HomeMy WebLinkAbout10 Area Planning
Chapter 10
Area Planning
Area Planning
Albion Area Plan
Silver Valley Area Plan
Town Centre Area Plan
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 1
10.1 AREA PLANNING
ISSUES
Neighbourhood planning and community consultatfon will be important aspects of determining the future of
neighbourhood character.
PRINCIPLES
A number of principles have been identffied to provide an overall context
and guidance for decisions regarding the natural environment. The
principles reflect many of the values of the community highlighted through
numerous community workshops and the Community Visioning Sessions
held in Spring 2006. Those of partfcular significance to area planning are
listed below.
Principle 6
The community recognizes the need to foster the history of Maple
Ridge and enhance historic areas.
BACKGROUND
An area plan is a Council adopted Bylaw that provides a greater level of detail regarding land use,
density, form, character, and phasing for a specific area, than is typically found in an Official
Community Plan. An area plan can apply to a group of neighbourhoods, or a single neighbourhood,
and is suitable for newly developing, existfng or historic neighbourhoods. Neighbourhoods can be
residentfal, commercial, industrial, instftutfonal, or agricultural, or of any combinatfon.
The general content of an area plan is identffied in the Official Community Plan policies. However each
area plan is unique, as the content is often dependent upon the issues, characteristfcs and objectfves
defined by stakeholders through consultatfon.
The Official Community Plan policies identffy the criteria and general locatfons for future area plans,
however their tfming and the specific neighbourhoods involved will be determined by District Council.
AREA PLANS
can apply to a group of
neighbourhoods, or a
single neighbourhood, or
entfre designated areas,
and may guide the
development of new
communitfes or the
redevelopment of existfng
ones.
Chapter 10, Page 2 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Principle 10
Citfzens keenly appreciate the importance of public partfcipatfon in community and neighbourhood
planning processes.
Principle 12
Collaboratfon with other authoritfes, including but not limited to the ALC
and Metro Vancouver, is essentfal to ensuring that municipal objectfves can
be met.
Principle 31
It is important to undertake detailed planning work on the basis of neigh-
bourhood planning.
OBJECTIVES
To develop area plans to guide redevelopment of existfng neighbourhoods and to provide directfon for
new development in an urban reserve area.
To utflize a consultatfve approach to area planning that involves working cooperatfvely with Provincial
and Regional agencies, School District, community groups, and residents.
POLICIES
10 - 1 The historic and new communitfes identffied in the Communitfes map (Figure 1) will form the general
boundaries for the preparatfon of future area plans. The area plans map (Figure 6) identffies existfng and
potentfal future area plans. This figure does not preclude the District from undertaking an area plan for any
other portfon of the District.
10 - 2 Maple Ridge will initfate the creatfon of area plans as a means to guide development:
a) Priority consideratfon will be given to an area in transitfon, neighbourhoods that present the greatest
opportunitfes for redevelopment, or areas where Guide Plans are in existence;
b) Area plans will be developed for the historic communitfes of Maple Ridge including Hammond, The Ridge,
Port Haney/Haney, Albion, Yennadon, Webster’s Corners, Whonnock and Ruskin;
c) The Thornhill area is recognized as a new Community that requires an area plan prior to urban
development occurring in the area. This area plan is a long-term priority for the District and will be
initfated in accordance with the Thornhill Urban Reserve policies of the Official Community Plan; and
d) Subsequent area plans will be based on a consideratfon of each area’s suitability for accommodatfng
residentfal intensificatfon.
AREA PLANS
Are often called
Neighbourhood Plans,
Secondary Plans or
Neighbourhood Concept
Plans.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 3
10 - 3 Area Plans will be developed utflizing a consultatfve approach that involves working cooperatfvely
with Provincial and Regional agencies, School District, community groups, and residents and will include, but
not be limited to the following:
a) policies relatfng to the types and form of development, land use patterns, and phasing;
b) physical inventory of the site including an assessment of environmentally sensitfve areas, ecosystems and
the impact of development;
c) an assessment of existfng and future infrastructure, and a fiscal impact analysis study;
d) a transportatfon study that addressees road connectfons, transit and alternate modes of travel, and con-
nectfons to the Regional Town Centre;
e) an assessment of parks and open space; and
f) the provision of community amenitfes.
Chapter 10, Page 4 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 5
10.2 ALBION AREA PLAN
Chapter 10, Page 6 Maple Ridge Official Community Plan Bylaw No. 7060-2014
10.2 ALBION AREA PLAN
The following policies are adopted to guide development within the Albion urban area.
10.2.1 LAND USE DESIGNATIONS
The land use designatfons characterize the future land use that the District would like to see over the next
twenty years or more to achieve orderly growth and development in the community. The following land use
designatfons are identffied on the Albion Area Plan:
A. RESIDENTIAL DESIGNATIONS
1. Low Density Residential corresponds with single family detached residentfal development at a low
density urban standard with lot sizes at 2000 m2 (half acre).
2. Low-Medium Density Residential corresponds with single detached or duplex housing with lot sizes
ranging from 891 m2 (9590 ft2) to 557 m2 (5996 ft2).
a) notwithstanding the above, a minimum parcel area of “371m2 (3993 ft2)” is only permitted for
the propertfes located at Lot A Sectfon 15 Township 12 New Westminster District Plan 22387 and
Lot 1 Sectfon 15 Township 12 New Westminster District Plan 7709.
3. Medium Density Residential allows for a range of housing styles and densitfes, including smaller lot
single detached housing, townhouse and duplex dwelling units.
6995-2013 Notwithstanding the above, higher densitfes may be supportable in compliance with the
Community Amenity Program regulatfons prescribed in the Zoning Bylaw.
B. NEIGHBOURHOOD COMMERCIAL DESIGNATION
This designatfon is intended to provide daily convenience shopping and services to neighbourhood residents
within walking distance to the commercial centre.
C. VILLAGE COMMERCIAL DESIGNATIONS
This designatfon is intended to provide for convenience shopping and personal services to residents of
surrounding neighbourhoods in a compact village form.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 7
D. PARK DESIGNATION
This designatfon identffies the locatfon of existfng or future municipal or Regional park sites.
E. CONSERVATION DESIGNATION
This designatfon identffies ecologically sensitfve lands that require protectfon in order to ensure that their
health, diversity and integrity are maintained. They are considered to be of high environmental or geologic
sensitfvity.
F. INSTITUTIONAL DESIGNATION
This designatfon identffies lands for present or future use as civic or public use and includes school and/or
park sites.
The corresponding zones for these designatfons are outlined in Sectfon 10.2.4 Zoning Matrix.
10.2.2 RESIDENTIAL DEVELOPMENT AND COMMUNITY
AMENITY PROGRAM
BACKGROUND
The Albion Area Plan strives to balance new residentfal development, the protectfon of
environmentally sensitfve areas, and the provision of a range of housing styles to meet diverse housing
needs.
The Community Amenity Program is intended to meet the needs of the community and respond to
changes in housing form and demand over tfme by enabling an additfonal means of providing
neighbourhood amenitfes.
The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within
a number of zones identffied within the Albion Zoning Matrix, see Sectfon 10.2.4. Within these zones,
‘bonus’ density may be achieved through an Amenity Contributfon toward community amenitfes that
will be located within the boundaries of the Area Plan.
Chapter 10, Page 8 Maple Ridge Official Community Plan Bylaw No. 7060-2014
OBJECTIVE
To support increases in density as a means of providing additfonal amenitfes in the Albion Area Plan.
POLICIES
Albion Area Community Amenity Program
10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low
Density Residential, Low-Medium Density Residential and Medium Density Residential in the Albion Area Plan.
10 - 5 Where a Density Bonus optfon is utflized in a single-family subdivision, an Amenity Contributfon is to
be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the
zone.
10 - 6 Where a Density Bonus optfon is utflized in a multf-family development and the base density is
exceeded, an Amenity Contributfon is to be applied to all of the dwelling units on the site.
10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development review process for
Albion Area Plan amendment applicatfons seeking a land use designatfon change that would permit a higher
density than currently permitted.
10 - 8 A Density bonus will only be permitted on those lands that are located entfrely within the boundaries
of the Albion Area Plan and Urban Area Boundary.
General Development Policies
10 - 9 Growth in North East Albion (Figure 1) may create a need for Neighbourhood or Village Commercial
Centres. Maple Ridge will consider the development of such centres to provide daily convenience needs and
services, subject to satfsfying Parking Bylaw and Zoning Bylaw requirements, traffic, access, site design, and
compatfbility with adjacent land uses.
10 - 10 The sequence of development is to proceed in the most efficient manner, with capital costs and
ongoing servicing costs to be minimized. To achieve this, a lot consolidatfon may be required.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 9
10 – 11 Development applicatfons seeking a land use designatfon change through an Official Community Plan
amendment, to allow an increase in density, will be submitted with an analysis of the existfng downstream
system to a limit determined by the District. Capacity constraints identffied within the existfng system are to
be resolved prior to additfonal density being advanced.
Multi-Family Housing
10 -12 The sitfng, form, character and massing of multf-family residentfal development and their areas for
parking, storage and landscaping should be designed to facilitate orderly development of the area and to be
compatfble with single family residentfal developments.
10 - 13 Multf-family housing should be provided with appropriate amenitfes to enhance the character of
development.
10 - 14 The sitfng of development and constructfon techniques employed should avoid impacts to
watercourses, reduce the risk of erosion in the area, minimize visual disruptfon to the neighbourhood and
protect the visual character of the landscape.
10 - 15 Natural vegetatfon should be retained where possible to enhance the character of the area.
Significant treed slopes or natural vegetatfon will need to be retained in order to minimize disruptfon to
watercourses and to minimize erosion. Geotechnical assessments may be required.
10 - 16 Development in the Albion Area is subject to the Natural Features policies of the Official Community
Plan. Multf-Family and Intensive Residentfal Development must also adhere to the Design Guidelines detailed
in Sectfon 8 Development Permit Guidelines.
10.2.3 VILLAGE CENTRE
The Albion area contains a village commercial centre which will be implemented by a Village Centre
Commercial (C-5) Zone. The commercial area will be encouraged to incorporate a building form that is street-
front oriented, pedestrian friendly, and to accommodate apartments above commercial space. The
traditfonal shopping centre development form with large expanses of parking will not serve the village centre
functfon.
Chapter 10, Page 10 Maple Ridge Official Community Plan Bylaw No. 7060-2014
POLICIES
10 - 17 The sitfng and form of commercial buildings and areas for parking and storage should facilitate
orderly development and ensure the area presents a coherent image identffying a pedestrian oriented village
centre that appropriately integrates adjacent residentfal uses.
Village Commercial Development must also adhere to the Design Guidelines detailed in Sectfon 8
Development Permit Guidelines.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 11
10.2.4 ALBION ZONING MATRIX
LAND USE DESIGNATION ZONE(S)
Low Density Residential RS-1d One Family Urban (half acre) Residentfal*
Low / Medium Density Residential
RS-1 One Family Urban Residentfal
RS-1b One Family Urban (Medium Density)*
RT-1 Two Family Urban Residentfal
R-1 Residentfal District, Subject to Policy 10.2.1A(2)(a)
Medium Density Residential
R-1 Residentfal District
R-2 Urban Residentfal District
R-3 Special Amenity Residentfal District
RM-1 Townhouse Residentfal*
RMH Mobile Home District
Neighbourhood Commercial C-1 Neighbourhood Commercial
Village Commercial C-5 Village Commercial
Park P-1 Park and School
Conservation Current or proposed zoning would apply
Institutional
P-1 Park and School
P-2 Special Instftutfonal
P-3 Children’s Instftutfonal
P-4 Place of Worship Instftutfonal
P-4a Place of Worship Instftutfonal & Educatfonal
P-6 Civic Instftutfonal
* Density Bonus and Amenity Contributfon provisions and details are provided in each of these zones.
Conditions:
a) This Matrix is to be read in conjunctfon with the policies and criteria in the Albion Area Plan and Official
Community Plan and is not the only source for determining applicable zones;
b) All zones corresponding to each land use designatfon or category may not be appropriate for a specific
site, and are not applicable in all areas of the municipality;
c) Lot consolidatfon may be required to meet the minimum lot area, lot width and/or lot depth
requirements of the Zoning Bylaw and/or Subdivision Control Bylaw;
d) The P-4 Place of Worship Instftutfonal zones would be considered in all Land Use Designatfons subject to
satfsfying all requirements of the zone.
Chapter 10, Page 12 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 13
Chapter 10, Page 14 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 15
10.3 SILVER VALLEY AREA PLAN
Chapter 10, Page 16 Maple Ridge Official Community Plan Bylaw No. 7060-2014
SILVER VALLEY AREA PLAN
TABLE OF CONTENTS
1.0 INTRODUCTION 19
1.1 Background 19
1.2 Overview 19
1.2.1 Relatfonship to OCP and Other Plans 19
1.2.2 Framework 19
1.3 Process 21
2.0 PHYSICAL CONTEXT 22
2.1 Existfng Site Conditfons 22
2.1.1 Topography and Geology 22
2.1.2 Vegetatfon 23
2.1.3 Fish and Wildlife 23
2.2 Environmentally Sensitfve Areas 24
2.2.1 Biophysical Features 24
3.0 PRINCIPLES 25
3.1 Guiding Principles 25
3.1.1 Environment First 25
3.1.2 Sustainable Approaches 25
3.1.3 Integrated Community 25
3.1.4 Adaptability 26
3.1.5 Healthy Community 26
3.2 Development Principles 26
3.2.1 Planning and Urban Design 27
3.2.2 Environment, Open Space and Recreatfon 27
3.2.3 Infrastructure 27
3.2.4 Economics 28
4.0 OVERVIEW OF THE PLAN 29
4.1 Definitfon of Development Areas 29
4.2 Distributfon and Level of Density 29
4.3 Mix of Housing 29
4.4 Land Use and Buildings 29
4.5 Roads and Linkages 30
4.6 Parks and Open Space 30
4.7 School Sites 30
4.8 Commercial 30
4.9 Community Amenitfes 30
Page Number
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 17
5.0 COMMUNITY FORM 31
5.1 Introductfon 31
5.1.1 Sectors 31
5.1.2 Community Form 31
5.2 River Village 32
5.2.1 Descriptfon and Concept 32
5.2.2 Principles 32
5.2.3 Commercial Areas 32
5.2.4 Civic Areas 34
5.2.5 Community Areas 35
5.2.6 Residentfal Areas 35
5.2.7 Parks 35
5.2.8 Densitfes 36
5.2.9 Traffic and Circulatfon 36
5.3 Hamlets 36
5.3.1 Descriptfon and Concept 36
5.3.2 Principles 37
5.3.3 Specific Hamlets 38
5.3.4 Neighbourhoods 41
5.3.5 Commercial Areas 42
5.3.6 Community Areas 42
5.3.7 Residentfal Areas 43
5.3.8 Parks and Schools 43
5.3.9 Densitfes 45
5.4 Eco-Clusters 45
5.4.1 Descriptfon and Concept 45
5.4.2 Principles 45
5.4.3 Locatfons 45
5.4.4 Residentfal Areas 46
5.4.5 Parks 46
5.4.6 Densitfes 46
5.5 Green Belts 47
5.5.1 Descriptfon and Concept 47
5.5.2 Principles 47
5.5.3 Creeks and Setbacks 48
5.5.4 Natural Open Spaces 49
6.0 IMPLEMENTATION AND FINANCES 51
7.0 DESIGN GUIDELINES 52
7.1 Design Guidelines for River Village 52
7.1.1 Sitfng and Orientatfon 52
7.1.2 Uses 52
7.1.3 Massing 52
Chapter 10, Page 18 Maple Ridge Official Community Plan Bylaw No. 7060-2014
7.2 Design Guidelines for Hamlets 53
7.2.1 Uses 53
7.3 Design Guidelines for Eco-Clusters 53
7.4 Design Guidelines for Residentfal Developments 53
7.5 Design Guidelines for Parks 55
8.0 DEVELOPMENT CONTROLS 56
8.1 Objectfves 56
8.2 General Development Controls 56
8.3 Home Based Businesses 56
9.0 INFRASTRUCTURE AND SERVICING 58
9.1 Stormwater Management 58
9.1.1 Principles 58
9.1.2 Stormwater Management 58
9.2 Water 59
9.2.1 Principles 59
9.2.2 Water Supply and Distributfon 60
9.3 Sanitary Sewer 60
9.3.1 Principles 60
9.3.2 Wastewater Servicing 61
10.0 TRANSPORTATION AND TRAFFIC 62
10.1 Regional Context 62
10.1.1 Principles 62
10.1.2 Road and Transit Network 62
10.2 Local Context 62
10.2.1 Principles 62
10.2.2 Road Network 62
10.2.3 Transit 63
10.2.4 Roads and Lanes 63
10.2.5 Road Classificatfon, Standards, and Maintenance Requirements 64
ROAD SECTIONS 67
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 19
1.0 INTRODUCTION
1.2 OVERVIEW
1.2.1 RELATIONSHIP TO OCP AND OTHER PLANS
a) The Silver Valley Area Plan is embedded within the umbrella policies of the Maple Ridge Official
Community Plan and is to be read in conjunctfon with them.
b) The Silver Valley Area Plan is derived from the concepts and principles described in the Silver Valley Area
Planning Study completed in 2001. It is consistent with the objectfves of other regulatfon and policy
related to District planning and development.
1.2.2 FRAMEWORK
(a) The purpose of the Area Plan is to provide the framework for the future development of an area
recognized as an integrated planning unit. The framework for Silver Valley is based on principles
associated with achieving a complete community. The Area Plan includes planning detail that
determines the distributfon of development capacity over four discreet neighbourhoods. The
neighbourhoods are noncontfguous due to the physical characteristfcs of the area. The plan
incorporates the intervening areas as an ancillary entfty with distfnct development objectfves.
1.1 BACKGROUND
Silver Valley enjoys a unique status within the District of Maple Ridge. Its proximity to the Malcolm
Knapp Research Forest and Golden Ears Park has identffied it as a gateway to these popular recreatfon
areas for residents and visitors alike. The forested hillsides of the area provide a backdrop for all the
District that serves to reinforce its stated values for the natural environment. The creeks and rivers
that bisect Silver Valley provide some of the richest salmon habitat in the Lower Mainland. With this
context in mind, the community has also acknowledged Silver Valley can accept some of the District’s
dynamic growth, accommodatfng approximately 11,000 residents. It is the desire of the community to
ensure that as growth occurs in Silver Valley, the elements that afford it a unique place in the District
will be preserved, protected and celebrated.
Chapter 10, Page 20 Maple Ridge Official Community Plan Bylaw No. 7060-2014
(b) The Area Plan also provides detail for the distributfon of density and use within neighbourhoods. It
includes policy structured to achieve the desired community pattern within stated principles. The
Area Plan addresses essentfal services and facilitfes, land uses, transportatfon systems, populatfon
density and sequencing of development. It acknowledges sustainability objectfves stated in the OCP
and as such considers costs and benefits of various actfons upon the present and future social,
economic and environmental fabric of the area.
(c) The appended maps are intended to illustrate policies and principles contained in this Plan. Specific
street layouts and uses will be determined in detail in subsequent documents.
Silver Valley Area Plan Boundaries
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 21
1.3 PROCESS
The Silver Valley Area Plan proposes an alternatfve development model than one typical of suburban growth.
The directfon was provided by extensive public consultatfon that occurred during 1994 with a Land Use
Review for Silver Valley. Further public consultatfon for a general review of the OCP in 1996 confirmed many
of the community objectfves stated in 1994. The planning study that is the basis for the Area Plan also
undertook extensive public consultatfon. That process included four workshop charettes. The partfcipants
were invited from a broad group of community stakeholders. Each day’s work was presented at an open
public meetfng following that day’s proceedings.
Chapter 10, Page 22 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.0 PHYSICAL CONTEXT
2.1 EXISTING SITE AND CONDITIONS
A detailed physical descriptfon of the Silver Valley area can be found in the 1992 study prepared for the
District of Maple Ridge by Gartner Lee Limited tftled Silver Valley Environmental Assessment and
Development Guidelines. The following summarizes the descriptfon contained in that document.
2.1.1 TOPOGRAPHY AND GEOLOGY
a) Three distfnct regions are created by the North Alouette River and Millionaire Creek systems. Each of the
three areas is characterized by complex, rolling bedrock topography. The bedrock is at or near the
surface in much of the area.
b) In general, the area rises away from the floodplain of the Alouette River along the south and west
boundary. While the grade rises generally to the north, the North Alouette River, Millionaire Creek and
the underlying bedrock, all contribute to significant irregularitfes in the topography.
c) Three broad categories define the slope
characteristfcs. Uplands and Moderate Slopes are
areas of gently rolling to undulatfng to moderately
sloping surface topography. Slopes can range up
to 20 degrees (36%). Steep Valley Slopes found
along the major creeks and rivers range from 20
degrees (36%) to 45 degrees (100%). The third
category is Inactfve Floodplain, which is planar or
gently sloping land adjacent to the actfve
floodplains of the Alouette and North Alouette
Rivers.
Slope/Geography
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 23
2.1.2 VEGETATION
(a) Approximately 80% of Silver Valley remains
wooded. All of the area was logged at one
tfme. As much of the forest has regenerated
to a hemlock and cedar associatfon,
considerable tfme has passed without
disturbance. Some areas are characterized
by deciduous forest. These areas have
experienced more recent logging actfvity.
Two important, distfnct vegetatfon
communitfes that are also found within the
Silver Valley area are marshlands and rock
barrens. The marshlands to the west are part
of the Blaney Creek watershed and now
represent part of the Greater Vancouver
Regional District’s park system. The rock
barrens are long-term natural clearings as the thin soils are incapable of supportfng forest cover.
They are, however, the source of diverse plant species not noted elsewhere in Silver Valley.
2.1.3 FISH AND WILDLIFE
(a) The two rivers and various creek systems in
Silver Valley support populatfons of Chum,
Coho and Pink salmon. The most abundant of
these is Chum. As well, there are populatfons
of Cutthroat and Steelhead Trout in most of
the systems.
(b) Three mammal species have been identffied in
the area. The proximity of Golden Ears Park
and the Malcolm Knapp Research Forest
provides for movement of Black Bear, Cougar
and Black-tailed deer into the area. As many as
26 species of birds have also been identffied.
The marshland to the west is important
wintering and breeding habitat for waterfowl.
Vegetatfon
Watercourse / Setbacks
Chapter 10, Page 24 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.2 ENVIRONMENTALLY SENSITIVE AREAS
2.2.1 BIOPHYSICAL FEATURES
a) The biophysical features of Silver Valley have a significant influence on the Silver Valley Area Plan. Each
of the features must be considered in relatfon to the others as disturbance to one may impact many or all
of the others. Development in the area will be sensitfve to the following issues as they relate to the
biophysical features:
Flooding
Damage to fisheries spawning and rearing habitat
Handling of storm-water runoff
Tree retentfon
Erosion and failure of steep unstable slopes
Interruptfon of wildlife corridors
b) In general, environmental sensitfvity includes risk from development to existfng flora and fauna in the
area and to human habitatfon from natural hazards. The Area Plan addresses objectfves of the Official
Community Plan in minimizing these risks.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 25
3.0 PRINCIPLES
3.1 GUIDING PRINCIPLES
The Guiding Principles for Silver Valley are the ‘foundatfons’ upon which all planning for the area is derived.
They are also to be the measure of all future development of Silver Valley. The statements that embody the
principles are to remain constant throughout the evolutfon of settlement in Silver Valley.
3.1.1 ENVIRONMENT FIRST
Ensure significant environmental features of the site are protected or enhanced.
Ensure that the ‘land informs development’ – development will be limited to suitable sites and follow
guiding criteria.
3.1.2 SUSTAINABLE APPROACHES
The structure, form and character of the community must provide balance in environmental, social and
economic benefits on an ongoing basis. This community will therefore;
Incorporate ecologically based approaches in all aspects of development including open spaces,
community parks, schoolyards, buildings, roads, sewage treatment, and storm water.
Incorporate diversity in housing types and sizes to achieve a vibrant and diverse populatfon, to serve as a
foundatfon of a supportfve and inclusive community.
Contribute to the economic well being of each neighbourhood by facilitatfng and encouraging local and
home-based employment; incorporatfng character elements that endear it to visitors, and; design and
construct infrastructure that facilitates transportatfon choice and is affordable.
3.1.3 INTEGRATED COMMUNITY
Integrate natural environment, housing, open space and infrastructure to achieve neighbourhoods and a
community that is alive.
Chapter 10, Page 26 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.1.4 ADAPTABILITY
Plan for incremental growth and changing market trends.
Allow for the plan to adapt to meet economic opportunitfes over tfme.
3.1.5 HEALTHY COMMUNITY
Ensure that the structure, form and character of the plan contribute to it being a healthy community.
Ensure that neighbourhoods are safe, accessible and adaptable by design.
Provide desirable lifestyle amenitfes for living, working and recreatfonal needs.
Ensure the plan is conducive to aging in place.
3.2 DEVELOPMENT PRINCIPLES
The following Development Principles respond to the Guiding Principles and refer to four primary topics that
form the overall structure of the Silver Valley Area Plan. The four topics are; Planning and Urban Design;
Environment, Open Space and Recreation; Infrastructure; Economics. The development principles are
focused on the partfcular issues and conditfons prevalent for the Silver Valley community and may be revised
over tfme as the community evolves.
3.2.1 PLANNING AND URBAN DESIGN
Plan development areas that have defined boundaries to prevent sprawl.
Plan compact housing clusters as a solutfon to preserving natural environments and significant
vegetatfon.
Plan for a pedestrian oriented village centre that is mixed-use and accommodates piecemeal,
incremental growth.
Limit the extent of the village centre, and commercial parcel and building sizes to ensure that the desired
village character and form is achieved.
Accommodate parking on-street and in small lots off lanes or at the edge of the village.
Ensure that community parks, plazas and gathering spaces define the village centre and each
neighbourhood cluster.
Maximize pedestrian safety and access to services and transit to encourage social interactfon and reduce
car trips.
Provide for a variety of housing forms and types targeted to all markets, through incentfve and
performance zoning.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 27
Plan for schools and community facilitfes that are integrated with regional greenway linkages and open
spaces.
3.2.2 ENVIRONMENT, OPEN SPACE AND RECREATION
Promote patterns and forms of development that allow for retentfon of existfng mature trees and
vegetatfon.
Plan development patterns, based on full seasonal analysis, that maintain existfng hydrologic regimes,
including groundwater flow and interflow.
Maintain or improve fish habitat through an adaptfve approach to establishing creek buffers.
Respect existfng topography, minimize erosion, integrate natural features and design open spaces to
reflect the valued rural character and qualitfes of the community.
Plan for a linked park and open space system that responds to recreatfonal needs of the community and
visitors.
Maximize the multfple use of trails and greenway corridors by providing for and accommodatfng all users
and patterns of use.
Provide for a transitfonal buffer to natural and adjacent wilderness areas to ensure that the edges
between development and nature appear organic and blurred.
Maximize protectfon of wildlife corridors to minimize interactfon with populated areas, and develop an
educatfon program for residents.
Minimize the pollutfon effects of rural pasture, public landscapes and home gardening on water quality
by adoptfng eco-sensitfve management and natural landscape species.
Foster the role of local stewardship groups in environmental protectfon and sustainable development.
3.2.3 INFRASTRUCTURE
Adopt road and street types and standards that limit speed, fit to topography and minimize impervious
areas.
Utflize reduced road widths to achieve traffic calming, reduced site consumptfon, and maintenance of the
desired rural character.
Allow for an arterial road to become a street as it passes through a commercial centre or civic place to
reinforce economic viability and character and acceptfng reduced speeds.
Accommodate and treat storm water at/near the source wherever possible through maximizing
permeable areas and minimizing storm water collectfon.
Encourage unpaved, shared driveways and narrow paved lanes to housing clusters to minimize paved
areas.
Utflize rain and grey water collectfon systems where feasible for irrigatfon.
Ensure that equestrian, bike and pedestrian routes are designated along roads and streets.
Chapter 10, Page 28 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Plan for local transit linkages to the village centre and Maple Ridge centre.
Plan for pedestrians as a means of reducing car dependant trips in the community.
Commit infrastructure to match defined densitfes and development pattern.
3.2.4 ECONOMICS
Capitalize on all economic opportunitfes, no matter how small, to maximize effect of areas of economic
development.
Focus commercial development in a single village centre to achieve critfcal mass, image and character.
Plan for local commercial needs recognizing that the village centre will be small, compact and informal in
nature.
Ensure that the form of the village centre achieves a character and atmosphere distfnct from typical
suburban forms.
Encourage commercial development that accommodates mixed-uses: buildings integratfng residentfal,
office, retail.
Control the types of retail and commercial uses in the village centre to ensure that services and character
are consistent with the form of development.
Encourage home-based business opportunitfes.
Plan land development patterns that respond to the land, not to land ownership boundaries.
Encourage strategic secondary economic development areas that capitalize on equestrian, tourism, and
recreatfonal economies.
Encourage a housing mix that accommodates long-term demographic trends and densificatfon within the
defined development areas.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 29
4.0 OVERVIEW OF THE PLAN
The plan can be summarized as it relates to nine basic community forms or elements. For each of these
forms, this list describes key characteristfcs that are further detailed within the land-use structure of the plan,
which follows.
4.1 DEFINITION OF DEVELOPMENT AREAS
Distfnct neighbourhoods within the community
Development areas are defined by environmentally sensitfve responses to vegetatfon, slopes, view and by
open space linkages
Development is formed in compact neighbourhood clusters
Each development is conceived as a comprehensive increment
4.2 DISTRIBUTION AND LEVEL OF DENSITY
Density is clustered in distfnct walkable neighbourhoods
Overall densitfes are medium to high within development areas
Infill housing permits density to increase over tfme
Higher densitfes are focused around commercial, schools and parks
4.3 MIX OF HOUSING
Diverse mix of housing types
Diverse housing types are integrated
4.4 LAND USE AND BUILDINGS
Land uses are integrated
Buildings allow for mixed-uses
Buildings are compatfble in scale regardless of use
Chapter 10, Page 30 Maple Ridge Official Community Plan Bylaw No. 7060-2014
4.5 ROADS AND LINKAGES
Streets are designed for people and ‘accommodate’ traffic
Roads inter-connect neighbourhoods and provide alternate routes
Most streets are through streets
Narrow streets with planted boulevards and narrow setbacks
Strong street wall definitfon
4.6 PARKS AND OPEN SPACE
Many smaller local parks
Open spaces linked by network of greenways throughout
Trails and open spaces designed as a network and integral part of the community plan
4.7 SCHOOL SITES
Schools are located as an integral part of the centre of each Hamlet
Schools are within walking distance of most students
4.8 COMMERCIAL
Commercial areas are pedestrian-oriented mixed-use shopping streets
4.9 COMMUNITY AMENITIES
Community amenitfes are integrated at the centre of each Hamlet
Community buildings are multf-use and of civic importance as landmarks
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 31
5.0 COMMUNITY FORM
5.1 INTRODUCTION
5.1.1 SECTORS
The two major creek systems and ravines that flow north-south through Silver Valley divides the area into
three distfnct development areas or sectors. The three sectors include:
West Sector
Blaney Hamlet
Eco-Clusters
Central Sector
Forest Hamlet
River Village
Eco-Clusters
East Sector
Horse Hamlet
Eco-Clusters
5.1.2 COMMUNITY FORM
The community form is derived from four elements of the plan.
a) River Village is the focal point of the community, providing services that are common to the entfre Silver
Valley area.
b) The Hamlets provide services to an area defined by a five minute walking distance.
c) Eco-clusters are more independent entftfes derived from opportunitfes to settle or develop limited areas
that are within environmentally or visually important zones.
d) Greenbelts define the character of the area, which is rural in nature and rich in natural amenitfes.
Neighbourhoods are a vital element of any community and are common to River Village, the Hamlets and
Eco-clusters. Their role is therefore defined as a subset of these broader elements.
Chapter 10, Page 32 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5.2 RIVER VILLAGE
5.2.1 DESCRIPTION AND CONCEPT
a) River Village is located along a main arterial route in the Silver Valley area, on Fern Crescent, between
Maple Ridge Park to the south, and an escarpment to the north and east.
b) River Village is the commercial heart of the Silver Valley area, and provides for the retail, service, office
and civic needs for Silver Valley residents.
5.2.2 PRINCIPLES
a) River Village is to be a complete community, with a main shopping street, integrated multf-family
housing, mixed-use buildings, civic buildings and community facilitfes, including a high school, and an
elementary school.
b) A diverse mix of uses and a wide diversity of building types are
encouraged for River Village to ensure a lively and integrated human
environment.
c) Change of uses and shared uses within buildings are permitted to
allow River Village to develop and evolve over tfme.
d) An integrated High School and community centre is envisioned on the
western edge of River Village and is intended to be a significant
component and the largest building in the fabric of the village.
e) Civic buildings and amenitfes are to be concentrated in River Village to provide a nucleus for the Silver
Valley area and help to define the character of the community.
f) Residentfal areas should be developed in a manner to allow a gradual and natural increase in density over
tfme.
5.2.3 MAIN STREET COMMERCIAL AREAS
a) The shopping district is to be developed along a “main street” pattern
with buildings frontfng onto sidewalks. Strip commercial development
with parking lots in front of the commercial space or commercial
development behind parking lots will be discouraged in Silver Valley’s
main commercial area.
b) Secondary commercial development can occur on the lanes behind
“main street” development, and are intended for commercial
businesses requiring less visible and accessible locatfons.
c) The shopping district will comprise:
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 33
Personal, business, retail, food and beverage and entertainment services to meet the needs of
Silver Valley residents, and
Tourist destfnatfon uses that focus on the unique recreatfonal and other assets of Silver Valley
and surrounding Maple Ridge.
d) The shopping district will evolve over a 15 to 20 year period and could involve:
Mixed residentfal and commercial development
Redevelopment/expansion of mixed residentfal and commercial
New, commercial only or mixed residentfal and commercial development.
e) The shopping district will be limited to 10,219m2 of commercial uses, with 8,361 to 9,290m2 of space to
meet the needs of Silver Valley residents and the balance for destfnatfon commercial uses. The size of
the commercial area is also limited to ensure a scale of development and quality of development that
meets residents objectfves for a “village commercial” shopping district.
f) Development will be phased in order to:
Meet the evolving demand for commercial services
To ensure the on-going viability of services that are provided.
g) At or near build-out, the potentfal to expand the commercial area will be considered and will be based
upon market studies to justffy the expansion and ensure the viability of existfng and new businesses.
h) To reinforce and celebrate the public amenity of the park and river, the shopping street on Fern Crescent
is to be on one side only, facing Maple Ridge Park and the Alouette River.
i) Integratfon of different uses is encouraged between residentfal and commercial uses, either within a
development block or within a single building. All commercial buildings can accommodate residentfal
uses, in a variety of forms, either on upper floors or as interim uses.
Chapter 10, Page 34 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5.2.4 CIVIC AREAS
a) Civic amenitfes including schools, a town hall, fire hall and police centre, library, day care, and bus stops
are encouraged in River Village.
b) A central Town Square, located in the middle of the shopping street and leading north to connect to a
Town Green, will provide a civic node for River Village.
c) A Town Green, aligned with and connected to the Town Square, will be provided north of the Town
Square.
d) Civic Buildings
Civic structures should be sited in prominent locatfons and conferred architectural distfnctfon to
serve as icons and gathering places for the community.
Civic architecture should be an important factor in defining and shaping the character of the
community.
Civic facilitfes should be accessible to the community for mixed purposes and community events.
Civic buildings should be located at each end of the main shopping street to frame the limits of
the Village and to provide gateway references for entry to the Village.
Town Green Town Square
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 35
5.2.5 COMMUNITY FACILITIES
a) Community buildings may accommodate shared uses.
b) School buildings should be designed to accommodate
spaces for other community uses, such as
neighbourhood meetfngs, arts and crafts, society and
social gatherings, etc., allowing public access during
evenings and weekends, for the full calendar year.
c) The High School should be designed to contribute to the
learning environment of students by the integratfon of
learning and business/work uses within the same
building.
d) An elementary school to serve the residents of River
Village should be located adjacent to the High School.
5.2.6 RESIDENTIAL AREAS
a) Home offices are encouraged in order to encourage local
economic development, build a sustainable community
and lessen traffic/commutfng.
b) Low rise apartment developments in River Village may
be integrated with at-grade commercial units.
c) All single family residentfal lots are permitted the
development of an accessory building, separated from
and to the rear of the principal building, subject to
overall FSR and maximum site coverage. An accessory
building may accommodate a residentfal use or a home-
based business.
d) The development of an accessory building on a single
family residentfal lot is optfonal, and may be phased over
tfme.
e) Every residentfal site within River Village, with the
exceptfon of civic sites, may infill over tfme.
5.2.7 PARKS
a) One community park is proposed for the Silver Valley area, to be integrated with the Civic Area and High
School. That park will provide sports facilitfes including playing fields and possibly tennis courts.
Chapter 10, Page 36 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5.2.8 DENSITIES
a) Residentfal densitfes range from 30 to 70 units per net hectare within a 5-minute walk of River Village.
Approximately 400 residentfal units are proposed within this area, however, an additfonal 575 residences
are proposed within an 800 metre radius of the centre.
b) Higher densitfes of 70 units per hectare are generally limited to Balsam Street on opposing sides of the
north half of the Community Green. These densitfes are typically associated with maisonette type of
apartment accommodatfon within a mansion building form.
c) Densitfes of 30 – 50 units per hectare will be encouraged for the balance of the River Village area and
may include attached as well as detached fee-simple housing.
d) In general, higher densitfes of 50 units per hectare should be located south of Balsam Creek between
233rd Street and 235th Street and should be within a 400 m or 5 minute walk from the village centre.
5.2.9 TRAFFIC AND CIRCULATION
a) The locatfon of River Village on Fern Crescent will necessitate traffic calming measures along the route as
it passes through the Village. While legal maximum automobile speeds are consistent with those of all
urban areas in the District, slower speeds are desirable during periods of greater actfvity in the Centre.
Priority will be given to pedestrian mobility as a means of moderatfng traffic speeds, i.e. a change of
surface treatment and materials to
highlight pedestrian crosswalks.
b) River Village is pedestrian-oriented and
is a walkable scale, with a significant
number of residents within a 5 minute
walk.
c) The main shopping street, civic centre,
Town Square and the Town Green will
all be interconnected with a pedestrian
oriented, enhanced public realm.
5.3 HAMLETS
5.3.1 DESCRIPTION AND CONCEPT
a) A Hamlet is a planned and complete village that encompasses diverse housing types, school and parks,
transit access and basic commercial needs, best described as the traditfonal corner store, limited to
approximately 50m2 in retail area.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 37
b) Each Hamlet pattern is based on a centre which is the Civic Area, which includes a park and school,
limited commercial space, civic uses, and higher density residentfal. This pattern is common to all
Hamlets, with variatfons to accommodate site constraints.
c) Hamlets are designed to limit the need for auto trips by providing access to basic household needs within
a short, safe and desirable walking distance.
d) A single Hamlet is composed of several neighbourhoods.
e) Each Hamlet is themed to respond to existfng natural features, uses and/or other opportunitfes.
f) A total of 3 Hamlets will form the basic structure for the Silver Valley area neighbourhoods.
5.3.2 PRINCIPLES
a) Hamlets are to be the defining structure for the development of the community and should provide the
basis for theming of the communitfes.
b) Spacing between schools, clusters of density, open spaces and parks within each hamlet will be defined
by a comfortable walking distance.
c) Each Hamlet should provide a civic focus for surrounding neighbourhoods. Locatfon of schools, parks,
commercial and community amenitfes should be within an identffiable centre for each Hamlet.
d) Each Hamlet should be distfnctfve in form, character and theme.
e) Residentfal areas should be developed in a manner to allow a gradual and natural increase in density over
tfme.
f) Hamlet scale is generally defined by a 400 metre, 5-minute, walking radius from a central square or main
intersectfon.
Chapter 10, Page 38 Maple Ridge Official Community Plan Bylaw No. 7060-2014
g) Equitable park areas are to be provided for all neighbourhoods.
h) For each community, provide a balance between natural and developed parks that respond to the
recreatfonal needs of the community.
5.3.3 SPECIFIC HAMLETS
a) Blaney Hamlet
i. Blaney Hamlet is located in the west sector on the west side of the North Alouette River and just east of
Blaney Bog. Blaney Hamlet consists of 3 neighbourhoods, surrounded by a number of Eco-Clusters.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 39
ii. Blaney Hamlet should be centred at 232nd Street, at
approximately 137th Avenue. The Hamlet centre should
contain a civic area, comprised of a park, school and
community facility, such as a day care. The centre should also
include a small commercial area limited to retail floor space of
90 – 140 m2.
iii. Residentfal developments should be focussed around the
school and park and tfghtly clustered to respond to areas of
steep terrain and the view impact of development from distant
vistas.
iv. A total of 460 residentfal units are allocated to Blaney Hamlet, consistfng mostly of small lot single family
and limited townhousing.
b) Forest Hamlet
i. Forest Hamlet is located in the central sector on the upper slopes adjacent to the UBC Research Forest.
ii. Forest Hamlet should be centred at the intersectfon of 2 main streets, and should contain a civic area,
comprised of a park, school, and community facility, such as a day care. The Centre should also include a
small commercial area limited to retail floor space of 90 – 140 m2.
Chapter 10, Page 40 Maple Ridge Official Community Plan Bylaw No. 7060-2014
iii. Forest Hamlet is divided by a significant creek and greenway.
Access between the two sides will be provided principally by a
network of trails through open space corridors.
iv. Forest Hamlet consists of 3 neighbourhoods, surrounded by
several Eco-Clusters to the north and by additfonal
neighbourhoods to the west and south.
v. A total of 500 units are allocated to Forest Hamlet, consistfng
mainly of small to medium lot single family dwellings and
limited potentfal townhousing.
c) Horse Hamlet
i. Horse Hamlet is located in the east sector within a crescent formed by the Alouette River and adjacent to
an entry to Golden Ears Provincial Park.
ii. Horse Hamlet is significantly interlaced with streams that create separate development cells, and
preclude the locatfon of the school directly adjacent to the commercial centre.
iii. Horse Hamlet should be centred on an elementary school located within a 5 minute walk of most
residents, and the principal commercial and community facilitfes should be located across a creek on
128th Avenue. The Hamlet Centre should contain a civic area,
comprised of a park, school and community facility such as a
daycare. The Centre should also include a small commercial
area limited to retail floor space of 90 – 140 m2.
iv. A total of 240 units are allocated to Horse Hamlet, contained in
a tfghtly compacted, neighbourhood scaled residentfal area.
v. Horse Hamlet consists of 2 neighbourhoods, and surrounded by
several neighbourhoods to the northwest and by Eco-Clusters
to the northeast.
vi. Horse Hamlet should be focussed on an equestrian theme.
vii. A commercial precinct should be centred at the intersectfon of 128th Avenue and Fern Crescent to
provide a focal point for the residentfal areas.
viii. Commercial development in Horse Hamlet will primarily be destfnatfon recreatfonal (equestrian theme)
and tourism uses.
ix. The scale of commercial service development serving the needs of Horse Hamlet residents will be limited
to 93 to 185m2+/-.
x. Equestrian uses, including stables, tack shops and paddocks are concentrated in the eastern sector above
Horse Hamlet, and should be integrated with residentfal areas and supported within the commercial area
of the Hamlet.
xi. Tourist commercial uses encouraged and integrated within the core of Horse Hamlet may include tack
shops, hotel facilitfes, horse boarding, riding schools, etc.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 41
5.3.4 NEIGHBOURHOODS
a) A Neighbourhood is a subset of a Hamlet, generally defined by a 200 metre, 2-minute walking radius from
a central local community and/or park space and a transit stop.
b) A total of 15 to 20 Neighbourhoods will be provided in the Silver Valley area.
c) Each Neighbourhood is identffiable by housing focussed on the central local park space and surrounding
open space or environmental preserve.
d) Individual Eco-clusters may functfon as a neighbourhood although two or more Eco-clusters may also
relate as a neighbourhood unit. The principle of a neighbourhood focus, primarily associated with a park
space, also applies here.
e) Locatfon, size and form of Neighbourhoods should be determined by environmental constraints. Spacing
of Neighbourhoods should be generally distributed to minimize overlapping of each walking radius.
Chapter 10, Page 42 Maple Ridge Official Community Plan Bylaw No. 7060-2014
f) Neighbourhoods are based on the principle of housing clusters designed to allow children to safely play
in the street or walk to the park, and to promote a sense of social cohesion among residents.
g) Neighbourhoods should be ideally sized to promote neighbourliness among residents while stfll
maintaining a sense of social independence.
h) Local parks should be centrally located in each Neighbourhood,
fronted by streets and housing rather than surrounded by fencing and
rear yards. Access to the parks should be provided along local streets.
i) In the west sector, Neighbourhoods are located around the Blaney
Hamlet to minimize impacts on environmentally sensitfve areas,
regrading of steep slopes, and infringement of existfng uphill
acreages.
j) In the central sector, to take advantage of the relatfve lack of
constraints for development within this sector, Neighbourhoods are
distributed to minimize overlap of walking radii.
k) In the east sector, Neighbourhoods may be sited where possible, limited and shaped by the considerable
environmental constraints in the area.
5.3.5 COMMERCIAL AREAS
a) Local service commercial uses catering to the needs of residents are
encouraged within Hamlet Centres.
b) The commercial service area is primarily limited to the needs of the
residents within the 4-500 metre radius from the Hamlet Centre.
c) The commercial floor space in the Blaney Hamlet is limited to 93 to
140 m2.
d) The commercial floor space in the Forest Hamlet centre is limited to
93 to 140 m2.
e) All commercial buildings can accommodate residentfal uses, in a
variety of forms, either on upper floors or as interim uses.
5.3.6 COMMUNITY AREAS
a) Community buildings may accommodate shared uses.
b) School buildings should be designed to accommodate spaces for other community uses, such as
neighbourhood meetfngs, arts and crafts, society and social gatherings, etc.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 43
5.3.7 RESIDENTIAL AREAS
a) Home offices are encouraged in order to encourage local economic development, build a sustainable
community and lessen traffic/commutfng.
b) All single family residentfal lots are permitted the development of a second detached unit, separated
from and to the rear of the principal building, subject to overall FSR and maximum site coverage.
c) The development of the second dwelling unit on a single family residentfal lot is optfonal, and may be
phased over tfme.
d) In Horse Hamlet, consider the development of larger “mansion” style residentfal developments that may
contain 4 to 6 strata units or which may be used as a bed and breakfast or hotel.
5.3.8 PARKS AND SCHOOLS
a) A variety of park typologies will be provided as follows:
i. Community Park – adjacent to a High School
ii. School Park – associated with an elementary school
iii. Neighbourhood Park – within a 5 minute walk
b) School sites have been located within unique environmental and landscape character areas, such as
Wetland Environment, Natural Forest Environment, River Terrace Environment, and Equestrian
Landscaped Environment. All schools are sited to take advantage of natural features and natural open
spaces associated with creeks and/or environmentally sensitfve areas.
c) Civic areas are the central focus of each neighbourhood and should be developed around their
neighbourhood character. Associated with each civic area is a school, park area and natural open space.
d) School parks are 0.4 ha (1 acre) to 0.6 ha (1.5 acres) in size and should be within a 5 – 10 minute walk
from most dwellings. These parks should be integrated with the school site, the environment,
topography and natural features of the area. Included in the parks should be playfields, school grounds,
and adjacent natural open space. Some educatfonal aspect should be added to the design and functfon of
the park.
Chapter 10, Page 44 Maple Ridge Official Community Plan Bylaw No. 7060-2014
e) Neighbourhood Parks are 0.2 ha (.5 acre) to 0.6 ha (1.5 acres) in size and should be within a 2 – 5 minute
walk from a dwelling. These parks should provide an opportunity for social gathering, and will require
appropriate amenitfes, i.e., benches, pathways, community mailboxes, and should include small
playground structures where appropriate.
5.3.9 DENSITIES
a) Medium to medium/low densitfes, ranging from 15 to 40 units per hectare, will be located adjacent to
schools, commercial uses, and civic uses.
b) Low densitfes, ranging from 8 to 18 units per hectare, are located at the fringes of the 5 minute walking
distance from a centre.
Medium to med/low densitfes adjacent to
neighbourhood centre
Low densitfes at fringes of 5 minute
walking distance
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 45
5.4 ECO-CLUSTERS
5.4.1 DESCRIPTION AND CONCEPT
a) An Eco-Cluster is a group of housing units, condensed within clearly
defined limits, surrounded by open space and linked to other parts of
the Silver Valley community by a single local road.
5.4.2 PRINCIPLES
a) Eco-clusters are intended to provide development opportunitfes in
sparsely developed or rural areas, in a cluster form which supports
sensitfve implementatfon, minimal site regrading and tree clearing, and
integratfon of housing into a forest setting.
b) Eco-Clusters are located in areas where topography is difficult, view
impacts need to be minimized, and the existfng rural character should
be retained.
c) Development limits for Eco-Clusters are generally defined so as to
maximize retentfon of existfng vegetatfon and to limit the general
disturbance of the natural setting. The actual limit of the developable
areas is to be determined upon completfon of a thorough physical
inventory of the site. In general, development should be limited to
areas where existfng grades are less than 20%. Development may occur
on steeper grades conditfonal on sensitfve response to site conditfons.
In no instance will development be permitted when existfng grades
exceed 30%.
d) Eco-Clusters are located at the fringes of Hamlets as a transitfonal form
of housing between Hamlets and forest.
e) The focal point of each Eco-Cluster is a small green or parkette which
will serve as frontage for most units in the cluster.
5.4.3 LOCATIONS
a) In the west sector, 15 to 20 Eco-Clusters are located around the north
and west edges of Blaney Hamlet as transitfonal development areas
between forest and Hamlet. The Eco-Clusters to the north of the
Hamlet should incorporate limited settlements in existfng rural areas.
b) In the central sector, a limited number of Eco-Clusters are planned for the northern edges around Forest
Hamlet, abutting the UBC Research Forest.
Chapter 10, Page 46 Maple Ridge Official Community Plan Bylaw No. 7060-2014
c) In the eastern sector, Eco-Clusters are located upland of Horse Hamlet. These Eco-Clusters should be
lower in density and more rural in atmosphere to support the equestrian theme for the area.
5.4.4 RESIDENTIAL AREAS
a) All single family residentfal lots are permitted the development of a second detached unit, separated
from and to the rear of the principal building, subject to overall FSR and maximum site coverage.
b) The development of the second dwelling unit on a single family residentfal lot is optfonal, and may be
phased over tfme.
c) As a means of providing a diversity of housing types, consider integratfng duplex/triplex developments
that have the appearance of a single larger residence into the Eco-Clusters.
d) Home based businesses are an integral part of the Maple Ridge economy and will be encouraged in Silver
Valley in order to help create a more self-sustaining community, lessen traffic and commutfng and assist
Maple Ridge in achieving goals of building “complete communitfes” artfculated in Metro Vancouver’s
Regional Growth Strategy.
5.4.5 PARKS
a) Parkettes are 0.1 ha (1/8 acre) to 0.2 ha (.5 acre) in size and also serve as traffic calming devices.
Parkettes are natural in character and are integrated with trail, road, and infrastructure systems to
expand on varying open space opportunitfes.
5.4.6 DENSITIES
a) Densitfes and housing types should be diversified within and between Eco-Clusters.
b) The densitfes of Eco-Clusters in the eastern sector should be lower than other Eco-Clusters due to limited
access and the requirements for accommodatfng equestrian actfvitfes, i.e. pastures and stables.
c) An Eco-Cluster includes varying levels of density, ranging from 5 to 15 units per hectare, in the form of
single and/or multf-family units, dependent on proximity to a Hamlet centre, slope constraints, view
impacts, and existfng development.
d) Residentfal areas should be developed in a manner to allow a gradual and natural increase in density over
tfme.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 47
5.5 GREEN BELTS
5.5.1 DESCRIPTION AND CONCEPT
a) Green Belts are the natural areas in Silver Valley with great
bio-diversity and the undeveloped areas left in their natural state and/
or restored, after development, to their natural conditfon.
b) The creeks and watercourses in the Silver Valley area are tributaries to
the Alouette River System and are significant natural features in near
pristfne conditfon.
5.5.2 PRINCIPLES
a) Environmentally sensitfve and/or unique natural open spaces should be preserved, enhanced, and under
public ownership.
Chapter 10, Page 48 Maple Ridge Official Community Plan Bylaw No. 7060-2014
b) Natural vegetatfon in the environment and landscape of Silver Valley
should be retained and/or restored.
c) Natural open spaces should, wherever possible, be connected and/or
contfnuous.
d) Neighbourhoods and open space character should reflect the
surrounding natural environment and bio-diversity of natural areas.
e) In development areas respect, retain, and enhance natural features
and other environmentally sensitfve occurrences such as rocky knolls.
f) Ensure Best Management Practfces (BMP’s) and principles of
sustainability are followed in the development and planning of Silver
Valley to minimize environmental impacts.
g) Tree retentfon should be maximized throughout the Silver Valley
area.
5.5.3 CREEKS AND SETBACKS
a) Ensure streams/watercourses are considered when planning infrastructure.
b) Minimize the number of watercourse crossings to reduce impacts and
prevent intrusion into greenways. Ensure that crossings minimize
impacts on watercourses.
c) Minimize disruptfon to interflow and ground water flow through
storm water Best Management Practfces.
d) Protect watercourses and their riparian zones which will, in turn, also
protect vegetatfon and wildlife habitat corridors.
e) Encourage appropriate wildlife use of natural open spaces and trails
systems, while ensuring that yard maintenance and other practfces
are followed to minimize interactfon between development and
wildlife such as bears, cougars, and raccoons.
f) Ensure water quality improvements through developer and
homeowner Best Management Practfces.
g) Adopt varying widths of setbacks around watercourses to achieve a
greater amount of natural open space and to minimize the number of
watercourse crossings. Categorize setbacks into 3 zones to determine
the degree of environmental protectfon afforded:
An inner or red zone, considered a no-touch zone, wide enough to
cover the riparian area identffied and described in the Maple Ridge
Official Community Plan and the provincial Fish Protectfon Act.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 49
A middle or yellow zone, defined as a 50 metre wide band immediately adjacent to the red zone. The
width and configuratfon of this zone may be varied, based on the environmental values present. An
inventory should be conducted within this zone to determine the potentfal impacts of development and
to develop an environmental management plan to minimize impacts. Limitatfons on development in a
yellow zone will establish a set of criteria and provisions to be included in the development approval
process, and to be confirmed during the implementatfon process.
A green or outer zone represents the developable area, which is the balance of the land not adjacent to a
watercourse.
5.5.4 NATURAL OPEN SPACES
a) New vegetatfon introduced into Silver Valley development areas should principally be natfve and should
enhance the existfng natural systems.
b) Development should be integrated with existfng trees wherever
possible, and individual projects should be planned with tree retentfon
in mind.
c) Transitfon from development to the edges of the natural environment
should be well integrated. Where significant site clearing has occurred
adjacent to forest areas, a transitfon of natural plantfng should be
implemented through restoring the forest edge and/or vegetatfon
previously removed.
d) In natural areas with environmental sensitfvity, take measures to
protect edge conditfons and to limit development appropriately.
e) Provide a variety of trails that ensure strong linkages and connectfons to surrounding amenitfes and
community features.
i. Preserve and enhance historic and existfng trails.
ii. Establish a hierarchy of trails throughout the natural open space areas, i.e.:
Horse Trail: horses, pedestrians
Secondary Horse Trail: horses, pedestrians
Primary Trails: pedestrians, cyclists
Secondary Trails: pedestrians
Chapter 10, Page 50 Maple Ridge Official Community Plan Bylaw No. 7060-2014
iii. Plan and locate trails throughout development to maximize safety consideratfons such as wildlife, surface
materials, visibility, and accessibility.
iv. Consult and apply the Community Greenways Stewardship Series document produced by the Provincial
and Federal Governments when establishing proposed trails as development occurs.
v. Allow foot powered mobility only on trails. No motorized vehicles permitted, with the exceptfon of
service vehicles for operatfons and maintenance.
vi. Create nodes where trails and pathways cross roads, to identffy trail crossing and to provide traffic
calming measures.
vii. Establish an appropriate maintenance and management strategy for trails and natural open spaces, on
both private and public lands. Explore feasibility of partnerships for the development and maintenance
of trails and natural open spaces.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 51
6.0 IMPLEMENTATION AND
FINANCES
6.1 The proper sequence of development in Silver Valley will ensure that initfal capital costs plus on-going
servicing costs will be minimized for Maple Ridge taxpayers. Sequencing of development will also
ensure that development will proceed in the most efficient manner and provide the financial
incentfves for the development community to implement the Silver Valley Plan.
6.2 Towards this end, developers and Maple Ridge must respond to changing market demand; land
ownership; topography; soil conditfons; environmental issues, site servicing costs and the need to
create “affordable” development.
6.3 Planning, engineering, and financial analyses have shown that the optfmum sequence of
development is important to the viability of the plan. This sequence of development will form the
basis of Silver Valley development over an antfcipated development period of 15 to 20 years.
6.4 The acquisitfon of civic lands, including park lands, is an integral part of the Silver Valley Plan. These
lands will be confirmed in advance of development and financial planning for development will give
consideratfon to their acquisitfon, development and maintenance.
Chapter 10, Page 52 Maple Ridge Official Community Plan Bylaw No. 7060-2014
7. 0 DESIGN GUIDELINES
7.1 DESIGN GUIDELINES FOR RIVER VILLAGE
7.1.1 SITING AND ORIENTATION
a) Landscape buffers should be restricted and limited as a form of land
use divider.
7.1.2 USES
a) Commercial uses are limited to a maximum of 2 levels of commercial
space in River Village.
b) Retail uses are permitted at ground level only,
c) Office uses are permitted at either ground level or at the second
storey level.
d) Secondary retail units in commercial buildings should be accessed
from the lane.
e) Parking for commercial uses should be provided as surface parking.
7.1.3 MASSING
a) Buildings in River Village should be limited in scale.
b) Retail frontages should be small scale, individual storefronts with
direct access from the street and pedestrian scale signage.
c) Storefront modules should not exceed 15m in width.
d) Shopping streets should manifest a diversity of building facades,
massing and architectural expression, with a mix of uses in additfon to
retail and office or residentfal above.
e) Strip mall development and large commercial outlets such as big box
retail are not permitted.
f) On site parking for commercial uses must be located to the rear of
buildings.
g) Rain protectfon for pedestrians is encouraged on commercial streets.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 53
7.2 DESIGN GUIDELINES FOR HAMLETS
7.2.1 USES
a) Retail uses are permitted at ground level only,
b) Office uses are permitted at either ground level or at the second
storey level.
c) Buildings containing commercial uses should reflect the same
character and scale as the residentfal buildings in the Hamlet.
d) Commercial uses are permitted on corner sites only. The massing of
the building should maintain a presence on both streets, with
partfcular emphasis on a design that addresses the corner.
e) Parking for commercial uses in Hamlets will be accommodated on the
street. On-site parking for commercial uses will not be permitted.
f) Signage for commercial uses should be unobtrusive. Free-standing
signs and backlit signs will not be permitted.
7.3 DESIGN GUIDELINES FOR ECO-CLUSTERS
a) Residentfal buildings in Eco-clusters should front onto prominent streets or a parkette.
7.4 DESIGN GUIDELINES FOR RESIDENTIAL DEVELOPMENTS
a) Wherever possible, all single family lots should be serviced by a rear
lane. Where lanes are not possible due to environmental or
topographical constraints, access shall be from a street.
b) On site parking shall be accessed from a lane, or in cases where no
lane is possible, on site parking shall be located in the rear yard
setback and accessed by a sideyard driveway from the street.
c) On single family lots, a secondary dwelling unit shall be located in the
rear yard, with access to the dwelling unit from the lane. In cases
where no lane is possible, access to the second unit shall be from a
side yard driveway entered from the street.
d) Within Eco-Clusters, access to a secondary dwelling unit may be from
a side yard drive.
Chapter 10, Page 54 Maple Ridge Official Community Plan Bylaw No. 7060-2014
e) On larger lots and Eco-Cluster lots, a secondary dwelling unit may be equivalent to, but not larger, in size
than the principal residence.
f) On smaller lots, the secondary unit may be in form of a smaller granny suite or office space located above
a garage or in place of a garage.
g) On narrow lot, higher density residentfal areas, i.e. around Hamlet Centres, encourage shared driveways
along a common side property line.
h) To blend into a streetscape/cluster of typical larger single family residences, consider designing duplex/
triplex developments to have the appearance of one larger residence.
i) On larger lots within single family areas, consider the development of larger “mansion” style residences
that accommodate 4 to 6 strata units, each with direct access to grade and a garage off a lane.
j) Townhouse developments should be integrated with other forms of housing within the same block, and
are encouraged to front onto streets rather than onto internal enclaves. The form and character of
townhousing developments should be compatfble with neighbouring residentfal scale and should reflect
the design variety of its context.
k) Low rise apartment developments should include underground parking to maximize landscape areas, and
should be limited in length of facades to maintain a village scale.
l) To provide “eyes on the street” surveillance and to promote social interactfon amongst residents, living
environments of housing should be oriented towards front yards, with garage doors located from a rear
lane or from the rear of the house.
m) Designated home office uses are permitted only in residentfal units or accessory buildings with direct
access to grade.
n) To maintain the natural forested appearance of the area, existfng trees should be retained wherever
possible. Buildings should be designed to accommodate existfng trees on development sites.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 55
7.5 DESIGN GUIDELINES FOR PARKS
a) Park stewardship programs should be encouraged, and may be integrated with other community-based
programs such as Neighbourhood Watch.
b) All parks, open space and public areas should be designed with CPTED principles in mind. Safety should
be determined on a site by site basis, with consideratfon of issues such visibility, wildlife, environment,
and lightfng.
c) All parks and open space design is to be in accordance with the requirements of the Maple Ridge Master
Plan for Parks, Recreatfon and Culture.
Chapter 10, Page 56 Maple Ridge Official Community Plan Bylaw No. 7060-2014
8.0 DEVELOPMENT CONTROLS
8.1 OBJECTIVES
8.2 GENERAL DEVELOPMENT CONTROLS
a) All residentfal buildings will be subject to Floor Space Ratfo (FSR) limitatfons and building envelope
restrictfons.
b) All development applicatfons will be subject to the requirements and regulatfons of the Subdivision and
Development Bylaw, the Zoning Bylaw, and Development Permit Designatfons for the District of Maple
Ridge.
8.3 HOME BASED BUSINESSES
a) Home based businesses are an integral part of the Maple Ridge economy and will be encouraged in Silver
Valley in order to help create a more self-sustaining community, lessen traffic and commutfng and assist
Maple Ridge in achieving goals of building “complete communitfes” artfculated in Metro Vancouver’s
Regional Growth Strategy.
b) Efforts will be undertaken to ensure that home based businesses minimize public concerns regarding:
The adverse impact of these businesses on adjacent homes and the quality of Silver Valley
neighborhoods. For example, no alteratfons of homes will be permitted that adversely change
the character of the dwelling.
Unfair competftfon with businesses in established commercial areas.
Public safety, i.e., increase in noise, lack of security from people entering multfple family
developments and hours of operatfon.
Loss of business licence revenues from unlicensed businesses.
c) The type of home based businesses permitted in Silver Valley will be determined by a performance-based
approach, giving consideratfon to performance criteria such as:
Noise: home based businesses that generate noise levels that exceed that normally found in a
residentfal area will not be permitted.
Traffic: outside of the commercial area, home based businesses that create adverse car traffic in
neighborhoods will not be permitted. There will be less restrictfons in and adjacent to the
commercial core.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 57
Hazardous materials: the predominance of service and office-oriented occupatfons in
commercial live/work makes it less likely that hazardous materials will be in use. However, there
will be restrictfons on home based businesses that deal in hazardous materials.
Number of employees: The number of employees allowed in home based businesses in the
commercial core will be greater than businesses in residentfal areas where there may be
restrictfons on the number of non-family plus total number of employees allowed.
d) Home based businesses will be partfcularly encouraged in and adjacent to the Silver Valley commercial
area.
Larger and more prominent signage will be considered than in other Silver Valley residentfal
neighborhoods.
There will be less restrictfon on the number of employees permitted in home based businesses
than in other Silver Valley residentfal neighborhoods.
Limited retail sales plus personal service home based businesses will be permitted in and
adjacent to the Silver Valley commercial area, but size will be limited by the need to limit adverse
impacts on commercial businesses in the commercial area. Outside of the commercial area, no
goods may be displayed or sold on the premises except those that are made on the premises.
Chapter 10, Page 58 Maple Ridge Official Community Plan Bylaw No. 7060-2014
9.0 INFRASTRUCTURE AND
SERVICING
9.1 STORMWATER MANAGEMENT
9.1.1 PRINCIPLES
a) Observe current and antfcipated best management practfces, including, but not limited to:
retentfon of natfve top soil
minimal interceptfon of ground water flow
maximizing storm water infiltratfon
minimizing impervious surfaces
watercourse base flow maintenance
utflizatfon of storm water treatment ponds
b) development of storm water release rates through contfnuous simulatfon modeling of predevelopment
stream flows
c) Develop an integrated storm water management plan.
d) Maintain predevelopment flow regimes and hydrology throughout the Silver Valley area in the
management of storm water.
e) The objectfve to limit impervious area to 15% of the total area for Silver Valley.
9.1.2 STORMWATER MANAGEMENT
a) Maintain riparian corridors by establishing development setbacks and by minimizing road crossings.
b) Retain stream habitat conditfons by:
utflizing natural elements for stream enhancement
minimizing the number of storm outialls
using bridge type structures at stream crossings
maintaining predevelopment aquatfc habitat and biotfc diversity
keeping the same stream regimens
c) Preserve water quality by:
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 59
controlling street pollutants with sediment/oil collectfon devices
controlling constructfon sediment/spills
maintenance of cool water temperatures through in-ground transport and storage
d) Manage upland wildlife habitat by:
protectfng bird nestfng sites
using natfve vegetatfon for landscaping
retaining upland fallen and woody debris
designing stormwater treatment facilitfes to be wildlife friendly
e) Maintain stream base flow regime to predevelopment conditfons.
f) Bypass intermediate storm flows around watercourses wherever possible.
g) Discharge major storm flows to watercourses.
h) Utflize regional storm water treatment ponds with designed release rate to stfmulate predevelopment
stream flows.
i) Disconnect drain leaders on buildings from the storm drain system and allow stormwater to drain to
ground surface or to soak-away pits except in rocky and/or steep slope areas.
j) Reduce the amount of impervious areas to 15% of the total area for Silver Valley.
k) Install road side drainage swales with subsurface ground infiltratfon system except in rocky and/or steep
slope areas.
l) Install conventfonal drainage collectfon systems in areas where limited ground infiltratfon opportunitfes
exist.
m) Implement sediment control ponds.
n) Implement oil water separators for drainage from larger impervious areas.
o) Utflize bridges or open culverts at stream crossings.
p) Design roads to convey major overland storm flow events for discharge to main watercourses.
9.2 WATER
9.2.1 PRINCIPLES
a) Community water requirements will contfnue to be serviced by water supplied in sufficient quantfty,
quality and pressure.
Chapter 10, Page 60 Maple Ridge Official Community Plan Bylaw No. 7060-2014
9.2.2 WATER SUPPLY AND DISTRIBUTION
a) Greater Vancouver Water District (GVWD) system will contfnue to supply the water to the Silver Valley
area. The water distributfon system will be owned, operated and maintained by the District of Maple
Ridge.
b) The closest GVWD supply point is a 900mm diameter main at 232 Street and 124 Avenue.
c) Main distributfon into the area is provided by a 450mm main on 232 Street from 124 Avenue to 132
Avenue, 300mm main on 232 Street from 132 Avenue to 136 Avenue, a 250mm main from 136 Avenue
to Silver Valley Road and a 250mm diameter main on 132 Avenue extending east from 232 Street. A
second supply will be required from a proposed GVWD main at 127 Avenue and 224 Street, looping along
132 Avenue to connect to the main at 232 Street.
d) Four pressure zones are proposed to service the area: Zones 275, 400, 560, and 680:
i. Zone 275 is the lowest pressure zone and the main zone in the District providing service up to
60m elevatfon. A GVWD reservoir in the 24700 block Dewdney Trunk Road provides storage.
ii. Zone 400 will service from elevatfon 60m to about 104m. This zone will be supplied by pumping
from Zone 275 to a reservoir proposed at 135 Avenue and 242 Street.
iii. Zone 560 will provide service from elevatfon 104m to about 145m. This zone will be supplied by
pumping from Zone 400 to a new reservoir.
iv. The highest Zone 680 will service between elevatfon 145m and about 168m. This zone is
relatfvely small and may be pumped from Zone 560.
v. Pressure reducing statfons at each zone will allow transfer of water from higher zones under
emergency conditfons.
9.3 SANITARY SEWER
9.3.1 PRINCIPLES
a) Wastewater will contfnue to be collected in a sanitary sewer system and transported in a safe and
economical manner to a wastewater treatment facility.
b) All development sites are serviced with a sanitary sewer.
c) Storm water and waste water are conveyed in separate systems.
d) Sanitary sewer systems are owned and operated by the District.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 61
9.3.2 WASTEWATER SERVICING
a) Reported poor soil conditfons are not conducive to the implementatfon of ground disposal systems for
wastewater suitable for the proposed types of development.
b) New neighbourhoods and communitfes will be serviced with a conventfonal wastewater collectfon system
owned and operated by the District of Maple Ridge.
c) Wastewater servicing will generally comply with the servicing concept as developed by UMA Engineering
Ltd. and presented in the report “Silver Valley Sanitary Collectfon Plan – March 1995” adopted to the new
community plan.
d) Mainline sanitary sewers will be constructed to current District standards in both roadways and
easements to suit the development.
e) Servicing for approximately one half of the Silver Valley development area to the south east will be
routed to the existfng interceptor sewer at 232 Street and 128 Avenue.
f) Servicing for the remaining area for Silver Valley will be piped to a proposed wastewater pumping statfon
on 136 Avenue east of 224 Street where wastewater will be pumped in a forcemain south across the
Alouette River to the existfng interceptor sewer on 128 Street.
g) Offsite disposal will be at the Greater Vancouver Sewerage and Drainage District wastewater collectfon
and treatment system.
Chapter 10, Page 62 Maple Ridge Official Community Plan Bylaw No. 7060-2014
10.0 TRANSPORTATION AND TRAFFIC
10.1 REGIONAL CONTEXT
10.1.1 PRINCIPLES
a) Provide safe and efficient movement of people and goods throughout the region and between the Silver
Valley area and the region.
b) Provide safe, convenient, reliable and economical means of transportatfon for all sectors of society
through transit services.
10.1.2 ROAD AND TRANSIT NETWORK
a) Regional access to Silver Valley will be primarily routed to 232 Street from Lougheed Highway (east and
west) and Dewdney Trunk Road (from the east).
b) Fern Crescent/132 Avenue will contfnue to provide regional access to Golden Ears Park.
10.2 LOCAL CONTEXT
10.2.1 PRINCIPLES
a) Provide safe and efficient movement of people and goods throughout the Silver Valley area with
partfcular attentfon to mobility for pedestrians and cyclists.
b) Promote safety in residentfal neighbourhoods by reducing traffic speed.
c) Design transportatfon infrastructure to be environmentally friendly in keeping with best management
practfces.
d) Provide and improve safe, convenient, reliable and economical means of transportatfon for all sectors of
society through transit services.
10.2.2 ROAD NETWORK
a) Implement improvements to local area transportatfon network to service new neighbourhoods and
communitfes as development occurs.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 63
b) Include all forms and modes of travel in the transportatfon network and implement standards that
promote safe and efficient modes.
c) Promote traffic calming road design in residentfal neighbourhoods to slow traffic.
d) For the short term, contfnue to provide access to Silver Valley from 232 Street.
e) For the longer term, provide an east-west transportatfon access along an upgraded 132/128 Avenue
route and a second access to the western portfon of Silver Valley along a new 136 Avenue route.
f) Extend the width of 232 Street to four lanes north to 132 Avenue as Silver Valley develops.
g) Explore the potentfal of a future extension of 132 Avenue west of 232 Street and a bridge crossing to
improve access to the Silver Valley area and to provide some relief to peak traffic volumes west of the
North Alouette River.
h) Consider the extension of 240 Street north to include a bridge across the Alouette River as the eastern
portfon of Silver Valley develops.
i) Explore the possibility of the east extension of 128 Avenue and a future bridge crossing across the
Alouette River in the final stages of the development of Silver Valley.
j) Construct transportatfon corridors utflizing best management practfces.
10.2.3 TRANSIT
a) Provide new transit routes along 240 Street and 128 Avenue to link neighbourhoods as demand and need
arises.
b) Maintain the existfng transit route on 232 Street and integrate into new neighbourhoods as development
occurs.
c) Establish and integrate future transit routes along 128 Avenue and 240 Street to service new
neighbourhoods.
10.2.4 ROADS AND LANES
a) Design roads to co-exist with bike and horse trails.
b) Adapt roads to topographic features and to minimize site impacts.
c) Utflize narrow roads where possible to provide for traffic calming and to preserve rural character.
d) Adopt road standards that are topographically sensitfve, ecologically friendly, and that accommodate
larger community building principles rather than the needs of the automobile.
e) Create numerous and diverse linkages throughout the neighbourhoods. Avoid dead-end cul-de-sacs.
f) Provide rear lanes wherever possible to create access for on site parking, garages, and secondary
dwelling units.
g) Adopt lower levels of illuminatfon and innovatfve lightfng designs for the street lightfng wherever
possible.
Chapter 10, Page 64 Maple Ridge Official Community Plan Bylaw No. 7060-2014
10.2.5 ROAD CLASSIFICATION, STANDARDS, AND MAINTENANCE REQUIREMENTS
a) Lanes are narrow roads that provide vehicular, fire and emergency
access to the rear of homes and commercial areas. Limited pockets of
parking are permitted. Lanes are dedicated within a 6m R.O.W. and
should have the following characteristfcs:
4.8m paved surface
surface paving material should be asphaltfc concrete or
interlocking pavers
a centre swale complete with drainage collectfon system to in
ground disposal system or to regional treatment pond
shoulder grassed or paved to adjacent hardscape or building
face
maintenance of drainage system and lane, grassed or planted
shoulder
b) Rural Local Roads provide linkages within Eco-Clusters and are rural in
character. This road type is adaptable to site topography and
relatfvely narrow, which requires pockets of limited parking and slower
speeds. Rural Local Roads may be dedicated within a minimum 12m
R.O.W., subject to providing sufficient space for all utflitfes, and should
have the following characteristfcs:
6 m paved width
surface paving material to be asphaltfc concrete with grassed
gravel shoulder
shallow grassed drainage swale on each side of the road with
subsurface collectfon and ground dispersion system tfed to a
conventfonal storm drainage system for discharge to a
treatment pond
limited streetlightfng
regulated discharge of storm water to natural watercourse
maintenance of subsurface drainage system, grassed swale,
and road shoulder
c) Local Residentfal 1 roads provides linkage between Eco-Clusters and
into Hamlets. They are limited in speed, rural in character, and front
onto single family residentfal lots 1000m2 or more in area. Local
Residentfal 1 roads are dedicated within a 13m R.O.W. and have the
following characteristfcs:
7.3m paved width
limited parking on one side only in specific areas with larger
lots
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 65
d) Local Residentfal 2 roads are rural in character and front onto lots 1000m2 or less in area. They are
limited in speed and include traffic calming features. Local Residentfal 2 roads are dedicated within a
18m R.O.W. and have the following characteristfcs:
8m paved width
parking on both sides
e) Local Collectors are collectors for local residentfal roads (i.e. 232 Street north of 132 Avenue) and provide
main access to the Hamlets and neighbourhoods, though stfll rural in character. Local Collector roads are
dedicated within a 20m R.O.W. and have the following characteristfcs:
8m paved width
same shoulder, drainage system, swale, treatment system and maintenance requirements as
Rural Local Roads
parking on one side
f) Village Commercial/Residentfal Roads service River Village core areas and are village in character. This
road type is associated with higher density residentfal areas and is limited to two lanes of traffic. Village
Commercial/Residentfal roads may be dedicated within a minimum 15m R.O.W., subject to providing
enough space for all utflitfes, and should have the following characteristfcs:
11m paved width
surface paving material to be asphaltfc concrete or concrete pavers
constructed to suit the architectural character of the area
road edge defined by concrete curb and gutter
sidewalks surface finish to be pavers or concrete or a combinatfon of both
conventfonal storm drainage collectfon system with catch basins and possible oil water separator
system
discharge of storm water to a treatment pond
street lightfng to suit village character
maintenance of storm drainage and treatment system
parking on both sides
Chapter 10, Page 66 Maple Ridge Official Community Plan Bylaw No. 7060-2014
g) Arterial Roads provide main access to and from the Silver Valley area. Assuming these roads pass
through rural areas, they are envisioned as two lanes with limited parking in pockets. Arterial Roads are
dedicated within a 20m R.O.W. and have the following characteristfcs:
8m paved width for traffic
11m paved width with parking
surface paving material to be asphaltfc concrete pavement
gravel shoulders
drainage ditches on each side
meandering trails and pathways within the R.O.W. and separated from the road edge with a
planted or natural boulevard
lightfng and signalizatfon of main intersectfons
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 67
ROAD SECTIONS
Chapter 10, Page 68 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 69
Chapter 10, Page 70 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 71
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 73
10.4 TOWN CENTRE AREA PLAN
Chapter 10, Page 74 Maple Ridge Official Community Plan Bylaw No. 7060-2014
TOWN CENTRE AREA PLAN
TABLE OF CONTENTS
1.0 INTRODUCTION 77
1.1 Background 77
1.1.1 The Smart Growth on the Ground Process 78
1.2 8 Guiding Sustainability Principles 78
1.2.1 Goals and Objectfves 81
1.3 Assumptfons and Targets 87
1.4 The Role of the Area Plan 88
2.0 GREEN INFRASTRUCTURE 89
2.1 Working in Harmony with Natural Systems 90
2.2 Integratfng Green Infrastructure 91
2.2.1 Protectfon of Natural Features 91
- Rainwater Management 92
- Urban Ecology 93
- Building Local Partnerships to Support Environmental Stewardship 95
- Energy Management 96
- Green Buildings 97
3.0 LAND USE IN THE TOWN CENTRE 98
3.1 A Place to Live, Work & Play 98
3.2 General Land Use Requirements 100
3.3 Land Use Designatfons 103
Single-Family Residentfal 104
Ground-Oriented Multf-Family 104
Low-Rise Apartment 105
Medium & High-Rise Apartment 105
Flexible Mixed-Use 106
Town Centre Commercial 107
Port Haney & Fraser River Waterfront Area 107
- Port Haney Heritage Adaptfve Use 108
- Port Haney Multf-Family, Commercial & Mixed-Use 108
Instftutfonal 110
Page Number
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 75
4.0 PARK AND CONSERVATION 111
5.0 MULTI-MODAL TRANSPORTATION NETWORK 115
5.1 Offering Transportatfon Choices 116
5.2 Defining the Transportatfon Network 119
5.2.1 Multf-Modal Routes 119
Civic Core Ring Route & Civic Core Pedestrian Network 120
Connectfve Pedestrian Network 120
Bicycle Network 120
Secondary Ring Route 120
Greenway Trails 121
5.2.1.1 Multf-Modal Route Characteristfcs & Related Policies 121
5.2.2 Enhancing the Multf-Modal Network 123
Laneways 123
Public Transit 123
Fraser River & Waterfront 124
APPENDIX A – Zoning Matrix 125
SCHEDULE 1 – Town Centre Area Land Use Designation Map
FIGURE 1 – Multf-Modal Transportatfon Network Map 127
FIGURE 2 – Central Business District Map 128
FIGURE 3 – Future Rapid Transit Route Map 129
FIGURE 4 – Alouette River Watershed Boundary Map 130
Chapter 10, Page 76 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 77
1.0 INRODUCTION
1.1 BACKGROUND
Maple Ridge Town Centre is a neighbourhood of unique character and opportunity. Located in the
heart of Maple Ridge, it contains historic points of interest, a central business district, including the
Municipal Hall, and a West Coast Express commuter train statfon. The neighbourhood boasts
spectacular viewscapes that include the Fraser River to the south and the Golden Ears peaks of Mount
Blanshard to the north.
The Town Centre of Maple Ridge is often referred to as “Haney” and “Port Haney”, reflectfng on the
fact that prior to 1874 Maple Ridge was comprised of a number of historic communitfes, each with its
own unique characteristfcs. Haney was the area generally north of the Lougheed Highway, and Port
Haney was situated south of the Lougheed Highway, adjacent to the Fraser River. Port Haney originally
operated as the commercial heart of the newly formed District, however the constructfon of the
Lougheed Highway and a significant fire in Port Haney contributed to the shifting of a rebuilt “uptown”
and the commercial development of Central Haney began.
By the 1950’s the “core” of Maple Ridge was bounded by Ontario Street (224th Street), Dewdney Trunk
Road, Hinch Road (225th Street), and Lougheed Highway, and included two elementary schools, one
high school, Aggie Hall, and all major municipal services, including the municipal hall and library.
Since that tfme, the former “Central Haney” has evolved into the commercial heart of the District of
Maple Ridge, encompassing several historic locatfons, municipal offices, a concentrated commercial
area, including a West Coast Express Statfon in Port Haney. The boundaries also expanded to include
lands as far north as 124th Avenue, west to 221st Street, and east to Burnett Street.
In early Official Community Plans priority for commercial development and residentfal density was
noted for the Town Centre. . The Metro Vancouver Regional Growth Strategy identffies Maple Ridge
Town Centre as one of seven "Regional City Centres", each intended to serve as regional hubs for
densificatfon and public transit.
Chapter 10, Page 78 Maple Ridge Official Community Plan Bylaw No. 7060-2014
1.1.1 THE SMART GROWTH ON THE GROUND PROCESS
In 2003 the District of Maple Ridge became the first Smart Growth on the Ground Partner Community. By
doing so the District committed to exploring the applicatfon of smart growth and sustainability principles in
the Town Centre. In December 2003, the project was initfated by the formatfon of a locally based project
committee that oversaw and partfcipated in the development of the Town Centre Concept Plan.
The Smart Growth on the Ground process for the Town Centre included a series of public workshops to
examine a series of Smart Growth Principles and the partfcipatfon in an intensive design charrette process.
The informatfon collected resulted in the creatfon of the Town Centre Concept Plan, which was endorsed by
District Council in April 2005, along with a Council Resolutfon statfng that the Smart Growth on the Ground
Concept Plan would be used as a guide for development within the Town Centre. It is this concept plan that
formed the basis for the Town Centre Area Plan.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 79
1.2 8 GUIDING SUSTAINABILITY
PRINCIPLES
The Smart Growth on the Ground Project resulted in 8 Guiding Sustainability Principles that are reflected in
the Town Centre Area Plan. Those Principles are:
1. EACH NEIGHBOURHOOD IS COMPLETE
Smart Growth on the Ground communitfes allow residents to have the optfon to live, work, shop and play in
the same local area. Compact, complete communitfes use land and infrastructure more efficiently, while
providing more living choices for residents and local employees. Complete communitfes can reduce per
capita expenditure on cars and per capita productfon of air pollutfon by over 40%. This means more money in
our pockets and less congestfon on our streets.
2. OPTIONS TO OUR CARS EXIST
Smart Growth on the Ground Communitfes reduce the emphasis on automobiles, and provide for other
transportatfon choices. Compact neighbourhoods with an interconnected street network are convenient for
walking and cycling, and can provide enough residentfal density and mix of uses to create a large ridership
base for transit. Transportatfon choices reduce congestfon and pollutfon, and allow residents who cannot
drive (such as children, seniors, and people with disabilitfes) to access daily actfvitfes on their own.
3. WORK IN HARMONY WITH NATURAL SYSTEMS
Smart Growth on the Ground Communitfes respect, maintain, and restore the natural functfoning of the
landscape. Communitfes can be more environmentally friendly, energy efficient, and cost effectfve, by
respectfng natural eco-systems -- partfcularly river and stream systems and their associated aquatfc habitat.
4. BUILDINGS AND INFRASTRUCTURE ARE GREENER AND SMARTER
Smart Growth in the Ground Communitfes optfmize the economic, social and ecological impact of buildings
and infrastructure. Innovatfve development standards, such as “green” infrastructure and buildings or
natural drainage systems, can result in lower impact solutfons that cost municipalitfes, residents and
businesses much less over the long term.
Chapter 10, Page 80 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5. HOUSING SERVES MANY NEEDS
Smart Growth on the Ground communitfes incorporate a variety of housing in the same neighbourhood and
even on the same street. A mix of housing types (both owner and for rent) allows residents to live in the
same community throughout their life, and recognizes the increase in non-traditfonal households such as
empty nesters, single parent families, and childless couples. A range of housing also allows lower income
residents (such as seniors on fixed income or recent university graduates) equal access to community
amenitfes and local employment opportunitfes.
6. JOBS ARE CLOSE TO HOME
Smart Growth on the Ground Communitfes foster sustainable economic growth. Local economic growth
allows many residents to find employment close to home and supports local businesses, while making the
best use of existfng infrastructure.
7. THE CENTRE IS ATTRACTIVE, DISTINCTIVE AND VIBRANT
Smart Growth on the Ground communitfes are animated, diverse, and have a strong local identfty. The
cultural heritage of the community is celebrated in functfonal and meaningful ways, and are incorporated
into the vibrant neighbourhood and town centres as focal points for community interactfon.
8. EVERYONE HAS A VOICE
Smart Growth on the Ground Communitfes belong to those who live, work and play there. Meaningful
partfcipatfon includes an early and on-going role for community members by engaging them in planning,
design and development processes. This ensures that new development is accepted by existfng stakeholders
and responds to local needs
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 81
1.2.1 GOALS AND OBJECTIVES
In consultatfon with the community, the 8 Guiding Sustainability Principles were further considered and
expanded, resultfng in the creatfon of 16 goals and 90 objectfves. These goals and objectfves were intended
to support the Principles and provide targets and measurements for achieving them. When relevant, these
goals and principles have been incorporated into sectfons of the Area Plan, and provide explanatfon and
guidance to the policies. Most, but not all of the objectfves fall within the scope of the Town Centre Area
Plan.
PRINCIPLE: 1: EACH NEIGHBOURHOOD IS COMPLETE
Goal:
Increase density and distribute a range of uses throughout the Centre
Objectives:
Increase density for residentfal and non-residentfal land uses
Incorporate a range of densitfes
Incorporate mixed use development opportunitfes
Ensure opportunitfes for living, working, shopping, and service provision
Integrate waterfront development into the Centre
Develop on currently undeveloped lots
Create links between the Centre and other hubs within Maple Ridge
Goal:
Enhance opportunitfes for personal development and recreatfon
Objectives:
Provide educatfonal/training facilitfes
Enhance technological capabilitfes so people can take advantage of world opportunitfes
Develop cultural facilitfes
Improve recreatfon opportunitfes, partfcularly for youth
Improve and secure public access to natural places, including streams and waterfront
Provide more public green space within the core
Promote the social integratfon of all ages and groups through shared or adjacent facilitfes and spaces
Design easily accessed public spaces
Ensure public safety and security, and accessibility throughout the Centre
Chapter 10, Page 82 Maple Ridge Official Community Plan Bylaw No. 7060-2014
PRINCIPLE 2: OPTIONS TO OUR CARS EXIST
Goal:
Acknowledge and respect pedestrian needs
Objectives:
Prioritfze the safety of pedestrians
Enhance pedestrian experience
Designate pedestrian-only areas/no-car zones
Enhance connectfvity of pedestrian and other non-vehicular routes
Utflize and upgrade laneways, sidewalks and other existfng paths for pedestrians, bikes
Design for short walking distances to reach daily needs
Goal:
Increase transit modes, availability and destfnatfons
Objectives:
Establish an internal transit system for the Centre
Increase the frequency of transit service both internally and to out-lying areas
Consider other transit modes
Link new Abernethy crossing to transit
Increase and improve access from river to Centre
Provide water transportatfon optfons
Ensure public safety for all transportatfon modes
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 83
PRINCIPLE 3: WORK IN HARMONY WITH NATURAL SYSTEMS
Goal:
Preserve, enhance and capitalize on natural amenitfes and create new ones
Objectives:
Respect and enhance riparian areas and water resources
Maintain views of mountains
Maintain access and views to Fraser River
Protect and enhance a range of wildlife habitats
Reinstate historical streams
Goal:
Protect natural systems from the impacts of development
Objectives:
Increase quality and amount of green space in the Centre
Establish a green system that is linked throughout the Centre and beyond
Reduce the generatfon of water pollutfon, air pollutfon and waste
Manage pollutfon and waste with Best Management Practfces (BMPs)
PRINCIPLE 4: BUILDINGS AND INFRASTRUCTURE ARE GREENER AND SMARTER
Goal:
Make it easier to be environmentally friendly
Objectives:
Identffy and act on appropriate urban ecology opportunitfes
Provide incentfves for the development of environmentally friendly buildings
Have municipality adopt green building and infrastructure standards
Educate on environmental benefits of growing smarter
Increase quality, functfon and amount of mandatory public/open/green space built by developers
Chapter 10, Page 84 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Goal:
Combine new technologies with rediscovered approaches
Objectives:
Incorporate alternatfve methods of power generatfon
Require sustainable buildings and building systems
Design buildings to adapt to future technologies and uses
Minimize environmental impact of erosion and waste disposal during constructfon
Adaptfvely reuse existfng buildings, including heritage buildings
Manage urban stormwater with green infrastructure methods
Develop green infrastructure that provides for multfple land uses
PRINCIPLE 5: HOUSING SERVES MANY NEEDS
Goal:
Increase housing optfons to provide for all ages, economic status, and life stages
Objectives:
Integrate housing for all demographics
Ensure a variety of housing types and tenures that are fully accessible and accommodate special needs
Integrate affordable housing/low-cost housing with market housing
Improve rental housing stock and optfons
Improve housing quality and range of housing types
Design housing for flexibility of use over its lifetfme
Design housing to strengthen social relatfonships
Provide housing for people in transitfon
Goal:
Increase density in the Centre by integratfng housing with other uses
Objectives:
Increase residentfal density and identffy density limits
Integrate housing with other uses at the scale of both building and block
Establish attractfve form and character and mitfgate noise to make housing in the centre desirable
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 85
PRINCIPLE 6: JOBS ARE CLOSE TO HOME
Goal:
Encourage all types of jobs, including new and non-traditfonal businesses and workplaces
Objectives:
Provide an educatfonal centre to train for jobs and to provide teaching and other jobs
Increase civic development and retail development for job creatfon
Incorporate high tech, internet, home businesses
Incorporate live/work and work/live developments
Welcome unique industries/business opportunitfes
Make zoning and bylaws less restrictfve for locatfon and form of business premises, while retaining a
positfve sense of community
Promote the film industry
Promote the tourism industry
Goal:
Attract investment by supportfng business needs
Objectives:
Attract investment in housing and business ventures
Densify the Centre to provide a customer base for businesses
Identffy and promote niche markets for business
Develop the industry potentfal already present in Maple Ridge and support local businesses
Pre-install technological infrastructure in buildings to attract businesses
Streamline development approval processes and provide incentfves
Provide venues to support arts and crafts businesses
PRINCIPLE 7: THE CENTRE IS DISTINCTIVE, ATTRACTIVE AND VIBRANT
Goal:
Cultfvate an identfty that grows from the heart of the community
Objectives:
Develop the “caring” identfty of Maple Ridge
Ensure that historical and cultural assets are respected and celebrated
Feature the natural beauty and amenitfes of the place
Establish development guidelines that respect local heritage, natural settings and attributes
Support the arts in the community
Chapter 10, Page 86 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Encourage art in public and private spaces
Enhance the urban public environment
Goal:
Establish the Centre as a hub of actfvity
Objectives:
Increase tourism
Provide opportunitfes for festfvals and community events
Provide more entertainment and educatfon venues
Encourage evening actfvitfes that cater to a broad demographic while benefitting the community
Utflize park space for daily actfvitfes as well as special events
Create easily accessible routes to key destfnatfons
Encourage symbiotfc relatfonships among and between lands and land users
Support and encourage the vitality of small business
PRINCIPLE 8: EVERYONE HAS A VOICE
Goal:
Create safe spaces and opportunitfes for all members of the community
Objectives:
Create spaces and opportunitfes for all age groups and social stratas
Integrate spaces to foster social relatfonships
Empower the least powerful
Ensure safety
Goal:
Create opportunitfes for open dialogue among members of the community
Objectives:
Establish ongoing public evaluatfon of smart growth strategies
Provide public gathering spaces
Ensure economic development office advocates for local business and interacts effectfvely with all levels
of government
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 87
1.3 ASSUMPTIONS AND TARGETS
Population:
The Town Centre is 294 hectares (727 acres) in area and is home to over 8000 residents. By 2021 it is
projected that the populatfon will increase by over 13,000 resultfng in a target populatfon of 21,750 people
by 2021.
Density:
At the build out of the Town Centre Area Plan it is estfmated that with a land area of 294 hectares, the
resultfng density will be in the range of 70 to 100 persons per hectare.
Housing:
There are approximately 4,500 housing units in the Town Centre and it is estfmated that through
development/redevelopment the Centre can accommodate another 6700 units, for a potentfal total of
approximately 11,065 units by 2021.
Commercial:
Commercial, Office and industrial forecasts suggest that significant demand will occur by 2021. The Town
Centre Plan has a goal of creatfng between 0.25 – 0.75 new jobs for every dwelling unit in the Town Centre.
Chapter 10, Page 88 Maple Ridge Official Community Plan Bylaw No. 7060-2014
1.4 THE ROLE OF THE AREA PLAN
The Town Centre Area Plan reflects the community’s values and is intended to be the preeminent document
for long range planning and development within the Downtown. Development applicatfons within the Town
Centre will be evaluated against the policies and development permit guidelines housed within this
document. Since the Area Plan policies are a derivatfve of the broader policies within the Official Community
Plan, the Town Centre Area Plan policies must be read in conjunctfon with them.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 89
2.0 GREEN INFRASTRUCTURE
BACKGROUND
Green Infrastructure is the interconnected network of natural and man-made features and functfons
that support the local ecology while improving livability. As an essentfal life support system, Green
Infrastructure involves the integratfon of conservatfon values with the various elements related to
urban development. Components of Green Infrastructure include sensitfve ecosystems, parks,
retentfon and restoratfon of trees and natfve plants in public and private spaces, rainwater
management, green buildings, and energy management.
The Town Centre has less than 20% of its land base (approximately 51 hectares of a total 300 hectares)
in either conservatfon or park space and these are the key areas that sustain local wildlife and
contribute to a healthy urban environment. The Green Infrastructure of an urban setting can be
enhanced through the plantfng of trees, shrubs, and garden areas that link together and create
opportunitfes for wildlife to access shelter, food, and water. In turn, augmentfng habitat for local
wildlife also improves the air quality, appearance, and ambiance of the urban environment for human
habitatfon. The integratfon of Green Infrastructure in urban areas leads to reduced strain on natural
resources, improved air and water quality, generally better health and mental well-being, increased
property values, and a greater sense of place.
Reducing our consumptfon of natural resources is a necessary component of Green Infrastructure, as a
smaller urban footprint will help to conserve and manage our natural resources more efficiently and
effectfvely. Improvements to energy efficiencies may be achieved, for example, through rainwater
management, green buildings, and energy management, thereby leading to a more sustainable
community to be left as a legacy for future generatfons.
Maple Ridge is “a community committed to working toward achieving carbon neutrality”. This quote is
published in Council’s 2025 Vision Statement and is supported by the District’s desire to identffy
possibilitfes for utflizing leading edge environmental technologies. Improving and protectfng our Green
Infrastructure will aid Maple Ridge in achieving this vision.
The primary aim of the Green Infrastructure sectfon is to acknowledge that natural resources are part
of a community life support system and to highlight the benefits of integratfng nature into the urban
fabric.
Chapter 10, Page 90 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2.1 WORKING IN HARMONY WITH NATURAL SYSTEMS
GUIDING PRINCIPLES
Principle 3: Work in Harmony with Natural Systems
Goals:
Preserve, enhance and capitalize on natural amenitfes and create new ones
Protect natural systems from the impacts of development
Principle 4: Buildings and Infrastructure are Greener and Smarter
Goals:
Make it easier to be environmentally friendly
Combine new technologies with rediscovered approaches
Principle 7: The Centre is Distinctive, Attractive and Vibrant
Goal:
Cultfvate an identfty that grows from the heart of the community
OBJECTIVES
Respect and enhance riparian areas and water resources
Protect and enhance a range of wildlife habitats
Increase the quality and amount of green space in the Town Centre
Establish a green system that is linked throughout the Town Centre and beyond
Reduce the generatfon of water pollutfon, air pollutfon, and waste
Manage pollutfon and waste with Best Management Practfces (BMPs)
Identffy and act on appropriate urban ecology opportunitfes
Provide incentfves for the development of environmentally friendly buildings
Explore the possibility of establishing green building and infrastructure standards
Educate on environmental benefits of growing smarter
Increase quality, functfon and amount of mandatory public/open/green space built by the development
community
Incorporate methods of power generatfon from renewable sources
Require sustainable buildings and building systems
Design buildings to adapt to future technologies and uses
Minimize environmental impacts of erosion and waste disposal during constructfon
Manage urban stormwater with green infrastructure methods
Develop green infrastructure that provides for multfple land uses
Develop the “caring” identfty of Maple Ridge
Feature the natural beauty and amenitfes of the place
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 91
2.2 INTEGRATING GREEN
INFRASTRUCTURE
The topic of Green Infrastructure is broad with a range of components that are important to the sustainable
development of the Town Centre. The aim of the Town Centre Area Plan is to create a more sustainable
community, where land is utflized more efficiently and residents may live, work, and play in the community.
Green Infrastructure has an important role to play in achieving the above goals and objectfves and may be
achieved through various means including:
Protectfon of Natural Features
Rainwater Management
Urban Ecology
Building Local Partnerships to Support Environmental Stewardship
Energy Management
Green Buildings
2.2.1 PROTECTION OF NATURAL FEATURES
Natural Features are identffied as environmentally sensitfve areas or conservatfon areas. These features
include watercourses, wetlands, rocky outcrops, and steep slopes. Where development is proposed on a site
within 50 metres of a watercourse or other natural feature, a Watercourse Protectfon Development Permit
and/or a Natural Features Development Permit will be required. Both of these environmental Development
Permits are in the Maple Ridge Official Community Plan.
Conservatfon areas are identffied on the Town Centre Area Land Use Designatfon Map, Schedule 1 in this
plan.
POLICIES
2-1 Maple Ridge will contfnue to protect natural features, while ensuring public safety, including land
resources, water resources, and air quality, under current requirements in the Corporate Strategic Plan,
Maple Ridge Official Community Plan and related policies and bylaws and also in accordance with Provincial
and Federal regulatfons.
Chapter 10, Page 92 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2-2 Greenway Trails (see Sectfon 5.2.1 under Multf-Modal Transportatfon Network and the Multf-Modal
Transportatfon Network Map, Figure 1) will be encouraged through designated conservatfon areas and public
spaces (eg. schools and parks) in accordance with policy 2-1 above, to enable the public to access,
experience, and appreciate natural areas in the Town Centre and provide opportunitfes for recreatfon.
RAINWATER MANAGEMENT
Rainwater is a valuable resource that can be retained, filtered, and released slowly into streams and wetlands
that support a variety of aquatfc and waterfowl species and provide groundwater recharge, wherever
feasible. Rainwater Management is a design with nature approach that integrates drainage infrastructure
planning with community design. The aim is to improve the built environment, while protectfng the natural
environment.
POLICIES
2-3 The Water Balance Model is a planning and design tool that was developed out of an inter-
governmental partnership of municipal, provincial, and federal levels of government, and on which Maple
Ridge is a partner. Maple Ridge will explore the potentfal applicatfon of the Water Balance Model as an
informatfon tool for potentfal development.
2-4 The Liquid Waste Management Plan (LWMP) was prepared as a regional initfatfve by member
governments of the Greater Vancouver Regional District (now Metro Vancouver) and approved in 2002.
Under the LWMP, Maple Ridge will undertake the preparatfon of Integrated Stormwater Management Plans
(ISMP) by 2012.
2-5 Incorporatfng Rainwater Management practfces into on-site and off-site development will be
encouraged and must be in full compliance with Council Policy No. 6.23, Control of Surficial and Groundwater
Discharge in the Area Bounded by 207 Street, 124 Avenue, 224 Street and the Crest of the Fraser River
Escarpment, Council Policy No. 6.24, Subdivision of, or building on, Land within 300 Metres of the Crest of the
Fraser River Escarpment, current requirements in the Maple Ridge Official Community Plan and related
policies and bylaws, and also in accordance with Provincial and Federal regulatfons. Some examples of
Rainwater Management practfces include:
a. bioretentfon areas;
b. rainwater gardens;
c. bio-swales;
d. landscaped curb bulges on street right-of-ways;
e. rainwater harvest for irrigatfon;
f. green roofs.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 93
2-6 Within the Alouette River Watershed (see Alouette River Watershed Boundary Figure 4), an
infiltratfon rate of 90% for on-site and off-site developments will be encouraged, where it is determined by
the District of Maple Ridge to be appropriate and feasible and must be in full compliance with Council Policy
No. 6.23, Control of Surficial and Groundwater Discharge in the Area Bounded by 207 Street, 124 Avenue, 224
Street and the Crest of the Fraser River Escarpment, Council Policy No. 6.24, Subdivision of, or building on,
Land within 300 Metres of the Crest of the Fraser River Escarpment, current requirements in the Maple Ridge
Official Community Plan and related policies and bylaws, and also in accordance with Provincial and Federal
regulatfons.
2-7 For developments with conventfonal stormwater systems, Maple Ridge will encourage the
installatfon of a range of Best Managements Practfces (BMPs), including oil/water separators and innovatfve
materials and technologies that may be available.
2-8 The Maple Ridge Subdivision & Development Servicing Bylaw will be reviewed and updated to reflect
the policies in the Maple Ridge Town Centre Area Plan, including consideratfon of off-site Rainwater
Management practfces.
URBAN ECOLOGY
Urban Ecology can be defined as nature in the city. This includes natural/conservatfon areas, parks, street
trees, gardens, etc. throughout the urban realm. Enhancing Urban Ecology involves improving ecological
value by restoring habitat areas, creatfng links of green space throughout the community, and increasing the
biodiversity of plants and animal species. Opportunitfes for enhancing Urban Ecology exist on both public
and private lands and range from plantfng natfve tree and plant species near streams and wetlands, for
aquatfc habitat, to creatfng a living wall of plants and rain gardens in areas with a high percentage of
impervious surfaces. Landscaping private yards and balconies with gardens that provide food and shelter for
local songbirds and pollinatfng insect species is also a significant contributor to Urban Ecology.
Healthy Urban Ecology contributes to the urban environment by improving air quality and also the quality
and quantfty of water in local streams. Trees are important for carbon storage, interceptfng rainwater,
providing shade and cooling in summer months, reduced energy consumptfon, and creatfng a pleasing and
invitfng environment.
POLICIES
2-9 The use of plant and tree species that are suited for the Maple Ridge climate and that will attract
local songbirds and pollinatfng insects species, such as bees, butterflies, and dragonflies, will be encouraged
in public and private development;
Chapter 10, Page 94 Maple Ridge Official Community Plan Bylaw No. 7060-2014
2-10 Landscaping, as described in policy 2-9 above, will be encouraged in all public and private outdoor
spaces in the Town Centre. For areas with a large amount of paved surfaces, such as surface parking lots and
public plazas, the installatfon of trees, rain gardens, raised planters, and/or living green walls, where feasible,
is encouraged to provide some areas of refuge for wildlife, such as small birds, rainwater interceptfon, cooling
in summer months, reduced glare from pavement, carbon sequestratfon, and a more attractfve urban
environment.
2-11 Trees provide health and economic gains to a community by improving the environment and
reducing energy consumptfon. These benefits will be augmented by increasing the tree populatfon and tree
canopy throughout the Town Centre. Maple Ridge will endeavor to work with Metro Vancouver towards a
goal of 50% tree canopy coverage in the Town Centre and monitor the outcomes on an ongoing basis.
2-12 Where appropriate and feasible, Maple Ridge will encourage naturescaping and urban agriculture
areas be designed as part of the outdoor amenity spaces for multf-family developments.
2-13 Appropriate locatfons for habitat enhancement within Conservatfon Areas and Parks in the Town
Centre will be explored by Maple Ridge with the aim of improving biodiversity for aquatfc and wildlife species,
including providing safe rearing shelters for specific bird and bat species to raise their young.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 95
2-14 Invasive vegetatfve species eradicatfon and restoratfon initfatfves will be encouraged, wherever
possible. These actfvitfes should respect human and animal interface safety issues.
BUILDING LOCAL PARTNERSHIPS TO SUPPORT ENVIRONMENTAL STEWARDSHIP
Maple Ridge is currently engaged in a number of local partnership initfatfves that contribute to enhancing
Green Infrastructure in the Town Centre and surrounding municipality. The value of these partnerships to
the municipality is extraordinary in that they provide community awareness and educatfon, citfzen
engagement in the local community, and improve environmental and community health.
There remain many more opportunitfes for environmental stewardship initfatfves as the community moves
towards a greener and more sustainable Town Centre. To date, Maple Ridge has provided its support for the
following community initfated programs and projects throughout the municipality:
the Stewardship and Environmental Technology Centre,
Compostfng, urban agriculture, community gardens, and naturescaping,
Environmental Signage Programs and Nature Trails, and
Streamkeeper Enhancement Initfatfves.
POLICIES
2-15 Maple Ridge will contfnue to support urban forestry initfatfves and biodiversity conservatfon in the
Town Centre with non-profit organizatfons, stewardship groups, and other local programs in the Town
Centre.
2-16 Educatfon and outreach promotes understanding and partfcipatfon in creatfng a healthy community.
Maple Ridge will contfnue to support educatfon and outreach programs that benefit community health and
the environment. Examples of such programs include local community gardens, organic and pestfcide-free
gardening, community recycling, streamkeeper actfvitfes, naturescaping, and compostfng initfatfves. Maple
Ridge will work with community organizatfons for expansion of these programs or the creatfon of other
similar programs in the Town Centre.
2-17 Maple Ridge will support local stewardship groups in providing educatfon and outreach workshops on
the Naturescape Britfsh Columbia program. Naturescape Britfsh Columbia is a provincially and federally
sponsored organizatfon that aims to educate and support the restoratfon, preservatfon, and enhancement of
wildlife habitat in urban and rural environments.
Chapter 10, Page 96 Maple Ridge Official Community Plan Bylaw No. 7060-2014
ENERGY MANAGEMENT
Managing energy for reduced consumptfon benefits the community by putting less strain on natural
resources and contributfng to a healthier environment. Energy Management includes the use of clean energy
(sources that cause little or no harm to the environment), technologies and management strategies to
conserve energy, create efficiencies in energy consumptfon, as well as reduce energy demand.
The aim of Energy Management is to reduce fossil fuel use (and thereby carbon emissions) and the
consumptfon of non-renewable resources (such as water). Energy Management technologies lead to
increased self-sufficiency for a community and greater control over its own resources.
Examples of cleaner energy sources include geothermal energy, where heatfng and cooling is sourced from
underground, solar energy, biomass, fuel cells, and wind power. Accessing energy from one of these systems
could be used to heat or cool municipal buildings and also possibly the surrounding apartment buildings
within close proximity to the energy source.
Technologies that help to reduce energy demand and create efficiencies include motfon or heat detectfng
sensors for light switches, heat recovery ventflatfon, solar (trombe) walls, and solar orientatfon for buildings.
Although these systems can be more expensive at the tfme of installatfon, they provide significant cost-
savings, reduced energy consumptfon, and lower carbon emissions than from conventfonal systems over the
long-term.
POLICIES
2-18 An energy and emissions study and plan will be undertaken by Maple Ridge to identffy viable
municipal energy efficiency optfons and set performance targets over the long-term.
2-19 Maple Ridge may examine the applicatfon of a District energy system in the long-term redevelopment
of the Town Centre.
2-20 Energy efficient design and Best Management Practfces are encouraged in all developments in the
Town Centre.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 97
GREEN BUILDINGS
Green Buildings make up an important part of Green Infrastructure, in that they are designed to consider the
environmental impact of a building throughout its entfre lifecycle. From site selectfon through design,
constructfon, and use a Green Building consumes fewer resources and emits fewer pollutants than a similar
building designed and constructed without any Green technology. These buildings also tend to be healthier
buildings by providing better air quality through a higher rate of ventflatfon and by selectfng environmentally
responsible non-toxic materials.
POLICIES
2-21 Maple Ridge will undertake a study for the purpose of preparing a green buildings standard for
municipal buildings.
2-22 Maple Ridge supports the green technologies that are embedded in the Town Centre Development
Permit Guidelines and encourages the incorporatfon of these into development, wherever feasible.
2-23 The creatfon of an incentfve program will be explored by Maple Ridge to encourage Green Building
development in the Town Centre.
2-24 Achieving a LEED (Leadership in Energy & Environmental Design), Built Green, or similar certfficatfon
program is encouraged, wherever appropriate and feasible.
Chapter 10, Page 98 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.0 LAND USE IN THE TOWN CENTRE
3.1 A PLACE TO LIVE, WORK & PLAY
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goals:
Increase density and distribute a range of uses throughout the Centre
Enhance opportunitfes for personal development and recreatfon
BACKGROUND
Maple Ridge Town Centre will face an excitfng challenge over the next twelve years as it antfcipates an
additfonal 14,700 people moving into the neighbourhood. This is 50% of the total expected populatfon
increase for all of Maple Ridge to 2021. A populatfon increase of this size will likely mean an additfonal
7,000 housing units within the Town Centre. Along with this increased housing demand, Town Centre
residents can expect to see an increase in retail, services, business offices, and jobs. Accommodatfng
this growth will require an increase in density throughout the Town Centre. The highest densitfes and
greatest mix of uses can be expected primarily within the Central Business District (see Figure 2 for
CBD boundaries), making this area the most pedestrian-oriented part of the neighbourhood.
More density in the Town Centre will result in the revitalizatfon of the downtown area, provision of
new and varied housing optfons, a populatfon base of sufficient size to support more local businesses,
and improved public transit. To enhance public safety and draw more “eyes on the street”, as the
Town Centre neighbourhood grows, the design consideratfons involved in new development will play a
major role in creatfng spaces that feel secure and attract pedestrian actfvity and social interactfon.
The lands within the Maple Ridge Town Centre are subject to the designated Land Uses identified on
the Town Centre Area Land Use Designation Map, Schedule 1, which are based on goals identified by
the community.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 99
Principle 5: Housing Serves Many Needs
Goals:
Increase housing optfons to provide for all ages, economic status, and life stages
Increase density in the Centre by integratfng housing with other uses
Principle 6: Jobs are Close to Home
Goals:
Encourage all types of jobs, including new and non-traditfonal businesses and workplaces
Attract investment by supportfng business needs
Principle 7: The Centre is Distinctive, Attractive, and Vibrant
Goals:
Cultfvate an identfty that grows from the heart of the community
Establish the Centre as a hub of actfvity
Principle 8: Everyone Has a Voice
Goal:
Create safe spaces and opportunitfes for all members of the community
Create opportunitfes for open dialogue among members of the community
OBJECTIVES
Incorporate mixed use development opportunitfes
Integrate housing for all demographics
Ensure a variety of housing types and tenures that are fully accessible and accommodate special needs
Integrate affordable housing with market housing
Improve rental housing stock and optfons
Design housing for flexibility of use over its lifetfme
Design housing to strengthen social relatfonships
Encourage housing for people in transitfon
Enhance opportunitfes for living, working, shopping, and service provision
Integrate waterfront development into the Centre
Develop on currently undeveloped lots
Encourage educatfonal/training facilitfes
Increase civic development and retail development for job creatfon
Incorporate live/work and work/live developments
Welcome unique industries/business opportunitfes
Provide more public green space within the core
Maintain views of mountains
Maintain access and views to Fraser River
Feature the natural beauty and amenitfes of the place
Encourage art in public and private spaces
Chapter 10, Page 100 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3.2 GENERAL LAND USE
REQUIREMENTS
POLICIES
3-1 An increase in residentfal and commercial density is encouraged in the Town Centre, partfcularly
within the Central Business District (see Figure 2 for boundaries of CBD). Land use should include a mix of
housing types catering to various demographics, including affordable and special needs housing, within
walking distance to a broad mixture of uses, including shops, services, cultural facilitfes, and recreatfon.
3-2 Office use will be encouraged, partfcularly over ground level units in a mixed-use development,
within and around the Central Business District and also in the commercial designated areas of Port Haney.
3-3 Commercial uses that support the residentfal populatfon of the Town Centre through the provision of
necessary goods, including food, and services such as medical care are a priority functfon and will be
encouraged to develop or remain in and around the Central Business District of the Town Centre and in the
commercial designated areas of Port Haney.
3-4 Hospitality, cultural, recreatfon and entertainment uses will be encouraged. This includes hotels,
restaurants, theatres, art galleries and other venues that contribute to the attractfon and amenity of the
Town Centre and the Fraser River waterfront for both residents and tourists.
3-5 Community uses, partfcularly those that serve a broad area of the Maple Ridge municipality, such as
government offices, places of worship, libraries, museums, community, recreatfon, entertainment and
cultural centres are encouraged in the Town Centre.
3-6 Along arterial and collector streets and also within the Central Business District, Maple Ridge shall
generally not support changes in land use designatfon and zoning that would have the effect of reducing
employment opportunitfes or housing density.
3-7 To ensure a wide range of housing needs are accommodated within the Town Centre area, Maple
Ridge will work with other areas of government and housing agencies to encourage and support
development that provides:
a. for those with special housing needs due to income, age, or disability, as an appropriate share of the
Town Centre’s housing stock;
b. special needs housing incorporated within the Town Centre community and located close to public
transit, shopping and services, and parks and recreatfon.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 101
3-8 Where there are potentfal opportunitfes for designing flexibility into new development, these will be
encouraged to help the community adapt as building uses evolve over tfme. Flexible design includes, but is
not limited to, enabling the creatfon of additfonal rooms in housing units for growing families, the retrofit of a
housing unit for people with disabilitfes, the change in use of a housing unit to a commercial unit, or vice-
versa.
3-9 The adaptfve re-use of heritage buildings and sites is encouraged, by potentfally convertfng a single-
family use to a commercial or instftutfonal use, or vice-versa (where land use designatfon and appropriate
zoning permits), or from a single-family use to a duplex or multf-family use. This policy applies to buildings
and/or sites that are determined by the District of Maple Ridge to have heritage value and/or heritage
character, including listfngs on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register.
3-10 Land assembly or lot consolidatfon proposed in conjunctfon with development, redevelopment,
conversion, or infilling should meet the following conditfons:
a. That any residual lots or remaining land parcels are left in a configuratfon and lot area which are suitable
for a future development proposal, or can be consolidated with other abutting residual lots or land parcel
and complies with the applicable Land Use Designatfons and Policies of Sectfon 3.3 of this Plan;
b. The use of any residual abutting lots or land parcels can contfnue to functfon in accordance with the
applicable Land Use Designatfon and Policies of 3.3 of this Plan;
c. Residual abutting lots or land parcels are not isolated or left in a conditfon which is unsuitable for
redevelopment or unsuitable for the maintenance of the existfng land use;
d. The land assembly proposal will incorporate adequate impact mitfgatfon measures such as the provision
of buffers, landscaping, site design, building arrangements and building design to ensure compatfbility
with abutting existfng land uses.
3-11 Viewscape studies may be required for proposed buildings greater than three (3) storeys in height,
where views may be impacted towards Golden Ears peaks to the north and the Fraser River to the south.
Important viewscapes have been identffied along 224th Street, within Port Haney, and the south slopes of the
Town Centre on 116th and on 227th. In locatfons where it is deemed that key viewscapes will be impacted, an
increase in density, or the proposed form, may not be supported.
3-12 High density development that is four or more storeys in height may be required to include a shadow
study in consideratfon of adjacent sites to address potentfal impacts on available daylight. Consideratfon
should also be given to the privacy of residents in existfng buildings.
3-13 Maple Ridge encourages noise and vibratfon abatement measures for all buildings within 75 metres
of the nearest railway track. Residentfal developments exceeding CMHC (Canada Mortgage and Housing
Corporatfon) acceptable noise levels will not be supported. For developments within the 75 metre range, a
report prepared by a professional with expertfse in railway noise mitfgatfon should be provided and contain
the following:
a. An assessment of the noise and vibratfon levels at the site;
b. Recommendatfons for design measures to mitfgate noise and vibratfon levels above acceptable standards
recommended by Canada Mortgage and Housing Corporatfon Guidelines.
Chapter 10, Page 102 Maple Ridge Official Community Plan Bylaw No. 7060-2014
NOTE: Heritage buildings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register may
be exempt from this policy.
3-14 Creatfng public outdoor meetfng spaces will be encouraged in appropriate locatfons within the
Central Business District and may take the form of urban squares, plazas, courtyards, or passageways
between buildings. These areas will be landscaped with trees and plants that will attract birds and insects
and also provide seatfng areas for people to rest, reflect, or meet and visit with others. Incorporatfng public
art into these spaces will be encouraged.
3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multf-family uses, and
instftutfonal uses in the Town Centre. Below grade parking structures are partfcularly encouraged for Low-
Rise, Medium, and High-Rise Apartment, Mixed-Use, Flexible Mixed-Use/Live-Work, Commercial, and
Instftutfonal buildings. Above grade concealed parking is a viable optfon where building height (six or more
storeys) coupled with challenging site conditfons make it cost prohibitfve to provide all required parking
spaces in an underground structure. Above grade parking structures should be designed in such a manner
that the pedestrian realm, streetscape façade, and protected views of the Town Centre are not impaired.
3-16 Principles of CPTED (Crime Preventfon through Environmental Design) should be applied, partfcularly
to the internal spaces and finishing of all parking garage structures.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 103
3.3 LAND USE DESIGNATIONS
The land use designatfons discussed in this sectfon are as follows:
Single-Family Residentfal
Ground-Oriented Multf-Family
Low-Rise Apartment
Medium & High-Rise Apartment
Flexible Mixed-Use
Town Centre Commercial
Port Haney Heritage Adaptfve Use
Port Haney Multf-Family, Commercial, and Mixed-Use
Instftutfonal
The lands within the Maple Ridge Town Centre are subject to the designated Land Uses identified on the Town
Centre Area Land Use Designation Map, Schedule 1, which are based on goals identified by the community.
BACKGROUND
Maple Ridge Town Centre will contfnue to evolve over tfme with a change in demographics, range of
incomes, household types and tenures, and housing trends. Increasing housing optfons makes it
possible for residents to live in the neighbourhood for their entfre lifetfme, as housing needs change
with age. Although more traditfonal forms of housing will contfnue to be a popular choice, it is
expected that the growing residency in the Town Centre will bring a greater demand for non-
traditfonal housing forms to accommodate demographics such as singles, empty nesters, single parent
families, childless couples, seniors on fixed income, and recent post-secondary educatfon graduates.
Meetfng the projected demand for a range of housing types is supported by planning for increased
housing density in the Town Centre, partfcularly in and around the Central Business District, and also
encouraging a mix of housing tenures throughout the neighbourhood.
With the projectfon of a significant increase in populatfon and density in the Town Centre, it is
antfcipated that a demand for services, shopping, and jobs will begin to grow. Living close to
commercial amenitfes and to work means less tfme is spent driving each day and more tfme can be
devoted to family life, recreatfon, culture and the arts, educatfon, and other personal interests. The
Maple Ridge Town Centre Concept Plan antfcipates that while the Town Centre will contfnue to face
competftfon from shopping areas outside of the neighbourhood, job demand within the Town Centre
will likely range between 0.25 and 0.75 jobs for every dwelling unit over the next five to ten years.
Chapter 10, Page 104 Maple Ridge Official Community Plan Bylaw No. 7060-2014
SINGLE-FAMILY RESIDENTIAL
The Single Family Residentfal designatfon in the Town Centre provides optfons for increasing density and
choice of housing form, while retaining the single family character in these established neighbourhood
blocks.
POLICIES
3-17 To enable some densificatfon in areas designated for Single-Family Residentfal, Maple Ridge will
consider:
a. A Detached Garden Suite, subject to consistency with the Maple
Ridge Detached Garden Suites policy;
b. A Secondary Suite within a principle single-family use dwelling,
subject to consistency with the existfng Maple Ridge Secondary
Suite Bylaws.
c. Lot size of 213m2 to 370m2 is permitted, where vehicle access is
from a rear lane only.
d. Minimum lot size of 371m2 is permitted, where driveway access is
located from the rear lane or the street.
e. Duplex development will be permitted on a corner lot or a lot with
lane access to concealed parking. The minimum lot size for duplex
development is 557m2 and the character of the development
should be similar to a single-family development in its size, scale,
and massing.
GROUND-ORIENTED MULTI-FAMILY
The Ground-Oriented Multf-Family use is intended to provide housing optfons that range from a low
density attached form to a medium-high density attached form of ground-oriented housing that will generally
be a maximum of three (3) storeys in height with ground level access to each unit. The development forms
include townhouse, rowhouse, and stacked townhouse.
POLICIES
3-18 Ground-Oriented Multf-Family development should be a maximum of three (3) storeys in height, with
ground level entry to each unit, except for the stacked townhouse form (see Policy 3-21).
3-19 Townhouse development typically includes an internal private street for vehicle access to each unit.
All townhouse form of development should include the following characteristfcs:
a. a site size and configuratfon that allows for two (2) or more units to face directly onto the street;
b. residentfal parking is provided in a ground level concealed structure or underground structure;
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 105
3-20 Rowhouse development is an urban form of townhouse development that does not have the
internalized private road system typical of townhouse developments. Rowhouse development in the Town
Centre Area should include the following characteristfcs:
a. each rowhouse unit frontfng directly onto a street;
b. parking accessed from a rear laneway;
c. residentfal parking is provided in a ground level concealed structure
or underground structure;
d. all units will provide private outdoor amenity space in the rear yard
as required in the Maple Ridge Zoning Bylaw.
3-21 Stacked townhouse development is intended to provide an
affordable, attached, ground-oriented housing form, where units are
layered one above the other. Units are slightly smaller than a typical
townhouse, but slightly larger than a low-rise apartment. A stacked
townhouse form should include the following characteristfcs:
a. Generally a maximum building height of three (3) storeys, however,
four (4) storeys may be considered where units are built on a slope
and where the four (4) storey height is compatfble with surrounding buildings;
b. a separate ground-oriented entry for each unit;
c. residentfal parking is provided in a ground level concealed structure or underground structure;
LOW-RISE APARTMENT
POLICIES
The Low-Rise Apartment use is intended for development in a three
(3) to five (5) storey apartment form where units are accessed from an
internal corridor and residentfal parking is provided underground.
3-22 All Low-Rise Apartment developments should be a minimum of
three (3) storeys and a maximum of five (5) storeys in height.
MEDIUM AND HIGH-RISE APARTMENT
The areas designated Medium & High-Rise Apartment are intended for an apartment form that is a
minimum of six (6) storeys and may reach over twenty (20) storeys, with residentfal parking provided either
underground or within a fully enclosed parking garage.
Chapter 10, Page 106 Maple Ridge Official Community Plan Bylaw No. 7060-2014
POLICIES
3-23 All Medium & High-Rise Apartment developments should be a minimum of six (6) storeys and may
reach over twenty (20) storeys.
3-24 Each ground level unit should have its own private exterior entrance in additfon to the common entry
and corridors.
FLEXIBLE MIXED-USE
The locatfon of the Flexible Mixed-Use designatfon is within the Town Centre Central Business District, very
close to shops and services and is intended to provide flexibility in building use over the lifespan of a
development to potentfally be used for Mixed-Use or residentfal only. Buildings should be a minimum of
three (3) and a maximum of five (5) storeys in height.
Mixed-Use development is defined as a development with commercial (i.e. retail or service use) on the
ground floor and office or residentfal use above. However, with Flexible Mixed-Use, the ground floor use is
flexible and may be developed as a residentfal use with the ability to convert to a commercial use in the
future.
POLICIES
3-25 Buildings should be a minimum of three (3) and a maximum five (5) storeys in height.
3-26 Multf-family residentfal is a permitted use in Flexible Mixed-Use, but must be designed with the
flexibility to convert ground floor units to a commercial use in the future.
3-27 Retail, service, and entertainment uses, in a Mixed-Use development, shall be encouraged on the
ground floor with office and/or residentfal uses encouraged in the second storey and above.
3-28 Maple Ridge will undertake research into expanded home-occupatfon regulatfons for the Mixed-Use
designatfon.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 107
TOWN CENTRE COMMERCIAL
Most of the Town Centre Central Business District is designated Town Centre Commercial with the intent to
create a compact and vibrant commercial area that is pedestrian-oriented. Permitted uses include
commercial, mixed-use, and multf-family residentfal (see Schedule G of Maple Ridge Zoning Bylaw for
locatfons where commercial use is required on the ground floor). In areas where ground-floor commercial is
not required, a Multf-Family Residentfal use is permitted in this designatfon.
POLICIES
3-29 Building heights within the Town Centre Commercial will range
from three (3) storeys in height to over twenty (20) storeys. Generally,
building heights should not be permitted greater than twenty-five (25)
storeys.
3-30 Multf-Family Residentfal use is permitted as a principle use in
the Town Centre Commercial designatfon, except where identffied on
Schedule G as “Ground Floor Commercial Required” in the Maple Ridge
Zoning Bylaw, where the ground floor use is to be commercial.
3-31 Within a Mixed-Use development, retail, service, and
entertainment uses shall be encouraged at ground level with office and/or residentfal uses encouraged above
-grade.
PORT HANEY & FRASER RIVER WATERFRONT AREA
O PORT HANEY HERITAGE ADAPTIVE USE
O PORT HANEY MULTI-FAMILY, COMMERCIAL & MIXED-USE
The Port Haney & Fraser River Waterfront Area is recognized as an area in transitfon. The community has
expressed a desire to retain the special quality and history of this locale that overlooks the Fraser River and is
within walking distance to the Town Centre Central Business District. Retaining the historical character of this
once vibrant townsite, while encouraging revitalizatfon, is the intentfon for this special place that holds
significant meaning to Maple Ridge.
There is interest and support within the community to create a tourist area along the Fraser River waterfront
that includes enhancing the wharf and creatfng a boardwalk at the foot of the historical Port Haney
commercial hub.
Chapter 10, Page 108 Maple Ridge Official Community Plan Bylaw No. 7060-2014
The uses permitted in this area are Port Haney Heritage Adaptfve Use and Port Haney Multf-Family,
Commercial & Fraser River Waterfront.
PORT HANEY HERITAGE ADAPTIVE USE
The propertfes located in the Port Haney Heritage Adaptfve Use designatfon are recognized for their heritage
value. Three of these propertfes are listed on the Maple Ridge Heritage Inventory, two are listed on the
Maple Ridge Heritage Register, and one is a designated heritage property (St. Andrew’s Presbyterian Church).
POLICIES
3-32 Maple Ridge will contfnue to encourage the conservatfon and
designatfon of heritage propertfes recognized as having heritage value.
3-33 Adaptfve re-use of heritage propertfes is encouraged to enable
the longevity of use and ongoing conservatfon of historical resources.
PORT HANEY MULTI-FAMILY, COMMERCIAL & MIXED-USE
Revitalizatfon of the Port Haney & Fraser River Waterfront Area involves flexible optfons for new
development and existfng buildings that are recognized as having heritage value.
The uses permitted in the Port Haney Multf-Family, Commercial, & Mixed-Use designatfon include ground-
oriented development forms (such as rowhouse, townhouse, or stacked townhouse), low-rise apartment, and
commercial or mixed-use.
POLICIES
3-34 Maple Ridge will contfnue to encourage the conservatfon and designatfon of heritage propertfes
recognized as having heritage value.
3-35 Adaptfve re-use of heritage propertfes is encouraged to enable the longevity of use and ongoing
conservatfon of historical resources.
3-36 Parking is encouraged to be accessed from a rear lane or side-street, wherever feasible.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 109
3-37 Ground-oriented Multf-Family residentfal development should be a maximum of three storeys in
height, however, four (4) storeys may be considered for a stacked townhouse form where units are built on a
slope and where the four (4) storey height is compatfble with surrounding buildings. Ground-oriented multf-
family should have the following characteristfcs:
a. A separate ground level entry for each unit;
b. Residentfal parking within an enclosed garage or underground parking structure;
c. All units within a row-house or townhouse form of development must face onto a street;
3-38 Low-rise Multf-Family apartment, Commercial, and Mixed-Use in Port Haney should be a minimum of
three (3) storeys and a maximum of four (4) storeys in height, with at least 90% of required parking provided
underground.
3-39 Commercial or Mixed-Use development is encouraged to establish a connectfon between the Fraser
River waterfront and the Port Haney area and to attract people and actfvity to the waterfront area.
3-40 Within a Mixed-Use development, retail, service, and entertainment uses shall be encouraged at-
grade with office and residentfal uses encouraged above-grade.
Chapter 10, Page 110 Maple Ridge Official Community Plan Bylaw No. 7060-2014
3-41 Maple Ridge will undertake a study of this area to determine the feasibility of developing a wharf and
boardwalk that would connect east/west walking trails along the Fraser River and possibly include additfonal
commercial development.
INSTITUTIONAL
Instftutfonal uses in the Town Centre include the Municipal Hall, The ACT Theatre, the Leisure Centre, Greg
Moore Youth Centre, public library, RCMP, Fire Hall, churches, and elementary schools. These uses are
important community resources that serve the Town Centre and entfre Maple Ridge community.
POLICIES
3-42 The integratfon of instftutfonal uses with other uses in the community is encouraged and will be
supported based on the following criteria:
a. compatfbility with adjacent uses, the neighbourhood context and natural features;
b. compatfbility with the character and quality of the surrounding area;
c. located near public transit;
d. have direct access to a major corridor as identffied on Figure 4 in the Maple Ridge Official Community
Plan.
3-43 The adaptfve re-use of existfng instftutfonal buildings, including heritage buildings identffied on the
Maple Ridge Heritage Inventory or the Heritage Register is encouraged.
3-44 Post-secondary, internatfonal student programs, and contfnuing educatfon uses are encouraged
within the Town Centre, recognizing that these uses may also occur in the commercial land use designatfon.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 111
4.0 PARK AND CONSERVATION
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goal:
Enhance opportunitfes for personal development and recreatfon
Principle 3: Work in Harmony with Natural Systems
Goals:
Preserve, enhance and capitalize on natural amenitfes and create new ones
Protect natural systems from the impacts of development
Principle 4: Buildings and Infrastructure are greener and smarter
Goals:
Make it easier to be environmentally friendly
BACKGROUND
Parks are an integral part of a livable community. They provide a range of benefits that contribute to
health and wellness that include sports, recreatfon, nature viewing, biodiversity, social interactfon,
community gatherings, festfvals, and public events.
The trees and plant materials in Park and Conservatfon areas provide shade and nutrients for aquatfc
habitat in creeks as well as wildlife habitat for songbirds, small mammals and insect pollinator species,
such as butterflies, bees, and dragonflies. As the populatfon contfnues to increase in the Town Centre
so will the demand for public space that provides for recreatfonal actfvitfes and social meetfng places.
Chapter 10, Page 112 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Principle 8: Everyone has a Voice
Goals:
Create safe spaces and opportunitfes for all members of the community
Create opportunitfes for open dialogue among members of the community
OBJECTIVES
Provide more public green space within the core
Protect and enhance a range of wildlife habitats
Improve recreatfon opportunitfes, partfcularly for youth
Improve and secure public access to natural places, including streams and waterfront
Design easily accessible public spaces
Respect and enhance riparian areas and water resources
Protect and enhance a range of wildlife habitats
Identffy and act on appropriate urban ecology opportunitfes
Feature the natural beauty and amenitfes of the place
Encourage art in public and private spaces
Enhance the urban public environment
Provide opportunitfes for festfvals and community events
Utflize park space for daily actfvitfes as well as special events
Create spaces and opportunitfes for all age groups and social stratas
Integrate spaces to foster social relatfonships
Provide public gathering spaces
POLICIES
4-1 An increase in green space and accessibility to Park spaces will be pursued through increasing the
amount and distributfon of public parks in the Town Centre to help meet the daily actfvity needs of the
community and also provide various spaces for public gatherings, and special events.
4-2 Maple Ridge will pursue the creatfon of new park locatfons, as identffied on the Town Centre Area
Land Use Designatfon Map, Schedule 1, subject to the Parks Master Plan Maple Ridge and Pitt Meadows
Parks, Recreatfon & Culture Master Plan and budgetary constraints:
a. 121st Ave. & Edge St.
b. North portfon of Eric Langton Elementary School site
c. 221st Ave. & 119th Ave.
d. Church Ave. and 222nd St.
e. 121st Ave. and 222nd St.
f. 121st Ave. and 227th St.
g. St. Anne Ave. and 223rd St.
h. Foot of 224th and 116th Ave.
i. Foot of 225th and 227th St. on south side of Haney Bypass
j. South of River Road at west edge of Town Centre Area boundary
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 113
4-3 The uses within new and existfng Park spaces will be considered to ensure that they are serving the
needs of all age demographics, partfcularly seniors and youth.
4-4 Maple Ridge will contfnue to work with the Parks & Leisure Services Commission on the delivery of
recreatfon programs that meet the needs of all age groups, genders, income levels, and ability levels within
the community.
4-5 In order to ensure that Town Centre Park spaces are accessible to everyone, including those with
physical disabilitfes, Maple Ridge will contfnue to work with the Municipal Advisory Committee on
Accessibility Issues to ensure accessibility needs are considered and addressed.
4-6 As the amount of municipally-owned park space contfnues to grow in the Town Centre area, Maple
Ridge will consider providing space for a community garden on a publicly owned site, in an area where there
is sufficient neighbourhood demand for this use. The common area of a community garden may include fruit
trees and other edible landscaping for community use, distributfon, or for sale where proceeds go directly to
a registered charitable or non-profit community organizatfon.
4-7 Maple Ridge will look for opportunitfes to incorporate pocket parks into the urban environment,
partfcularly in the Central Business District. Pocket parks are attractfve public spaces that are landscaped
with trees, shrubs, attractfve paving, comfortable seatfng areas, and sometfmes incorporate public art. Public
plazas and small urban park spaces are examples of pocket parks.
4-8 The enhancement of urban ecology within the Town Centre is necessary to provide connected areas
of naturalized habitat for various forms of wildlife. To encourage a variety of small wildlife, birds, and insects,
and to provide shade and nutrients to watercourses and wetlands for aquatfc species. Appropriate natfve
shrub and plant material will be used in Park and Conservatfon areas, wherever feasible.
4-9 Maple Ridge will explore the potentfal of plantfng fruit bearing trees in suitable locatfons in public
parks to attract small wildlife, songbirds, and insect pollinator species and also consider working with
charitable organizatfons to harvest the fruit for charity use.
4-10 Conservatfon areas are intended for viewing and interpretatfon only. Where appropriate, Greenway
Trails may be incorporated into these areas for the enjoyment of experiencing these natural systems (See
Multf-Modal Transportatfon Network Map, Figure 1, for intended Greenway Trails). A Greenway Trail is a
recreatfonal pathway that connects recreatfon sites and other points of interest in the community. These
trails provide opportunitfes for walking/hiking, mountain biking, or jogging.
4-11 All public or privately owned sites in the Town Centre that contain a watercourse, wetland area,
rocky outcrop, or steep slope, will contfnue to be subject to the environmental policies in the Maple Ridge
Official Community Plan and all related environmental protectfon bylaws.
Chapter 10, Page 114 Maple Ridge Official Community Plan Bylaw No. 7060-2014
4-12 All sites in the Town Centre that are designated for Park and Conservatfon are subject to the Maple
Ridge and Pitt Meadows Parks, Recreatfon & Culture Master Plan.
4-13 Maple Ridge will consider some commercial uses within lands designated Park in the Town Centre.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 115
5.0 MULTI-MODAL TRANSPORTATION
NETWORK
BACKGROUND
Transportatfon is an important issue for the future of Maple Ridge and its Town Centre. It is estfmated
that approximately 80% of all trips currently made by Maple Ridge residents are by private automobile,
11.3% of trips are made on foot or by bicycle, and 4.8% by public transit. One of the biggest challenges
put forth as a community goal in the Town Centre Concept Plan is to reduce the dependence on private
automobile use in the Town Centre neighbourhood and create a neighbourhood environment that is
enjoyable to explore by foot, bicycle, wheelchair, scooter, etc.
Increasing density and the land use mix will help towards the reductfon of car dependence in the Town
Centre, but many people will not choose alternatfve transportatfon on a regular basis unless the routes
to their destfnatfons are safe, accessible, convenient, and provide a greater benefit than travel by car.
The Multf-Modal Transportatfon Network sectfon focuses on enhancing the experience for alternatfve
transportatfon modes, providing safe and interconnected routes, as well as providing incentfves that
together will help cultfvate an increase in alternatfve transportatfon choices within the Town Centre.
All Multf-Modal Transportatfon Network policies aim to consider the need for universal accessibility
throughout the Town Centre. As such, this plan intends to specifically recognize the importance of
design that is sensitfve to travel modes such as wheelchairs, canes, strollers, and mobility devices used
by pedestrians with disabilitfes, as well as by families, teenagers, seniors, and visually impaired people.
This plan acknowledges that transportatfon design shall include strategies for universal accessibility,
and that the word “pedestrian” includes this broader cross-sectfon of the populatfon.
The Multi-Modal Transportation Network Map, Figure 1 indicates the general routes and connections,
to be preserved and developed for a multi-modal community. The Figure 1 map will reflect as
accurately as possible the existing multi-modal network.
Chapter 10, Page 116 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5.1 OFFERING TRANSPORTATION CHOICES
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goals:
Increase density and distribute a range of uses throughout the Centre
Enhance Opportunitfes for personal development and recreatfon
Principle 2: Options to Our Cars Exist
Goals:
Acknowledge and respect pedestrian needs
Increase transit modes, availability, and destfnatfons
Principle 7: The Centre is distinctive, attractive, and vibrant
Goals:
Cultfvate an identfty that grows from the heart of the community
Establish the Centre as a hub of actfvity
Principle 8: Everyone Has a Voice
Goals:
Create safe spaces and opportunitfes for all members of the community
OBJECTIVES
Create links between the Centre and other hubs within Maple Ridge
Improve and secure public access to natural places, including streams and waterfront
Promote the social integratfon of all ages and groups through shared or adjacent facilitfes and spaces
Design easily accessed public spaces
Ensure public safety and security, and accessibility throughout the Centre
Prioritfze the safety of pedestrians
Enhance pedestrian experience
Designate pedestrian-only areas/no-car zones
Enhance connectfvity of pedestrian and other non-vehicular routes
Utflize and upgrade laneways, sidewalks, and other existfng paths for pedestrians, bicycles, etc.
Design for short walking distances to reach daily needs
Establish an internal transit system for the Centre
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 117
Increase the frequency of transit services both internally and to out-lying areas
Increase and improve access from river to Centre
Provide water transportatfon optfons
Ensure public safety for all transportatfon modes
Develop the “caring” identfty of Maple Ridge
Enhance the urban public environment
Create easily accessible routes to key destfnatfons
Encourage symbiotfc relatfonships between lands and land users
Create spaces and opportunitfes for all age groups and social stratas
Integrate spaces to foster social relatfonships
Empower the least powerful
Ensure safety
Provide public gathering spaces
Use names that reflect the community identfty
POLICIES
5-1 Universal accessibility is encouraged in transportatfon planning and design within the Town Centre.
Wherever possible, the accessibility needs of wheelchairs, the visually impaired, strollers, scooters, and other
mobility devices used by pedestrians with disabilitfes, as well as by families, teenagers, and seniors will be
accommodated in the design of sidewalks, public plazas, and other public spaces throughout the Town
Centre.
5-2 A guide containing universal accessibility design optfons will be developed by Maple Ridge to become
a reference tool for creatfng barrier-free public spaces.
5-3 Maple Ridge will undertake a study to review street servicing standards in the Town Centre and
establish street servicing standards and design guidelines in accordance with the policies in the Town Centre
Area Plan and in consideratfon of the related recommendatfons in the Town Centre Parking Strategy Final
Report to redesign streets. Prior to the preparatfon of this standards and design guidelines document,
development applicatfons and servicing drawings will be reviewed in accordance to the Town Centre Area
Plan with the intent to strive for accommodatfng all uses identffied within road right-of-ways, where feasible.
5-4 Maple Ridge will monitor the concept of “unbundled” as it rolls out through the Metro Vancouver
Region. Unbundled parking is where the price of a unit is separated from the price of available parking stalls.
With unbundled parking, purchasers have a choice of buying no stall, one stall, or two or more stalls with
their unit. The intent of such a policy is to facilitate greater balance in the supply and demand of parking
spaces in the Town Centre.
5-5 The appointment of a Transportatfon Demand Management Coordinator to develop and maintain a
Transportatfon Demand Management program for the Town Centre, will be investfgated by Maple Ridge.
Chapter 10, Page 118 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5-6 The formatfon of a Parking Advisory Committee, to advise Council on parking supply management,
will be investfgated by Maple Ridge. The members of this Committee will be at the discretfon of Council and
should include a member(s) of Council and a member(s) of the Downtown Parking Society.
5-7 The enhancement of transportatfon circulatfon within the Maple Ridge Town Centre will be
encouraged with extensions street right-of-ways, as shown on Schedule 1 and Figure 1 of the Town Centre
Area Plan.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 119
5.2 DEFINING THE TRANSPORTATION
NETWORK
Maple Ridge Town Centre was originally developed with the traditfonal grid street pattern and over tfme it
has remained as a fairly well-developed and predominantly interconnected street network. Within the Town
Centre transportatfon network, specific interconnected routes have been identffied for automobiles, bicycles,
and pedestrians (which includes consideratfon for the needs of people with disabilitfes and accessibility
issues) and are located on the Multf-Modal Transportatfon Network Map, Figure 1.
The aim of identffying defined routes in the Town Centre is to improve the pedestrian and cycling
environment by enhancing circulatfon for all modes of travel. Multf-modal transportatfon routes have been
selected throughout the Town Centre with specific policies intended to encourage people to choose an
optfon to the car and are identffied on the Multf-Modal Transportatfon Network Map, Figure 1, as follows and
defined below:
Civic Area Ring Route
Civic Area Pedestrian Network
Connectfve Pedestrian Network
Bicycle Network
Secondary Ring Route
Greenway Trail
In additfon to establishing the above routes within the Town Centre to improve circulatfon for all modes of
transportatfon, policies have been created for:
Laneways;
Public Transit; and
Fraser River and Waterfront
The waterfront and the Fraser River itself are two underutflized community assets and the creatfon of a multf-
modal pathway is intended to fully integrate the river’s benefits into the Town Centre neighbourhood.
5.2.1 MULTI-MODAL ROUTES
The Multi-Modal Transportation Network Map, Figure 1 indicates the general routes and connections, to be
preserved and developed for a multi-modal community. The Figure 1 map will reflect as accurately as possible
the existing multi-modal network.
Chapter 10, Page 120 Maple Ridge Official Community Plan Bylaw No. 7060-2014
CIVIC CORE RING ROUTE & CIVIC CORE PEDESTRIAN NETWORK
The Civic Core Ring Route is expected to experience a range of modalitfes that includes pedestrians, bicyclists,
transit, and automobiles. On the route emphasis will be placed on wide pedestrian-friendly sidewalks with
street trees, hanging baskets, and wayfinding signage. Where public space permits there may be
opportunitfes for benches, rain gardens, and public art.
Routes that lie within the boundaries of the Civic Core Ring Route are identffied as the Civic Core Pedestrian
Network and have similar characteristfcs to the Civic Core Ring Route.
CONNECTIVE PEDESTRIAN NETWORK
The Connectfve Pedestrian Network provides pedestrian-friendly linkages outside of the Civic Core, but within
the boundaries of the Town Centre neighbourhood. All roadways within the Town Centre will be required to
accommodate pedestrians, but the Connectfve Pedestrian Network should be designed to enhance the
pedestrian experience with separated sidewalks on both sides of street, street trees, and wayfinding signage.
BICYCLE NETWORK
The Bicycle Network consists of various routes for cyclists to travel within the Town Centre area. These
routes may have dedicated bicycle lanes, where feasible, or shared arrow markings in street travel lanes to
clearly identffy bicycle routes to motorists, cyclists, and pedestrians. Street signage will also be used to
identffy bicycle routes and directfonal signage to help cyclists locate a bicycle route. Although the majority of
bicycle routes will be located within the same street network designed for cars and buses, some routes may
be located through development on public thoroughfares to augment circulatfon and route connectfvity.
SECONDARY RING ROUTE
The Secondary Ring Route provides connectfvity between points of interest outside of the Civic Ring Route
area. This route is intended for touring and visitfng places that are unique and of special interest in the Town
Centre, such as parks, heritage sites, views of the Fraser River, and connectfon with routes to the Fraser River.
Characteristfcs of the Secondary Ring Route will include separated sidewalks on both sides of the street,
street trees, and wayfinding signage.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 121
GREENWAY TRAILS
Greenway Trails are mainly located in naturalized and riparian areas. These trails are intended to provide
public access alongside and through natural areas, enabling trail users to experience and enjoy
environmentally significant areas within the Town Centre. Greenway Trails should be designed in accordance
with Maple Ridge Development Permit requirements and all related environmental protectfon bylaws.
Although primarily for recreatfonal uses, such as walking/hiking, mountain biking, and jogging, Greenway
Trails also connect with other designated routes throughout the Town Centre area to help facilitate
convenient travel to many key destfnatfons.
Characteristfcs of Greenway Trails include wayfinding signs and viewing/seatfng areas in desirable locatfons,
such as viewscape settings and nature interpretfve areas. Interpretfve signage will also be installed in
strategic locatfons to help trail users identffy natfve flora, fauna, or bird species.
Chapter 10, Page 122 Maple Ridge Official Community Plan Bylaw No. 7060-2014
5.2.1.1 Multi-Modal Route Characteristics & Related Policies
The following Table 5.1 details the characteristfcs that may be included in each specific multf-modal route.
Although these characteristfcs are not a complete list of ways that a specific route may be enhanced to
encourage non-auto oriented travel in the Town Centre, these items are to be considered for the specific
routes wherever appropriate and feasible.
Table 5.1 Multi-Modal Route Characteristics
POLICIES
5-7 To provide and enhance the routes identffied on the Multf-Modal Transportatfon Network Map,
Figure 1, the corresponding Multf-Modal Route Characteristfcs, listed in Table 5.1, are encouraged with
development and redevelopment, where appropriate and feasible.
5-8 The Maple Ridge Subdivision & Development Servicing Bylaw will be reviewed and updated and
reflect the policies in the Maple Ridge Town Centre Area Plan, including the policies contained within this
Multf-Modal Transportatfon Network Sectfon 5.0.
Sidewalks on Both Sides of Street Street Trees Along Sidewalk Street Trees Along Separated Sidewalk Wide Sidewalks Wayfinding Signage Bicycle Lanes/Shared-Use Arrows Bicycle Storage Racks Seatfng/Benches Pedestrian Level Lightfng (both sides) Viewing/Seatfng Area Public Art Interpretfve Signage Hanging Baskets
Civic Area Ring Route
Civic Area Pedestrian Network
Connectfve Pedestrian Network
Bicycle Network
Secondary Ring Route
Greenway Trail
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 123
5.2.2 ENHANCING THE MULTI-MODAL NETWORK
LANEWAYS
Laneways are a valuable asset in urban neighbourhoods as they help accommodate the movement of people
and vehicles by adding to the network of interconnected streets and providing convenient short-cuts and
alternatfve routes for pedestrians, cyclists, and automobiles.
The sharing of laneways between automobiles, cyclists, and pedestrians is encouraged in the Town Centre.
Lower laneway speed limits and traffic volume makes sharing possible. Signage and traffic calming features
will be incorporated where they are warranted.
In order to encourage pedestrian and cycling actfvitfes in laneways, design characteristfcs will include
pedestrian level lightfng, maximum 6 metre wide paved carriageway, and adjacent developments that are
designed to provide sufficient windows and outdoor seatfng areas at the rear of buildings.
POLICIES
5-9 Maple Ridge will encourage the retentfon of laneways and the creatfon of new laneways should be
considered, where appropriate and feasible.
5-10 Laneways should have a maximum paved width of 6 metres.
5-11 Access to both underground and surface parking areas is encouraged to be provided off a laneway.
PUBLIC TRANSIT
It is expected that the Town Centre will experience increasing demand for public transit along with the
increase in populatfon and density. Currently the Town Centre is served with the West Coast Express close to
the Haney Bypass on River Road and bus routes that lead to the new full-service transit exchange on Edge
Street, McIntosh Avenue, and 226th Street.
POLICIES
5-12 Maple Ridge will contfnue to consult and work in cooperatfon with Regional and Provincial agencies
to improve public transit service within the Town Centre and partfcularly to:
a. increase existfng transit service to a level that is consistent with a compact pedestrian-oriented
community and the community’s goal of locatfng a transit stop within 400 metres of any residentfal
Chapter 10, Page 124 Maple Ridge Official Community Plan Bylaw No. 7060-2014
building, so that travel by public transit is efficient and accessible;
b. Provide safe and convenient access to transit facilitfes;
c. Work with agencies towards creatfng and implementfng a plan for light rail or similar rapid transit modes
that connect the Town Centre to other areas within the District and to other municipalitfes (see Future
Rapid Transit – Proposed Route Map, Figure 3).
5-13 As development occurs over tfme in the Town Centre, Maple Ridge will promote and encourage,
wherever appropriate, the protectfon of transportatfon corridors and the inclusion of design features that
consider future light-rail or similar rapid transit modes.
FRASER RIVER AND WATERFRONT
The Fraser River has long been a valuable asset for Maple Ridge and the Town Centre. The community has
recognized that this scenic gem and resource has been underutflized for a number of years and should be
better integrated into the community with a multf-modal pathway network along the waterfront. Such a
pathway would create a trail system for walking, hiking, and cycling and a water route to easily connect with
Fort Langley and other nearby stops across the river. The river offers significant potentfal for creatfng a
linkage between the Town Centre waterfront, the West Coast Express statfon, Kanaka Creek Regional Park,
and the south shore of the Fraser River.
POLICIES
5-14 Maple Ridge will undertake a land use and access study of the lands along the Fraser River waterfront
and the river itself for potentfal uses related to recreatfon, tourism, and multf-modal transportatfon. The
exploratfon of commercial opportunitfes for cafes/restaurants and small retail shops should be included in
this study.
5-15 Improving access to the Fraser River from Port Haney is an important community goal. As such,
Maple Ridge will undertake a study to review the safety, effectfveness, and capacity of the existfng pedestrian
tunnel at the foot of 224th Street and provide recommendatfons for improving the tunnel access or
considering alternatfve optfons. This study may also consider access points at other locatfons.
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 125
APPENDIX A – ZONING MATRIX
1. CONDITIONS:
a) This Matrix is to be read in conjunctfon with the policies and criteria in the Town Centre Area Plan as well
as the Official Community Plan and is not the only source for determining applicable zones;
b) All zones corresponding to each land use designatfon or category may not be appropriate for a specific
site, and are not applicable in all areas of the municipality;
c) Lot consolidatfon may be required to meet the minimum lot area, lot width and/or lot depth
requirements of the Zoning Bylaw and/or Subdivision Control Bylaw;
d) Comprehensive Development Zones may be considered within Official Community Plan Land Use
Designatfons and Categories based on compliance with Official Community Plan policies;
e) The P-4 Church Instftutfonal Zone would be considered in all Land Use Designatfons subject to satfsfying
all requirements of the Zone.
2. ZONING MATRIX
OCP DESIGNATION / CATEGORY ZONES
Single-Family Residential
R-1 Residentfal District
CD-1-93 Amenity Residentfal District
R-3 Special Amenity Residentfal District
RS-1b One Family Urban Medium Density Residentfal
RT-1 Two Family Urban Residentfal
Ground-Oriented Mulit-Family
RM-1 Townhouse Residentfal
RM-4 Multfple Family Residentfal District
RM-5 Low Density Apartment Residentfal
Low-Rise Apartment
RM-2 Medium Density Apartment
CD-1-00 Comprehensive Development - Assisted
Living
Chapter 10, Page 126 Maple Ridge Official Community Plan Bylaw No. 7060-2014
OCP DESIGNATION / CATEGORY ZONES
Medium and High-Rise Apartment
RM-3 High Density Apartment
RM-6 Regional Town Centre High Density Apartment
Residentfal
Flexible Mixed-Use C-3 Town Centre Commercial
Town Centre Commercial
C-3 Town Centre Commercial
Properties Designated Town Centre Commercial and
not identified as Ground Floor Commercial Required
on Schedule “G” of Zoning Bylaw 3510-1985 may
align with zones within the Low-Rise Apartment and
Medium and High-Rise Apartment land use category
of this Matrix and in compliance with the Town Centre
Area Plan.
Port Haney Heritage Adaptive Use
CRM Commercial / Residentfal
H-1 Heritage Commercial
Port Haney Multi-Family Commercial &
Waterfront
RM-1 Townhouse Residentfal District
RM-4 Multfple Family Residentfal District
RM-5 Low Density Apartment Residentfal
RM-2 Medium Density Apartment
CD-1-00 Assisted Living
CRM Commercial / Residentfal
H-1 Heritage Commercial
Institutional
P-1 Park and School
P-2 Special Instftutfonal
P-4 Church Instftutfonal
P4a Church Instftutfonal / Educatfonal
P-6 Civic Instftutfonal
Park
P-1 Park and School
P-2 Special Instftutfonal
P-4 Church Instftutfonal
P4a Church Instftutfonal / Educatfonal
P-6 Civic Instftutfonal
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 127
Chapter 10, Page 128 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 129
Chapter 10, Page 130 Maple Ridge Official Community Plan Bylaw No. 7060-2014
Maple Ridge Official Community Plan Bylaw No. 7060-2014 Chapter 10, Page 131