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Home My WebLink About10.2 Albion Area plan 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 and Density Bonus Framework 10 - 4 The city-wide Community Amenity Program established in Sectfon 2.1.2 Compact and Unique Community will apply to the Albion Area Plan. A Density Bonus Framework will also be permitted on lands designated Low Density Residential, Low-Medium Density Residential and Medium Density Residential in the Albion Area Plan. 10 - 5 Where the density bonus optfon is utflized in a single-family subdivision, the density bonus framework provisions established in the Maple Ridge Zoning Bylaw will apply to all lots that exceed the base density permitted in the zone, in additfon to the city-wide Community Amenity Program established in Official Community Plan Sectfon 2.1.2 Compact and Unique Community. 10 - 6 Where the density bonus optfon is utflized in a multf-family development, the density bonus framework provisions established in the Maple Ridge Zoning Bylaw will apply to all dwelling units that exceed the base density permitted in the zone, in additfon to the city-wide Community Amenity Program established in Official Community Plan Sectfon 2.1.2 Compact and Unique Community. 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. 7188-2015 7188-2015 7188-2015 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 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. BY: DT CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.KANAKA CREEK REGIONAL PARK112 AVE. 108 AVE. 104 AVE. ´ LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S.DATE OF LAST REVISION: JAN 27, 2017DATE ADOPTED: July 4, 2006 ALBION AREA PLAN"SCHEDULE 1" 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