 2.0
hectare lots where on-site water is provided.
3 - 8 Maple Ridge will continue to support garden suites as a form of infill in Rural Residential areas. See
Zoning Bylaw for more details.
3 - 9 Lands designated Rural Residential are located outside the Urban Area Boundary and servicing for
these areas is to be provided through private systems.
Suburban Residential
3 - 10 Urban-level residential densities will not be supported in areas designated Suburban Residential.
3 - 11 Maple Ridge will support some agricultural uses and single detached housing on large suburban lots.
Lot sizes within this land use designation are generally 0.4 hectares in size.
3 - 12 Maple Ridge will continue to support garden suites as a form of infill in Suburban Residential areas.
See Zoning Bylaw for more details.
3 - 13 Areas designated Suburban Residential are located outside the Urban Area Boundary. City water is
required and sewage disposal is provided through a private system.
Estate Suburban Residential
3 - 14 Urban-level residential densities will not be supported
in areas designated Estate Suburban Residential.
3 - 15 Maple Ridge will support single detached and two-
family residential housing in Estate Suburban Residential areas.
The Estate Suburban Residential land use designation is
characterised generally by 0.4 hectare lots.
3 - 16 Areas designated Estate Suburban Residential are
located outside the Urban Area Boundary, but are within the
Fraser Sewer Area, or on property where sewer services have
already been connected. Properties within the Fraser Sewer Area that are not connected to servicing, will
require municipal approval prior to connecting to sewer.
Neighbourhood Residential generally
refers to a residential property, within
an established residential
neighbourhood. Neighbourhood
residential properties are not located
within the Town Centre, a Community
Commercial Node, a neighbourhood
with an Area Plan, or along a Major
Corridor as illustrated on Figure 4.
Chapter 3, Page 8 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3 - 17 Maple Ridge will continue to support garden suites as a form of infill in Estate Suburban Residential
areas. See Zoning Bylaw for more details.
Urban Residential
3 - 18 Maple Ridge will support a range of densities within the Urban Area Boundary. Urban Residential
consists of two residential categories with the following characteristics:
1) Neighbourhood Residential – General Characteristics:
a) a maximum of one principal dwelling unit per lot and an additional dwelling unit such as a secondary
suite or garden suite;
b) density that is based on the current zoning of the property, or surrounding neighbourhood context;
c) single detached dwellings will remain the predominant housing form within neighbourhoods. Other
housing forms are possible, subject to compliance with the Neighbourhood Residential Infill policies;
d) is not within a neighbourhood with an Area Plan, a Community Commercial Node, or located on a Major
Corridor as illustrated on Figure 4.
2) Major Corridor Residential – General Characteristics:
a) Major Corridor Residential is characterized by the following:
i. has frontage on an existing Major Road Corridor as identified on Figure 4 Proposed Major
Corridor Network Plan, or has frontage on a road built in whole or part to a collector, arterial,
TransLink Major Road, or Provincial Highway standard;
ii. may be adjacent to Community Commercial Node, or designated commercial centre.
b) includes ground oriented housing forms such as single detached dwellings, garden suites, duplexes,
triplexes, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance
with Major Corridor Residential Infill policies.
3.1.4 RESIDENTIAL INFILL AND COMPATIBILITY CRITERIA
Compatibility refers to development that “fits’ with the character of a neighbourhood. It does not mean that
the development looks the “same” as neighbouring development, rather the housing form is similar in size,
scale, massing and architectural elements. As an example, attached housing forms could be considered
compatible with single detached housing if they were ground oriented and similar in height and architectural
details.
POLICIES
3 - 19 Neighbourhood Residential Infill is permitted subject to compliance with the following criteria:
1) Infill development on a property that is larger than the prevailing lot size of the surrounding
neighbourhood or existing zoning of the lot may include the following:
a) a possible change in lot size and configuration providing that:
i. the proposed lot area and widths should be not less than 80% of the lot area and width
prescribed under the predominate or adjacent zoning in the surrounding neighbourhood;
ii. the proposed lot configuration is similar to the prevailing lot pattern that exists within the
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 9
neighbourhood; and
iii. the proposed housing form is consistent in scale and massing to that of the surrounding
neighbourhood.
b) a change in unit type - unit types such as single detached dwellings, secondary suites, garden suites,
duplexes and triplexes that resemble a single detached dwelling, with an emphasis on orientation to the
street.
2) Neighbourhood Residential infill must be designed to be compatible
with the surrounding neighbourhood and will be evaluated against
Policy 3-21.
3 - 20 Major Corridor Residential Infill developments must be designed to
be compatible with the surrounding neighbourhood and will be evaluated
against the following criteria:
a) building forms such as single detached dwellings, duplexes, triplexes,
fourplexes, townhouses, apartments, and small lot intensive residential
developments subject to Policy 3-21;
b) a maximum height of two and one-half storeys with an emphasis on
ground oriented units for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
d) adherence to Development Permit Guidelines for multi-family and
intensive residential developments as outlined in Chapter 8 of the
Official Community Plan.
3 - 21 All Neighbourhood and Major Corridor Residential infill
developments will respect and reinforce the physical patterns and
characteristics of established neighbourhoods, with particular attention to:
a) the ability of the existing infrastructure to support the new
development;
b) the compatibility of the site design, setbacks, and lot configuration with
the existing pattern of development in the area;
c) the compatibility between building massing and the type of dwelling
units in the proposed development and the surrounding residential
properties;
d) the location, orientation, and visual impact of vehicle access/egress in relation to:
i. adjacent developments
Chapter 3, Page 10 Maple Ridge Official Community Plan Bylaw No. 7060-2014
ii. the street
iii. the pedestrian environment
e) minimizing adverse parking and traffic impacts on the existing neighbourhood;
f) a gradual transition of scale and density through the design of building mass and form, such as:
i. reduction in building heights at the edges of a development;
ii. location of lower density components towards the perimeters of a site; and
iii. concentration of density to the centre of a development or towards a non-residential boundary;
g) retention and preservation of significant trees, other natural vegetation, and environmental features;
h) maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent
neighbourhoods;
i) conservation of special landscapes such as gardens, or built-form features, including heritage buildings,
that contribute to the unique character of a neighbourhood.
3.1.5 URBAN RESERVE
3 - 22 Maple Ridge will avoid non-contiguous expansion of the Urban Area Boundary.
3 - 23 Maple Ridge will not support urban level densities in the Urban Reserve until an Area Plan is adopted
pursuant to policy 3 –25.
3 - 24 Maple Ridge will retain the Thornhill area as a long term Urban Reserve area. Urban development
will not be supported in the Thornhill Urban Reserve Area until the population threshold exceeds 100,000
people for the District and the residential capacity within the existing urban area is approaching build-out.
3 - 25 Prior to urban development occurring in the Thornhill Urban Reserve, the following must have been
achieved:
a) approval of an amended Regional Context Statement by the Metro Vancouver Board;
b) approval of an extension to the Fraser Sewer Area by the Greater Vancouver Sewerage and Drainage
District (GVS&DD) Board;
c) an Area Plan adopted by Council which includes, but is not limited to:
i. policies regarding the types of residential development, land use patterns, minimum density
requirements, and appropriate phasing for the area;
ii. a fiscal impact assessment study;
iii. identification of environmentally sensitive areas, ecosystems and the impact of development;
iv. agricultural impact assessment to minimize the impact of development on adjacent farm lands;
v. an aquifer groundwater management study; and
vi. a transportation plan that includes an integrated system which balances all modes of
transportation, including transit.
3 - 26 Until policies 3-24 and 3-25 are satisfied, the minimum parcel size for subdivision of land designated
Urban Reserve is 2.0 hectares.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 11
3.2 AFFORDABLE, RENTAL AND
SPECIAL NEEDS HOUSING
ISSUES
Due to land shortages and the expensive housing market in the Lower Mainland, housing affordability is a
Regional issue that directly impacts Maple Ridge. While housing prices are lower in Maple Ridge than the
median price within the Region, houses are still expensive relative to average household income and in
comparison to house prices in many other communities in Canada.
Housing affordability is of particular concern for both homeowners and renters living in the community
with almost one-quarter of homeowners considered to be in Core Housing Need. Housing affordability is
also an issue for renters, where 34% are spending in excess of 30% of their gross income on housing. The
percentage of residents spending greater than 30% of gross income on housing is an issue of concern
because it’s an indicator that these residents have less disposable income available for other basic needs,
such as food, transportation, clothing, recreation and leisure.
According to the Canada Mortgage and Housing Corporation’s rental market report, Maple Ridge has very
few bachelor suites and apartments with three or more
bedrooms. Similarly there is a lack of two-bedroom townhouse
units. The lack of these types of rental housing contributes to
the issue of housing affordability in the community. In addition
there are waiting lists for affordable rental accommodation, and
vacancy rates are not considered to be within a healthy range.
A significant portion of the rental housing stock in Maple Ridge
is composed of secondary suites. Secondary suites increase the
affordability of single detached housing for the homeowner, and
at the same time provide affordable accommodation for
renters. Unfortunately secondary suites are often considered
an insecure form of rental housing because many have not been
upgraded to satisfy building code requirement, and as a result
may be subject to municipal bylaw enforcement.
Local and Regional service providers have identified that there is
a shortage of special needs housing units within the community. Special needs housing is commonly
defined as housing for people, who for varying reasons cannot have their housing needs met through the
traditional housing market. Research has identified that there are waiting list for social housing, shelter
beds, transition housing, community care facilities, and supportive housing units, and that providers
regularly turn away those in need of such housing.
Core Need
A term used by senior government
to determine eligibility for social
housing subsidies. A household is
considered to be in core need
when appropriate housing costs
more than 30% of its gross income
in shelter costs (either rent or
mortgage payments).
Source – Affordable Housing for
Maple Ridge.
Chapter 3, Page 12 Maple Ridge Official Community Plan Bylaw No. 7060-2014
PRINCIPLES
The following principles reflect the shared community values of Maple Ridge residents and provide a
framework for the Affordable, Rental and Special Needs Housing policies in the Official Community Plan:
Principle 29
The community values a wide range of housing choices that provide variety and mix of housing type,
density, lot size, character, tenure, and affordability.
Principle 37
Housing choice is critical to meeting the diverse needs of current and future residents of Maple Ridge
– special needs, singles, young families and an aging population.
Principle 39
A healthy community depends on social services that meet the needs of a diverse population.
OBJECTIVES
To encourage the provision of affordable market and non-market housing and rental accommodation in
Maple Ridge.
To continue the secondary suite program within the District in order to encourage housing affordability
for homeowners and renters.
Where appropriate, support the use of garden suites on residential property in order to provide housing
affordability for homeowners and renters, and rental accommodation in the community.
To recognize that mixed socio-economic housing contributes positively to overall community health, and
to facilitate the provision of special needs housing within the District (including social housing,
community care facilities, transition housing, shelter housing and supportive housing units) for people
with physical, mental, and/or lifestyle challenges.
POLICIES
3 - 27 Maple Ridge will regularly update its affordable housing strategy to identify specific targets,
objectives, opportunities and municipal incentives for affordable, rental, and special needs housing. The
affordable housing strategy will be initiated at the discretion of Council and in consultation with the Social
Planning Advisory Committee.
3 - 28 Maple Ridge will encourage partnerships with government and non-government agencies to support
the creation of affordable, rental and special needs housing in the community.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 3, Page 13
3 - 29 Maple Ridge recognizes that secondary suites and other detached dwelling units in residential
neighbourhoods can provide affordable and/or rental housing in the community. Maple Ridge is committed
to ensuring that bylaws and regulations are current, and responsive to community issues and needs.
3 - 30 Maple Ridge will consider density bonus as a means of encouraging the provision of affordable, rental
and special needs housing, and amenities.
3 - 31 Maple Ridge supports the provision of rental accommodation and encourages the construction of
rental units that vary in size and number of bedrooms. Maple Ridge may also limit the demolition or strata
conversion of existing rental units, unless District-wide vacancy rates are within a healthy range as defined by
the Canada Mortgage and Housing Corporation.
3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the
District. Where appropriate, the provision of affordable, rental, and special needs housing will be a
component of area plans.
3 - 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and seniors housing
designed to accommodate special needs.
IMAGE
Chapter 3, Page 14 Maple Ridge Official Community Plan Bylaw No. 7060-2014