HomeMy WebLinkAbout10.3 Silver Valley Area Plan
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