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District of Maple Ridge
COUNCIL MEETING AGENDA
May 22,2012
7:00 p.m.
Council Chamber
Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the final venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 MOMENT OF REFLECTION
300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
400 APPROVAL OF THE AGENDA
500 ADOPTION AND RECEIPT OF MINUTES
501 Minutes of the Regular Council Meeting of May 8, 2012
502 Minutes of the Public Hearing Meeting of May 15, 2012
503 Minutes of the Development Agreements Committee Meetings of May 2, 8,
11(2), 2012
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people’s lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person’s behavior will be
reprimanded.
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 2 of 8
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
700 DELEGATIONS
701 Experience the Fraser, Lower Fraser River Corridor Project
-Gaëtan Royer,Manager, Metropolitan Planning, Environment and Parks,
Metro Vancouver
-Heather McNell,Senior Regional Planner, Metropolitan Planning,
Environment and Parks, Metro Vancouver
702 Basement Access Doors
-Rob Grimm, Portrait Homes
800 UNFINISHED BUSINESS
801 Design Criteria –Small Lots
Staff report dated May 14, 2012 recommending that staff be dir ected to
amend the Zoning Bylaw for small lots with regard to external basement
doors.
Forwarded from the May 14, 2012 Council Workshop Meeting
900 CORRESPONDENCE
1000 BYLAWS
Note:Item 1001 is from the Public Hearing of May 15, 2012
Bylaws for Third Readings
1001 2011-012-RZ, 11550 and 11544 207 Street
Maple Ridge Zone Amending Bylaw No. 6803-2011
To rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse
Residential) to consolidate the two lots and construct townhouses
Third reading
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 3 of 8
Bylaws for Final Reading
1002 RZ/075/10, 10455, 10469 and 10481 245B Street
Maple Ridge Zone Amending Bylaw No. 6762-2010
To rezone from RS-2 (One Family Suburban Residential) to RS-1b (One
Family Urban (Medium Density) Residential) to allow for subdivision into 11
single family lots
Final reading
1003 2011-057-RZ, 11885, 11873 and 11865 Burnett Street
Maple Ridge Zone Amending Bylaw No. 6831-2011
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit the future construction of a four-
storey apartment building with 75 units
Final reading
1004 Maple Ridge Road 13 Dyking District Tax Rates Bylaw No. 6916-2012
To establish the 2012 tax rates for the Maple Ridge Road 13 Dyking
District
Final reading
1005 Albion Dyking District Tax Rates Bylaw No. 6915-2012
To establish the 2012 tax rates for the Albion Dyking District
Final reading
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes –May 14, 2012
The following issues were presented at an earlier Committee of the Whole meeting with
the recommendations being brought to this meeting for Municipal Council consideration
and final approval. The Committee of the Whole meeting is open to the public and is held
in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting.
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 4 of 8
Public Works and Development Services
1101 2012-005-RZ, 20528 Lougheed Highway, CS-1 to C-2
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6926-2012 to permit an existing commercial building
to be expanded and allow a broader range of commercial uses be given
first reading and that the applicant provide further information as described
on Schedules C and D of the Development Procedures Bylaw No. 5879-
1999.
1102 2012-033-RZ, 24189 124 Avenue, RS-3 to RS-2
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6912-2012 in support of a subdivision of two single
family lots be given first reading and that the applicant provide further
information as described on Schedule B of the Development Procedures
Bylaw No. 5879-1999.
1103 2012-034-RZ, 12101 208 Street, RS-3 to RM-1
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6921-2012 to permit development of eight townhouse
units be given first reading and that the applicant provide further
information as described on Schedules A, C, D and F of the Development
Procedures Bylaw No. 5879-1999.
1104 2012-038-RZ, 12142, 12170, 12140 203 Street, to reconfigure P-2 and
R-1 zoning
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6924-2012 to permit subdivision into 4 single family
lots and a future road be given first reading and that the applicant provide
further information as described on Schedule B of the Development
Procedures Bylaw No. 5879-1999.
1105 2012-040-RZ, 10412, 10450, 10500 and 10501 Jackson Road and PID
010-396-977, RS-3, A-2 and RS-2 to R-3 and RS-1b
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6919-2012 to permit subdivision into approximately
162 residential lots be given first reading and that the applicant provide
further information as described on Schedules A, C and G of the
Development Procedures Bylaw No. 5879-1999.
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 5 of 8
1106 2012-047-RZ, 22577, 22569,22557 Royal Crescent and 11771 226
Street, RS-1 to RM-2
Staff report dated May 14, 2012 recommending that Maple Ridge Zone
Amending Bylaw No. 6927-2012 to permit future construction of a five
storey apartment building be given first reading and that the applicant
provide further information as described on Schedules C and D of the
Development Procedures Bylaw No. 5879-1999.
1107 2011-065-RZ, 24426 102 Avenue, RS-3 to R-3
Staff report dated May 14, 2012 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6843-2011 to include the subject
site in the Urban Area Boundary, to change the designation to Urban
Residential and Conservation from Agricultural, and to remove the “starred
property” designation be given first and second reading and forwarded to
Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6844-2011
to permit a residential subdivision of approximately 30 lots be given second
reading and forwarded to Public Hearing.
1108 RZ/035/08, 11295 and 11307 Maple Crescent, Final One Year Extension
Staff report dated May 14, 2012 recommending that rezoning application
RZ/035/08 to permit a twenty unit strata warehouse under the M-3 zone
be granted a final one year extension.
1109 DVP/075/10, 10455 and 10481 245B Street
Staff report dated May 14, 2012 recommending that the Corporate Officer
be authorized to sign and seal DVP/075/10 to vary the minimum lot width
for the lots fronting 245 Street.
1110 2011-057-DVP-DP, 11885, 11873 and 11865 Burnett Street
Staff report dated May 14, 2012 recommending that the Corporate Officer
be authorized to sign and seal 2011-057-DVP to vary setback requirements
and that the Corporate Officer be authorized to sign and seal 2011-057-DP
to permit construction of a four-storey apartment building with 75 units and
underground parking.
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 6 of 8
Note:Item 1111 has been withdrawn.
1111 2012-019-DP/DVP, 11378 Kingston Street
Staff report dated May 14, 2012 recommending that the Corporate Officer
be authorized to sign and seal 2012-019-DVP to vary setbacks facing 113A
Avenue and Kingston Street and that the Corporate Officer be authorized to
sign and seal 2012-019-DP to permit a proposed multi-tenant industrial
building in the M-3 (Business Park) zone.
1112 Contract Award: Pavement Rehabilitation Program
Staff report dated May 14, 2012 recommending that the extension of the
2010 contract for Pavement Rehabilitation be awarded to Imperial Paving
Limited.
1113 Contract Award:Bridge Barrier and Railing Replacement
Staff report dated May 14, 2012 recommending that the Bridge Barrier and
Railing Replacement Contract be awarded to Coquitlam Ridge Contracting
Limited.
Financial and Corporate Services (including Fire and Police)
1131 Disbursements for the month ended April 30, 2012
Staff report dated May 14, 2012 recommending that the disbursements for
the month of April 30, 2012 be approved.
Community Development and Recreation Service
1151 Experience the Fraser Concept
Staff report dated May 14, 2012 recommending that the Experience the
Fraser Concept be endorsed, integrated into municipal plans and actions
and the continued appointment of a municipal liaison.
Correspondence
1171
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 7 of 8
Other Committee Issues
1181
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
1400 MAYOR’S REPORT
1500 COUNCILLORS’ REPORTS
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1800 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
May 22, 2012
Council Chamber
Page 8 of 8
1900 ADJOURNMENT
CChheecckkeedd bbyy::________________________________
DDaattee::________________________________
QUESTION PERIOD
The purpose of the Question Period is to provide the public with an opportunity to
ask questions of Council on items that are of concern to them, with the exception of
Public Hearing by-laws which have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to ask their question (a second
opportunity is permitted if no one else is sitting in the chairs in front of the podium).
Questions must be directed to the Chair of the meeting and not to individual
members of Council. The total Question Period is limited to 15 minutes.
Council reserves the right to defer responding to a question in order to obtain the
information required to provide a complete and accurate response.
Other opportunities are available to address Council including public hearings,
delegations and community forum. The public may also make their views known to
Council by writing or via email and by attending open houses,workshops and
information meetings. Serving on an Advisory Committee is an excellent way to
have a voice in the future of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca.
Mayor and Council at mayorandcouncil@mapleridge.ca.
1
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012
and Members of Council
FROM: Chief Administrative Officer MEETING: Council Workshop
SUBJECT: Design Criteria – Small Lots
EXECUTIVE SUMMARY:
On April 16th, 2012, Council discussed a report entitled: “Secondary Suites and Temporary
Residential Uses”. Council directed staff to prepare a comprehensive list of issues and options
pertaining to this topic and report back. That work is currently underway, however one of the issues
identified in the report namely, the practice of limiting through design the potential for illegal
secondary suites on small lots, has some currency. As such this report is seeking Council direction
on this issue.
In 1999 the Zoning Bylaw was amended to permit secondary suites in a limited number of large
format (557 sq. m and greater) single family zones. At that time as part of this discussion staff was
directed to discourage the creation of illegal secondary suites on smaller lots through use of design
elements. This was done to deal with the rising tensions among neighbours over issues such as:
lack of street parking; emergency access concerns; appropriate building design and general
complaints relating to illegal secondary suites. This was implemented by the use of a Development
Permit for intensive residential lots (R-3) and discouraging R-1 zoned house designs that have
independent external doors to the basements, no second basement kitchens, limited basement bar
sinks and counter sizes and good internal connectivity with the other areas of the house. While
these measures do not prevent the illegal installation of a secondary suite in zones where the use is
not permitted, they do make it harder to do so and reduces the need for enforcement against illegal
secondary suites. This practice has been in place since 1999.
This design review process has given rise to a measure of resistance among some developers and
builders. They point to the fact that the restrictions are not codified in the Zoning Bylaw and thus are
practice driven. Although used for many years and accepted by developers in the past, currently
some developers are questioning the design limitations, especially the non-allowance of an external
tumbler lock side door to the basement. Sliding doors are accepted. The contention is that the
District should not pre-judge what a future home owner may or may not do to his/her basement.
Conversley the District has the right and responsibility to regulate land uses and structures that are
built and inevitably is drawn into public debate and conflicts between neighbours on issues related
to parking and illegal uses.
Should Council wish these design elements to continue to be implemented then an amendment to
the Zoning Bylaw will be made. This report also provides an alternative for Council’s consideration
which would see the practice discontinued and no amendment to the Zoning bylaw on th is issue
being advanced.
801
2
RECOMMENDATION:
That staff be directed to amend the Zoning Bylaw for small lots (R-1, CD-1-93, R-2 and R-3) to codify
the current practice with regard to external basement doors.
DISCUSSION:
a) Background Context:
On April 16th, 2012, Staff prepared for Council a report entitled: “Secondary Suites and Temporary
Residential Uses”. Council instructed staff to prepare a comprehensive list of issues and options
pertaining to this topic and report back. One of the issues identified in the report was the practice of
Planning Department staff reviewing Building Permits on small lots to limit the potential for illegal
secondary suites.
In 1999 Council took the important step of amending the Zoning Bylaw to permit secondary suites in
a limited number of large format (557 sq. m and greater) single family zones. This was done to
increase affordable housing options in the District, as well as, to deal with the rising tensions among
neighbours over issues such as: lack of street parking; emergency access concerns; appropriate
building design and general complaints relating to illegal secondary suites. As part of this solution
staff was directed to review building permits on smaller lots to discourage the creation of illegal
secondary suites. This was done by the use of a Development Permit for intensive residential lots (R-
3) and discouraging R-1 zoned house designs that have independent external doors to the
basements, no second basement kitchens, limited basement bar sinks and counter sizes and good
internal connectivity with the other areas of the house. While these measures do not prevent the
illegal installation of a secondary suite in zones where the use is not permitted, they do make it
harder to do so and makes enforcement against illegal secondary suites easier.
This design review process has recently given rise to a measure of resistance from some developers
and builders. They point to the fact that the restrictions are not codified in the Zoning Bylaw and
thus are practice driven. Although used for many years and accepted by developers in the past, the
practice has recently been questioned, especially the non allowance of an external side door to the
basement. Some developers believe the District should not pre-judge what a future home owner
may or may not do to his/her basement. The reverse argument is the District has the right and
responsibility to regulate land uses and structures that are built and inevitably is drawn into public
debate and conflicts between neighbours on issues related to parking and illegal uses.
b) Existing Bylaw Provisions and Practice:
In 1999 the Zoning Bylaw was amended to contain provisions to regulate the use of secondary
suites. However, with the exception of permitting only one set of cooking facilities per dwelling unit,
the Zoning Bylaw has no limitations on the design of single family residential buildings. The case is
different for R-3 zoned lots because they are considered intensive residential development and like
townhomes and apartments, are subject the Section 920 of the Local Government Act and must
therefore obtain a Development Permit (DP). The DP controls the form and external design and
character of the resulting homes. The R-3 lot DP’s often do not show basements at all and if they do,
the practice for the past decade has been to not allow external side doors into them.
Based on discussions with Council when the secondary suite provisions were adopted, it was clear
efforts needed to continuing to prohibit the spread of secondary suites in small lots where they were
not deemed appropriate by Council. As such, staff continued to review building permits for the R-1,
3
CD-1-93, R-3 and now the R-2 zones with the intent of discouraging conversions of basements into
illegal secondary suites. Central to this effort has been the rejection of plans showing external side
doors fitted with tumble lock and key systems. Staff has suggested there replacement with sliding
doors into the rear yards which are less convenient for secondary suite use. Some developers and
builders have opted for this solution or simply placed the side door into the garage rather than the
basement. Acceptance of a small basement bar sink and counter top area have also been
implemented over the years to allow the basement to be more functional.
c) Issues:
For over a decade the Planning Department staff has been reviewing Building Permits on smaller lots
with the intent of limiting the potential of illegal secondary suites. Many projects have been built
with either no external side doors or unfinished basements with strong interconnection to the main
living areas of the home. While undoubtedly some illegal secondary suites continue to grow in small
lot areas, their growth has been made more difficult without permitting basement side doors.
There has been some concern expressed by some developers and builders to this review but most
understand the Zoning Bylaw prohibition and the problems that have arisen in areas containing
unregulated suites. They contend that the basement side door is an issue of convenience to the
buyer and that the District can still enforce against the owner who installs an illegal secondary suite
through the normal enforcement avenues.
d) Alternatives:
While understandably illegal suites have been built in small lot developments, the use of the practice
of not permitting external side doors has had a measure of success in reducing the amount of
enforcement required. However, an alternative is to discontinue this practice. Under this alternative
there would be a greater reliance on the homeowner not to avail of easier access to install a suite.
This may be an acceptable risk in order to accommodate owners who simply prefer a tumbler lock
door to a sliding door.
CONCLUSION:
The current legislation and review practice pertaining to secondary suites has been in place for over
a decade. This report outlines the issues that have arisen with respect to the staff review of Building
Permits and efforts to limit the illegal conversion of basement areas to secondary suites by design
restrictions. It is recommended that Council direct changes to the Zoning Bylaw to codify the current
practice with regard to external basements doors.
____________________________________________________
Prepared by: Charles R Goddard BA MA
Manager of Development & Environmental Services
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager, Public Works & Development Services
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6803 - 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6803 - 2011."
2. Those parcels or tracts of land and premises known and described as:
Lot A District Lot 277 Group 1 New Westminster District Plan 23180
Lot B District Lot 277 Group 1 New Westminster District Plan 23180
and outlined in heavy black line on Map No. 1513 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of April, A.D. 2011.
READ a second time the 10th day of April, A.D. 2012.
PUBLIC HEARING held the 15th day of May, A.D. 2012.
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
1001
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 22, 2012
and Members of Council FILE NO: RZ/075/10
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading
Maple Ridge Zone Amending Bylaw No. 6762-2010
10455, 10469 and 10481 245B Street
EXECUTIVE SUMMARY:
Bylaw No.6762-2010 has been considered by Council and at Public Hearing and subsequently was
granted Third Reading. The applicant has requested that Final Reading be granted. The purpose of
the rezoning is to permit subdivision into 11 lots not less than 558 m2.
RECOMMENDATION:
That Zone Amending Bylaw No. 6762-2010 be adopted.
DISCUSSION:
a) Background Context:
Council considered this rezoning application at a Public Hearing held on July 19, 2011. On July 26,
2011 Council granted Third Reading to Maple Ridge Zone Amending Bylaw No. 6762-2010 with the
stipulation that the following conditions be addressed:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Road dedication as required.
The following applies to the above:
1. The applicant has entered into a Rezoning Servicing Agreement and provided the security
as outlined in the Agreement.
2. The applicant has provided a Geotechnical Restrictive Covenant that addresses the
suitability of the site for the proposed development.
3. The applicant has provided the appropriate amount of road dedication on 245 Street.
1002
- 2 -
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that Final Reading be given to
Maple Ridge Zone Amending Bylaw No. 6762-2010.
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AB /dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 6762-2010
Appendix C – Subdivision Plan
"Original signed by Amelia Bowden"
"Original signed by Frank Quinn"
for
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
for
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6762-2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6762 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 2 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 3 Section 10 and 11 Township 12 New Westminster District Plan 72100
Lot 4 Section 10 and 11 Township 12 New Westminster District Plan 72100
and outlined in heavy black line on Map No. 1494 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of October, A.D. 2010.
PUBLIC HEARING held the 19th day of July, A.D. 2011.
READ a second time the 28th day of June, A.D. 2011.
READ a third time the 26th day of July, A.D. 2011.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
APPENDIX C
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin MEETING DATE:May 22, 2012
and Members of Council FILE NO:2011-057-RZ
FROM:Chief Administrative Officer MEETING:COUNCIL
SUBJECT:Final Reading:
Zone Amending Bylaw No.6831 -2011
11885,11873, 11865 Burnett Street
EXECUTIVE SUMMARY:
Bylaw No.6831 -2011 has been considered by Council and at Public Hearing and subsequently was
granted Third Reading on October 11, 2011. The applicant has requested that Final Reading be
granted. The purpose of the rezoning is to permit the construction of a 75 unit four storey apartment
building at 11885, 11873 and 11865 Burnett Street. The three lots will be conso lidated into one
parcel when the required plan is registered at Land Titles Office with the required legal documents.
RECOMMENDATION:
That Zone Amending Bylaw No.6831 -2011 be adopted.
DISCUSSION:
a)Background Context:
Council considered this rezoning application at a Public Hearing held on September 20, 2011. On
October 11, 2011 Council granted Third Reading to Maple Ridge Zone Amending Bylaw No.6831 -
2011 with the stipulation that the following conditions be addressed:
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii.Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii.A Statutory right of way plan and agreement for the 1.25 m wide public walk-way along
the southern property boundary, must be registered at the Land Title Office:
iv.Road dedication as required;
v.Consolidation of the development site;
vi.Removal of the existing buildings;
vii.Registration of a Restrictive Covenant protecting the Visitor Parking.
1003
-2 -
The following applies to the above:
1.The Rezoning Servicing Agreement has been prepared and securities posted for the Statutory
right of way plan and agreement for the 1.25 m wide public walk-way necessary work and are
with the applicant’s solicitor awaiting registration with the consolidation plan;
2.The Geotechnical Report and Covenant have been completed and are with the applicant’s
solicitor awaiting registration with the consolidation plan;
3.A Statutory Right-of -Way Plan and Agreement for the 1.25 m wide public walk-way has been
prepared and is with the applicant’s solicitor awaiting registration with the consolidation
plan;
4.Road dedication and lot consolidation will proceed under solicitors undertaking to file all
documents at the Land Title Office when rezoning is completed;
5.All structures have been removed from the site
6.The Visitor Parking covenant will be registered when consolidation plan is registered.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that Final Reading be given to
Maple Ridge Zone Amending Bylaw No.6831 -2011.
_______________________________________________
Prepared by:Charles R. Goddard BA MA
Manager of Development and Environmental Services
_______________________________________________
Approved by:Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by:Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence:J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A –Subject Map
Appendix B –Zoning Amendment Bylaw No. 6831-2011
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
for "Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"for
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6831 - 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6831 - 2011."
2. Those parcels or tracts of land and premises known and described as:
Lot 8 Section 17 Township 12 New Westminster District Plan 22046
Lot 9 Section 17 Township 12, New Westminster District Plan 22046
Lot 10 Section 17 Township 12 New Westminster District Plan 22046
and outlined in heavy black line on Map No. 1523 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of June, A.D. 2011.
READ a second time the 30th day of August, A.D. 2011.
PUBLIC HEARING held the 20th day of September, A.D. 2011.
READ a third time the 11th day of October, A.D. 2011.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6916-2012
A Bylaw for imposing taxes upon lands in Maple Ridge Road 13 Dyking District
The Municipal Council of the Corporation of the District of Maple Ridge, acting on behalf of the
Trustees for Maple Ridge Road 13 Dyking District,enacts as follows:
1.This Bylaw may be cited for all purposes as “Maple Ridge Road 13 Dyking District Tax
Rates Bylaw No.6916--2012”.
2.The following rates are hereby imposed and levied for those lands within the
boundaries of Maple Ridge Road 13 Dyking District:
For purposes of dyke maintenance and improvements and equipment repair and
maintenance:
(a)a rate of $0.4799 per $1000 of assessment of land and improvements in all
categories
(b)a rate of $12.00 per acre of land with a minimum charge of $5.00.
3.If any section, subsection, clause or other part of this Bylaw is for any reason held to
be invalid by the decision of a court of competent jurisdiction, such decision will not
affect the validity of the remaining portions of this Bylaw.
READ a first time on the 8th day of May, 2012.
READ a second time on the 8th day of May, 2012.
READ a third time on the 8th day of May, 2012.
RECONSIDERED AND ADOPTED on the day of May,2012.
_______________________________
PRESIDING MEMBER
_______________________________
CORPORATE OFFICER
1004
THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6915-2012
A Bylaw for imposing taxes upon lands in the Albion Dyking District
The Municipal Council of the Corporation of the District of Maple Ridge, acting as Receiver for the
Albion Dyking District,enacts as follows:
1.This Bylaw may be cited for all purposes as “Albion Dyking District Tax Rates Bylaw
No.6915 -2012”.
2.The following rates are hereby imposed and levied for those lands within the
boundaries of Albion Dyking District:
For purposes of dyke maintenance and improvements and equipment repair and
maintenance:
(a)a rate of $2.4496 per $1000 of assessment of land and improvements in all
categories
3.If any section, subsection, clause or other part of this Bylaw is for any reason held to
be invalid by the decision of a court of competent jurisdiction, such decision will not
affect the validity of the remaining portions of this Bylaw.
READ a first time on the 8th day of May, 2012.
READ a second time on the 8th day of May, 2012.
READ a third time on the 8th day of May, 2012.
RECONSIDERED AND ADOPTED on the day of May, 2012.
_______________________________
PRESIDING MEMBER
_______________________________
CORPORATE OFFICER
1005
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-005-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6926-2012
20528 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from CS-1 (Service Commercial) to
C-2 (Community Commercial) to permit an existing commercial building to be expanded and allow a
broader range of commercial uses. This application is in compliance with the Official Community
Plan.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6926- 2012 be given First Reading; and
That the applicant provide further information as described on Schedule C and D of the
Development Procedures Bylaw No. 5879 -1999.
DISCUSSION:
a) Background Context:
Applicant: Shauna Steven (Spire Development Corporation)
Owner: R. Tong MD Inc.
Legal Description: Lot 1 Except: Part subdivided by Plan LMP20045;
District Lot 222 Group 1 New Westminster
District Plan 72179
OCP:
Existing: Commercial
Proposed: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
1101
- 2 -
Surrounding Uses
North: Use: Commercial
Zone: CS-1 (Service Commercial), &
RS-1 (One Family Urban Residential)
Designation Commercial
South: Use: Residential (south of abutting lane)
Zone: R-1 (Urban Residential)
Designation: Urban Residential
East: Use: Commercial
Zone: CD-1-92 (A Comprehensive Development Zone for
medically-related uses)
Designation: Commercial
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial
Proposed Use of Property: Commercial
Site Area: 0.327 ha. (0.8 acre)
Access: Lougheed Highway and lane behind
Servicing: Full Urban
Companion Applications: 2012-005-DP
b) Project Description:
The subject site is located on the south side of Lougheed Highway, across from Triple Tree
Nurseryland. The parcel is 0.327 ha. in size and has access to a lane from 118 Avenue.
The applicant proposes to convert and extend the existing commercial building. The current CS-1
zone allows for some of the intended uses (e.g. medical clinic), but not medical specialists offices, a
pharmacy and diagnostic facilities. These additional uses are permitted in the C-2 zone the
applicant is seeking. The existing building is about 647 sq. m2 (6,960 ft2). With the proposed
addition of about 517 m2 (5,561 ft2), the total floor area of the proposed building will be 1,177 m2
(12, 521 ft2).
Parking is provided in two areas. In front, there will be 39 parking spaces, two of which will be
handicapped spaces. To the rear with lane access, will be 13 spaces intended to be for staff.
Access to the front parking area is by way of an existing driveway through the lands to the east
(20580 Lougheed Highway) as part of a previous development application for those lands. The
access is secured by way of an existing easement, with the District as a third party on the associated
restrictive covenant.
Running concurrently with this application is Development Permit application (2012-005-DP). It will
govern the details of the proposed expansion, exterior renovations, parking layout, landscaping and
signage.
- 3 -
c) Planning Analysis:
Official Community Plan :
This western stretch of the Lougheed Highway was predominantly service commercial in nature.
However, more recent C-2 (Community Commercial) zone applications to accommodate community
commercial-type uses is giving the area a mixed commercial flavor. The proposal is entirely in
accordance with the Commercial land use designation, and complies with the policies in Section
6.3.4 General Commercial regarding the pattern of development and accommodation of market
trends, and Section 6.3.5 Community Commercial Node respecting better serving local resident’s
commercial needs and being compatible with the surrounding uses.
Zoning Bylaw:
The current application proposes to rezone the subject site from CS-1 (Service Commercial) to C-2
(Community Commercial) to permit the existing 647 m2 building to be expanded by 517 m2 and have
a total floor area of 1,177 m2. A preliminary review of the proposed building and associated parking
has concluded that the proposal complies with the applicable Zoning Bylaw and parking regulation.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal’s compatibility with adjacent development,
and to enhance the unique character of the community.
Advisory Design Panel :
A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting :
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
- 4 -
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Building Department;
b) Engineering Department;
c) Operations Department;
d) Fire Department;
e) Parks Department;
f) Ministry of Transportation.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. Development Permit Application (Schedule D);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
This proposal involves converting and expanding an existing former service commercial building into
a building that will accommodate commercial community uses. The site and building plans were
reviewed on a preliminary basis. A full review will be conducted before this application is advanced
to Second Reading and as part of reviewing the companion development permit application.
- 5 -
The proposal is in compliance with the Official Community Plan land use designation and applicable
commercial policies.
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, MCAHP
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6926-2012
Appendix C – Site Plan
Appendix D – Building Elevation Plans
Appendix E – Landscape Plans
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
"Original signed by Adrian Kopystynski"
"Original signed by Charles R. Goddard"
for
Appendix A
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6926-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6926-2012."
2. That parcel or tract of land and premises known and described as:
Lot 1 Except: Part subdivided by Plan LMP20045; District Lot 222 Group 1
New Westminster District Plan 72179
and outlined in heavy black line on Map No. 1570 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
Appendix B
2047520484 204972068020478 20537205542045920473
20492 205472063020433204362046820490205572061120675204522045820461205192052820567205802061020498 20491205312062520629204452052520522205922048320492205052050320577118 AVE.
119 AVE.
LOUGHEED HWY.206 ST.WALNUT CR.6
A
1 2
NWS 3141
Rem
5 7 LMP 20045(LEASE PLAN)
4 16
P 86291
4
P 80213
6
P 75414
P 25311
803
P 77691
5
P 64073
17
1
2
1
2 Rem
LMP 46838
1
LMP 25177
P 77800 P 13954
Pcl. 'One'
P 72179
3
NWS 2745
2
Rem C
1
BCP 1643
4
2
NWS 2959
LMP 1703
P 9031
75
Rem
*LMP 36563
3 3
Rem. 1 P 78869
NWS 3136
P 87086
1
3
15
P 776913
1
P 69662
LMP 20045 P 75414
2
P 10201
P 75414
LMP 37752 (easement)RW 77801LMP 33006
LMP 25181RW 77448RW 86292LMP 25178LMP 749
LMP 46837
LMP 20046RW 79412
RW 77692RW 69663
RW 75415LMP 25179LMP 32053
LMP 37751 (lease)RW 77692RW 77448 BCP44492
EP 38535
EP 38535LMP 25180LMP 32054
0.569LOUGHEED HWY.
118 AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
CS-1 (Service Commercial)
C-2 (Community Commercial)
6926-20121570
\APPENDIX C
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APPENDIX E
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-033-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6912-2012
24189 124 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential). At this time the current application has
been assessed to determine its compliance with the Official Community Plan with respect to the
proposed land use only.
Following First Reading, further information and associated applications as noted in this report will
be submitted by the applicant to allow the proposal to be assessed fully and to proceed through the
approval process.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6912-2012 be given First Reading; and;
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879 – 1999, and a subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Dan tenBrink
Owner: Simone Hacquebard
Legal Description: Lot: 46, Section: 22, Township: 12, Plan: 43885
OCP:
Existing: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
1102
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.810 HA. (2 acres)
Access: 124 Avenue
Servicing requirement: Rural
b) Site Characteristics:
The site is located in the Academy Park neighbourhood. Land in the Agricultural Land Reserve (ALR)
is adjacent to the site on the south side of 124 Avenue. Currently, there is a single family dwelling
located on the site. The site is relatively flat, and predominantly forested with the exception of the
existing dwelling and driveway location.
Project Description:
The applicant proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential), in support of a future subdivision into two single family lots
no smaller than 0.4 hectares (1 acre) each.
At this time, the current application has been assessed to determine its compliance with the Official
Community Plan with respect to the proposed land use only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
- 3 -
c) Planning Analysis:
Official Community Plan:
The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject
property’s designation as Estate Suburban Residential in the Official Community Plan (OCP). The
portion of 124 Avenue adjacent to the subject site is identified as part of an existing multi-use trail in
the OCP’s Long Term Multipurpose Trail Map, which serves as a general route that is to be preserved
and maintained. Due to the site’s location adjacent to ALR land, an Agricultural Impact Assessment
and Ground Water Impact Assessment will need to be provided, in accordance with the requirements
of Section 6.2.2 of the Official Community Plan.
Zoning Bylaw:
The current application proposes to rezone the property located at 24189 124 Avenue from RS-3
(One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future
subdivision into two single family lots. The existing home is proposed to be retained.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input will be sought
from the various internal departments and external agencies, including those listed below:
a) Engineering Department;
b) Operations Department;
c) Building Department;
d) Fire Department;
e) Parks Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
d) Development Applications:
In order for this application to proceed the following information must be provided, as r equired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
CONCLUSION:
The development proposal is in compliance with the Official Community Plan with respect to land
use, therefore, it is recommended that Council grant First Reading to Maple Ridge Zone Amending
Bylaw No.6912-2012 subject to additional information being provided and assessed prior to Second
Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the Approving Officer of the District of Maple Ridge.
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6912-2012
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
"Original signed by Amelia Bowden"
for
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6912-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6912-2012."
2. That parcel or tract of land and premises known and described as:
Lot 46 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1564 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
12440
12450 241802420524107241952419024109241102427124155241772422112461 241502416012487 241372424012525
242802407712445
2417324189242092430724265124 AVE.
125 AVE.241 ST.18
48
54
P 3118
2
1 2
2 B 56
Rem 6423
46
LMP 12744
P 70798
*PP133
1
BCP 48079
1
Rem 13
EP 14903
B
P 2391262
2
A
P 73144P 699601
LMP 123
19
P 69960
BCP 46690 49
A P 722591 A
BCP 28230
1 2
55
1
BCP 48080
BCP 28231
6.0
LMP 12745
R W 7 6 3 9 9 LMP 6920124 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6912-2012Map No. 1564From: RS-3 (One Family Rural Residential)
To: RS-2 (One Family Suburban Residential)
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6921-2012
12101 208 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential). To proceed further with this application additional
information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6921-2012 be given First Reading; and;
That the applicant provide further information as described on Schedule s A, C, D and F of the
Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: 0929304 B.C. LTD., INC. NO. 929304
Legal Description: Lot 6, DL 241 and 242. Gp 1, NWD Plan 24517
1103
- 2 -
OCP:
Existing: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Park, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Conservation, Urban Residential
South: Use: Townhouse, Single Family Residential
Zone: RM-1 (Townhouse Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation, Urban Residential
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Conservation, Urban Residential
West: Use: Single Family Residential
Zone: RS-1b
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse
Site Area: 0.641 ha. (1.6ac.)
Access: 208 Street
Servicing requirement: Full Urban Standard
b) Site Characteristics:
The development site is located on the west side of the cul-de-sac of 208 Street, north of Dewdney
Trunk Road. The property slopes down from a level area by the street to creeks on three sides. The
sloped areas of the site have a significant number of trees.
c) Project Description:
The applicant is proposing a townhouse development on the relatively level area of the site with an
on-site strata road from the cul-de-sac. Eight townhouse units are proposed in four duplex-style
buildings. Road dedication would be required to complete the cul-de-sac bulb. The balance of the
site would be dedicated as Park for protection of the environmentally sensitive areas.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
- 3 -
d) Planning Analysis:
Official Community Plan:
The proposed development is consistent with the Neighbourhood Residential Infill policies of the
Urban Residential designation. The Conservation boundary will be amended to include all the
environmentally sensitive areas on the site. The proposed development would be compatible with
the townhouse site to the east and others in the area.
Zoning Bylaw:
The current application proposes to rezone the property located at 12101 208 Street from RS-3
(One Family Rural Residential) to RM-1 (Townhouse Residential) to permit approximately 8
townhouse units.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Advisory Design Panel:
A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is not required for developments of less than 25 units.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District; and
f) Ministry of Transportation.
- 4 -
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District’s website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. Multi-Family Residential Development Permit Application (Schedule D);
4. Watercourse Protection Development Permit Application (Schedule F);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading, subject to additional information being provided and
assessed prior to Second Reading.
It is recommended that Council not require any further additional OCP consultation.
It is expected that once complete information is received, Maple Ridge Zone Amend ing Bylaw No.
6921-2012 will be amended and an Official Community Plan Amendment for Conservation boundary
adjustment may be required.
- 5 -
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge’s Approving Officer.
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6921-2012
Appendix C – Proposed Site Plan
"Original signed by Ann Edwards"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
"Original signed by Charles R. Goddard"
for
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6921-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6921-2012."
2. That parcel or tract of land and premises known and described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 1568 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
Appendix B
2 0 6 7 7 2070112179
12134
12070
12045 2080420885208972088812030
2 0 6 5 5
12206
12210
12015
12044 20820208882090412010 206562068612131
12157
2070512170
12122
12053
12072
12163
12187
12209
12174
12220
208412088020884209022063520655 206652
0
6
6
8
20676 2069912145
12169
12111
12114
12020 2079612025
12050
12080 20835208442067412209
12119
12025
12194
12024
2082512196
20868208862090312004
12016 206752066020695
2067312203
12075 2070912146
12200
12079
12088 2083212024
20645
12048
12052 20662206852066820685206642066920672
12199
12182
12098
12014
12034
12060
12186
208561202012062 206652069112193
12158
12088 2079012037
12065
12101
12201
12217
12108 20892207 A ST.208 ST.120 A AVE.
C
R
E
S.
120 B
206 B ST.120 B AVE.207 A ST.30
1
6
16
15
21
2
12
23
P 72978P 73290
LMP 31287
9 P 534754
5
A
1
19
of A1
P 7297817
29
7
P 70271
4
P 73290P 190879
P 23063LMS 753
LMP 4151
4
P 86477
E 1/2EP 14385188
P 729783
5
11
32
P 7329015
7
LMS 43125
30
336
LMP 39093P 18811
6
13
68
21
P 9212
19
28
P 72978
9
13P 732903 5
28
22
P 73290P 24517
P 65204
Rem 13
12
8 7
8
16
LMP 4151P 63453EP 12270
3
P 507344
18 14
27
13
24
14
P 732901
27
19
335
PARK
W 1/2of A4
31
2
26
8 9P 729788
2
6
29
26
23
20
18
17
BCS 1311
51
P 245173
LMS 4067
14
LMS
1
22
5
PARK
5
1
22
NWS 2686
10
12
NWS 25666
P 54659
11
7
Rem 2
228 P 190872
P 86477
6
187
20 P 72978
25
10P 7329011
16
P 7329024
21
NWS 2582P 73290PARK
10P 24517P 19087P 45046
15
12
P 23063111
47 2
69
PARK
3
EP 72979
EP 78607
LMP 4152
LMP 1628
EP 73132RW 72980EP 88221EP 46757
LMP 5263
LMP 9073EP 72979
RW 18394
RW 86795LMP 4231LMP 1286
RW 18394
EP 73292EP 72352RW 76310 LMP 1286LMP 1628EP 72979EP 73292EP 73291EP 73291EP 73292LMP 5047
RW 76697 LMP 9074RW 22050
EP 72979
EP 73291
LMP 39094
LMP 1286
EP 88077
BCP 27186
EP 73132EP 73291RW 72980EP 73292EP 67161RW 22050
EP 87299SKILLEN ST.WICKLUND AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
6921-20121568
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-038-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6924-2012
12142, 12170, 12140 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property to accommodate 4 single family lots
from P-2 (Special Institutional) to R-1 (Residential District) and a portion of the future road from R-1
(Residential District) to P-2 (Special Institutional) to link with the existing Haney-Pitt Meadows
Christian School. To proceed further with this application additional information is required as
outlined below.
RECOMMENDATIONS:
In respect to Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
1. The Board of the Regional District in which the area covered by the place is located, in the
case of a Municipal Official Community Plan;
2. The Board of any Regional District that is adjacent to the area covered by the plan;
3. The Council of any municipality that is adjacent to the area covered by the plan;
4. First Nations;
5. School District Boards, Greater Boards and Improvement District Boards; and
6. The Provincial and Federal Governments and their agencies.
And in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District’s website, together with an invitation to the public to comment, and
That Zone Amending Bylaw No. 6924-2012 be given First Reading; and
That the applicant provides further rezoning and OCP information as described on Schedule B of the
Development Procedures Bylaw No. 5879 – 1999 and a subdivision application with its required
supporting documentation.
DISCUSSION:
a) Background Context:
Applicant: Haney Pitt Meadows Christian School Association
Owner: Haney-Pitt Meadows Christian School Association
1104
- 2 -
Legal Description: D.L.: 241, Plan: 4921
Lot: 1, D.L.: 241, Plan: 4921
Lot: 1, D.L.: 241, Plan: 69727
OCP:
Existing: Institutional and Residential
Zoning:
Existing: P-2 (Special Institutional), R-1 (Residential District)
Proposed: R-1 (Residential District), P-2 (Special Institutional),
Surrounding Uses:
North: Use: Park
Zone: RS-1b, RS-1, RS-3
Designation Park
South: Use: Single Family Residential
Zone: RS-1b
Designation: Urban Residential
East: Use: Elementary School
Zone: P-1
Designation: Institutional
West: Use: Single Family Residential
Zone: RS-1, RS-1b
Designation: Urban Residential
Existing Use of Property: Institutional
Proposed Use of Property: Institutional, 4 single family lots
Site Area: 1.770 HA. (4.37 acres)
Access: 204 B Street
Servicing requirement: Urban Standard
b) Project Description:
The applicant is seeking to rezone and subdivide four (4) single family lots from the Haney-Pitt
Meadows Christian Association school site. The Christian School Association recently zoned the land
they own west of their school site and is completing an 18 lot subdivision. The current application
seeks to regain some lots lost due to the need to alter the overall street/ lot pattern on the site to
accommodate a grave. The existence of the grave required the need to adjust the recently adopted
zoning boundaries on the school property. The applicant was aware of this problem but preferred to
complete the original rezoning application and then adjust it with a second application rather than
delay the entire project. The grave will now remain on the school site rather than within the road
right-of-way by locating the road westward on the site. This adjustment will require the rezoning of a
1,642.5 sq m (17, 680 sq. ft.) portion of the school site from P-2 (Special Institutional) to R-1
(Residential District) to accommodate 4 lots and a small portion of 204 B Street from R-1 (residential
District) to P-2 (Special Institutional).
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
- 3 -
c) Planning Analysis:
Official Community Plan:
The site is designated Special Institutional (P-2) with a portion of the future fronting road (204 B
street) designated Residential District (R-1). These designations will have to be adjusted at Second
Reading to conform to the future subdivision and zoning boundaries once fully determined.
Zoning Bylaw:
The current application proposes to reconfigure the existing rezoning boundaries (P-2 (Special
Institutional) and R-1 (Residential District)) on the eastern portion of the properties located at
12142, 12170 and 12140 203 Street to accommodate a consolidated school site and 4 residential
lots. Any variations from the requirements of the zones will require a Development Variance Permit
application. At this time no variances are expected.
Development Permits:
This site is not subject to any development permit application..
Development Information Meeting:
A Development Information Meeting is not required for this application.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
CONCLUSION:
The development proposal seeks a small amendment to the Official Community Plan to rationalize
the Haney-Pitt Meadows Christian School site within a residential subdivision of their site fronting
203 Street. It is recommended that Council grant First Reading subject to additional information
being provided and assessed prior to Second Reading. It is expected that once complete information
is received, Maple Ridge Zone Amending Bylaw No.6924-2012 will be amended and an Official
Community Plan Amendment Bylaw will be introduced. .
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge’s Approving Officer.
_______________________________________________
Prepared by: Charles R Goddard BA MA
Manager of Development and Environmental Services
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6924-2012
Appendix C – Draft Subdivision Plan
"Original signed by Charles R. Goddard"
for
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6924-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6924-2012."
2. Those parcels or tracts of land and premises known and described as:
Parcel “2” (Reference Plan 17121) of Parcel “B” (Reference Plan 16630) Lot 1
District Lot 241 Group 1 New Westminster District Plan 4921
Parcel “A” (Explanatory Plan 11166) Lot 1 Except: Firstly: Parcel B (Explanatory Plan
16630) and Secondly: Part subdivided by Plan 69727, District Lot 241 Group 1 New
Westminster District Plan 4921
Lot 1 District Lot 241 Group 1 New Westminster District Plan 69727
and outlined in heavy black line on Map No.1569 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
20337202812028512253
12252
12110 204361 2 0 7 5
12079 204531208020462
1206820475 12045 20495205251 2 0 3 1
1 2 2 3 5
12025
12140 20410204072042120430204561206612070 20490204852051612030205152028012187
12217
2038320424204481 2 0 7 1 204452050812012
12066
12239
12105 20377204311208720442
1 2 0 6 7 2047020505205132050512010
12038 20558202752029812227
12065
12246
12122 20390122492038920401204202041312083
20456204852047512035 20537205351 2 2 4 5
2028412195
12111
12142
12170 20382203872039820397204302039920419204252044020441120652046520472204952049812015
12025 2052220534205292054212052
12026 20570203252030012201
12209
12119
1212520299 203752039520418204682048020465205172052320529205302054520571205762057512175
12092 122552040920455120202051412040 205452055520569203 ST.DEWDNEY TRUNK ROAD 205 ST.204B ST.205 A ST.205 B ST.122 AVE.122 AVE.120B AVE.
121 B AVE.
P 71907
31
57
P 72589
LMP 10897
13
45
N P 18526
5
M
G
2
13
22 25LMP 5691
12 LMP 27744
28
15
2
LMP 64737
16
P 18612P 72496
54 P 735695
Rem M
61
44
1
L
17
LMP 5691
12
10
LMP 127813
11
3
7
21
3
17
18
36
35
A P 18612P 73569
LMP 27299
P 41572
P 83237
7
H
18
I
19
23
1 LMP 127829
20
8
6
5
48
1
C
38
37
44
E
14
Rem 1
P 22101
8 7
13
6
14
12426
11
22
P 30472LMP 12426
2
29
L
J
45
59
P 331113
1
4
15 17
9
18
16
4
24
P 69727
14
23
46
24
49
34
P 71910
K
G
43
6
1
2
2
2
19
LMP 1593
20
8
J
15
14
RP 17121
12
6
26
2 LMP 647310
P 54677
14
P 74873H
1
P 41572
F
P 18526
EP 11166
Rem A
6
LM P 3 5 1 08
9
LM P 3 5 1 08
BCS 109211
5
9
LMP 578
9
27
19
4
15
LMP 12426
46
28 P 7258930
58P 7356960
7
LMP 1593
D
16
K
10
11
5
1
4 10
1
LMP 56918
LMP
1
9
P 5781925
LMP 1280
RW 83136
EP 77362A
EP 69207
EP 69207BCP 41029EP 71906LMP 1594
RW 15298
LMP 1594
LMP 5692
EP 76063RW 80491LMP 25934LMP 5692EP 23007
RP 69729
L M P 3 2 2 6 7
LMP 6474EP 80908
LMP 1279
RW 18394
121 AVE.203 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
P-2 (Special Institutional)
R-1 (Residential District)
6924-20121569
R-1 (Residential District)
P-2 (Special Institutional)
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-040-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6919-2012
10412, 10450, 10500 and 10501 Jackson Road and PID 010-396-977
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-3 (One Family Rural
Residential), A-2 (Upland Agricultural) and RS-2 (One Family Suburban Residential) to R-3 (Special
Amenity Residential District) and RS-1b (One Family Urban (Medium Density) Residential). To
proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6919-2012 be given First Reading; and;
That the applicant provide further information as described on Schedules A, C, G of the Development
Procedures Bylaw No. 5879 – 1999, along with the information required for an Intensive Residential
Development Permit and a Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Morningstar Homes Ltd.
Owners: Allard Contractors Ltd (Inc No. 50416);
Westwood Gravel Ltd (Inc No. 456231); and
Montcalm Aggresgates Ltd (Inc No. 92144)
1105
- 2 -
Legal Description: Lot 1, except part subdivided by Plan 42419, Section 10,
Township 12, NWD Plan 12923;
Lot 2, Section 10, Township 12, NWD Plan 12923;
Lot 12, Section 10, Township 12, NWD Plan 42419;
Lot 8, Section 10, Township 12, NWD Plan 18280; and
Lot 1, Section 10, Township 12, NWD Plan 72103
OCP:
Existing: Medium Density Residential, and
Low/Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential),
A-2 (Upland Agricultural),
RS-2 (One Family Suburban Residential)
Proposed: R-3 (Special Amenity Residential District)
RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation Medium Density Residential, and
Low/Medium Density Residential
South: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation: Medium Density Residential, Conservation
East: Use: Proposed Townhouses, Vacant
Zone: RM-1 (Townhouse Residential), A-2 (Upland Agricultural)
Designation: Medium Density Residential, Conservation
West: Use: Single Family Residential
Zone: RS-2 (Suburban Residential), and a portion under application
for RS-1b (One Family Urban (Medium Density) Residential
Designation: Low/Medium Density Residential
Existing Use of Property: Inactive Gravel Extraction site
Proposed Use of Property: Single Family Residential
Site Area: 8.6 ha (21.3 ac)
Access: Jackson Road, 104 Avenue, 105A Avenue, Robertson Street
Servicing requirement: Full Urban Standard
b) Site Characteristics:
The development site is located on both sides of Jackson Road on the north side of 104 Avenue and
it has been used for gravel extraction for many years. As a result, the topography of the site has
changed significantly over the years, and further regrading will be required to enable the proposed
development.
- 3 -
c) Project Description:
The applicant is proposing to rezone the lands on the west side of Jackson Road to RS-1b (One
Family Urban (Medium Density) Residential and to rezone the lands on the east side to R-3 (Special
Amenity Residential District). The proposed lot sizes and road patterns would be compatible with the
adjacent land development patterns.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Low/Medium
Density Residential on the west side and Medium Density Residential on the east side of Jackson
Road. The proposed development is consistent with these land use designations. The southeast
corner of the development site is currently designated Low/Medium Density Residential, but the
area has some steep slopes and it is anticipated that this area will be designated as Conservation.
Zoning Bylaw:
The current application proposes to rezone the properties from RS-3 (One Family Rural Residential),
A-2 (Upland Agricultural) and RS-2 (One Family Suburban Residential) to R-3 (Special Amenity
Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit
subdivision of the site into approximately 162 residential lots. The lands on the west side of Jackson
Road would be zoned RS-1b (One Family Urban (Medium Density) Residential) and the lands to the
east would be zoned R-3 (Special Amenity Residential District).
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit
application is required for the R-3 (Special Amenity Residential District) zoned lots to ensure the
current proposal provides emphasis on high standards in aesthetics and quality of the built
environment, while protecting important qualities of the natural environment.
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity to ensure the preservation,
protection, restoration and enhancement for the natural environment and for development that is
protected from hazardous conditions for;
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
- 4 -
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District; and
f) Ministry of Environment
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District’s website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. Natural Features Development Permit Application (Schedule G);
4. Intensive Residential Development Permit Application; and
5. Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:
The development proposal is in compliance with the policies of the Official Community Plan,
however, justification has been provided to support an Official Community Plan amendment to
provide for a Conservation designation in the southeast corner. It is, therefore, recommended that
Council grant First Reading subject to additional information being provided and assessed prior to
Second Reading.
It is also recommended that Council not require any additional consultation.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge’s Approving Officer.
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AE/
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6919-2012
Appendix C – Proposed Subdivision Plans
"Original signed by Charles R. Goddard"
for
"Original signed by Anne Edwards"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6919-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6919-2012."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part Subdivided by Plan 42419; Section 10 Township 12 New
Westminster District Plan 12923
Lot 12 Section 10 Township 12 New Westminster District Plan 42419
Lot 2 Section 10 Township 12 New Westminster District Plan 12923
Lot 8 Section 10 Township 12 New Westminster District Plan 18280
Lot 1 Section 10 Township 12 New Westminster District Plan 72103
and outlined in heavy black line on Map No. 1567 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-3 (Special Amenity Residential
District), RS-1b (One Family Urban (Medium Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
10529
10579 245701057824580 24650247102470810556 10555
10559
10571
10573
10568
10480
10550
10585
10441
10583 24596246062463210386 2465910501 10500
2468710540
10566
2473210541
10577
10560
10572
10543
10553 105822458910412 246672467524678247012470010356
10619
10392
10546
2476710530
10356
10366
10390
246952472310570
10576
10606
10565 1057810565 1059110470
10372
10375
246862470710546
2472610605
10561
10581
2477510563
10379
10640
10543 245902460210360
10393
2467024683246762470210536
10558
10580
10613
10368
10380
10536
10552
2479310587
10455
10469
104812 45601058810381
10387
2466924677246822469210530
2471510531
10386
10567
10556
247812478710391
10570
10378
10396
10357
10363
10369
246982471610562
10601
10362
10551
10374
10540
245 B ST.106 AVE.
105 A AVE.
106 AV E .
103 B AVE.
104 AVE.JACKSON RD.ROBERTSON ST.JACKSON RD.1 P 72100
54
53
1
6
103
97
147
111
2
108
14
37
Ptn of
23
P 75957
BCP 14851
9
86
35
33
29
84
51
49
P 75957
90 91
105
12
100
148
22
21
20
112
17
Rem 1
38
28
BCP 3634110
8
48
P 72103
93BCP 23574 96
2
98
8 BCP 36341BCP 23574110
19
16
13
P 18280
4
5
4
88
28
50
102 BCP 363414
9
P 12923
107
25
26
N 1/2 of SE 1/4
52
1
6 7
24
27
11
33
BCP 36341
BCP 36341
3
16
P 75957
P 18280
34
32
55
P 42419
Rem. 83
94
23 BCP 2609611
106
15
35
32
43
2
17
7
87
30
8
3
5
109
22
12
39
29
30
SK 6504F
24
41
31
44
42
3
15
P 72100
18 BCP 17976
85
31
89
92
104 101
95
99
10
P 12923
18 *PP02336
40
34
BCP 17980
BCP 17977
BCP 26098
BCP 17023BCP17979
B C P 2 9 5 2 2
BCP 29522 RW 75958
RW 76098BCP 17388BCP 17977
BCP 39484
BCP 39484
BCP 39484
NWP39911
RW 72102BCP 39484
BCP 39484
R
W 75958
RW 75958
BCP 26097
BCP 17979
JACKSON RD.106 AVE.248 ST.104 AVE.
´
SCALE 1:2,939
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential), A-2 (Upland Agricultural)RS-2 (One Family Suburban Residential)R-3 (Special Amenity Residential DistrictRS-1b (One Family (Medium Density) Residential)
6919-20121567
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-047-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6927-2012
22577, 22569 , 22557 Royal Crescent and 11771 226 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential) to allow for future construction of a
five storey apartment building. At this time the current application has been assessed to determine
its compliance with the Official Community Plan with respect to the proposed land use only.
Following First Reading, further information and associated applications as noted in this report will
be submitted by the applicant to allow the proposal to be assessed fully and to proceed through the
approval process.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6927-2012 be given First Reading; and;
That the applicant provide further information as described on Schedules C and D of the
Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a) Background Context:
Applicant: 625536 B.C. LTD. Mohinder Gosal
Owners: Gurbhawan and Karminder Grewal
Gurjeet Johal
Mukhpal and Iqbal Sangha
Simranjeet Sekhon
Legal Descriptions: Lot 9, D.L.:401, Group 1, NWD Plan 4769
Parcel A (Explanatory Plan 8125) Lot 8, D.L 401, Group 1, NWD Plan
4769
Lot D, D.L. 401, Group 1, NWD Plan 21162
Lot 8 Except Parcel “A” ( Explanatory Plan 8125) D.L 401, Group 1,
NWD Plan 4769
1106
- 2 -
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Multi-Family Residential, Single Family Residential
Zone: RS-1 (One Family Urban Residential), RM-3 (High Density
Apartment),
Designation: Ground Oriented Multi-Family
East: Use: Congregate Care (Residential)
Zone: LUC (Land Use Contract)
Designation: Low-Rise Apartment
West: Use: Multi-Family Residential
Zone: RM-2 (Medium Density Apartment)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant, Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.28 HA (0.7 acres)
Access: Royal Crescent Lane
Servicing requirement: Urban Standard
b) Site Characteristics:
The development site is comprised of four properties located in the South of Lougheed (SOLO)
Precinct in the Town Centre Area. Two of the four properties are currently vacant with some trees
and vegetation. The remaining properties are currently residential with single family dwellings. The
development site is relatively flat with low environmental sensitivity.
c) Project Description:
The applicant proposes to rezone the subject sites to allow for future construction of a five storey
wood frame apartment building with underground parking. Parking will be accessed via the existing
lane. The majority of dwelling units will have two bedrooms, with a small portion of one and three
bedroom units. The development site is located within Sub Area 1 of the Town Centre Are Incentive
Program, and meets the conditions to be included in the program.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed rev iew and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
- 3 -
d) Planning Analysis:
Official Community Plan:
The properties are designated Low-Rise Apartment and are subject to the policies of the Town
Centre Area Plan. The Low-Rise Apartment designation is intended for development in a three
to five storey apartment form where units are accessed from an internal corridor and
residential parking is provided underground. The RM-2 (Medium Density Apartment
Residential) zone is consistent with this designation.
Zoning Bylaw:
The current application proposes to rezone the properties located at 22577,22569, and
22557 Royal Crescent and 11771 226 Street from RS-1 (One Family Urban Residential) to RM-
2 (Medium Density Apartment Residential) to permit construction of a five storey 48 unit
apartment building.
Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application is required for all multifamily residential, flexible mixed use and commercial
development located in the Town Centre.
Advisory Design Panel:
A Town Centre Development Permit is required and must be reviewed by the Advisory Design
Panel prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading
the applicant is required to host a Development Information Meeting in accordance with
Council Policy 6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Building Department;
d) Fire Department;
e) Parks Department;
f) Ministry of Transportation.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above.
- 4 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. Multi-Family Residential Development Permit Application (Schedule D);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6927-2012
"Original signed by Charles R. Goddard"
for
"Original signed by Amelia Bowden"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6927-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6927-2012."
2. Those parcels or tracts of land and premises known and described as:
Lot 8 Except: Parcel “A” (Explanatory Plan 8215); District Lot 401 Group 1 New
Westminster District Plan 4769
Parcel “A” (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1 New Westminster
District Plan 4769
Lot 9 District Lot 401 Group 1 New Westminster District Plan 4769
Lot “D” District Lot 401 Group 1 New Westminster District Plan 21162
and outlined in heavy black line on Map No. 1571 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
Appendix B
11759/61 2246111667
11715
11735 2251611900
22525
22529 225692257011771
11857
2246622471/8511698
22531
2
2
5
3
3 225752259611698 226122263911889
11844
11771
1168822464 11767
11656
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/58225812261122615226472266111695
11850
2249011697
11771
11742
22515
22527 22541225572 2 5 3 2 2260211862
22624/2622625226332269211770
11681
11683
62/64/66
11668
11686 22535225652253022537 2258011837
11778 2262122641227102247111825
22528/3022521 22522
22524 2255611675
11711 2250411662
11674
22503 2252222523 2254822535225882257711834
2263211869
11876
11685
Zellers
2245611760
11680
Haney Place Mall
22526
2252822564/6811858
NORTH AVENUE 226 ST.SELKIRK AVE.225 ST.SELKIRK AVE.
LOUGHEED HWY.227 STREET225 ST.226 ST.118 A AVE.
L O U G H E E D H I G H W AY
LANE
SELKIRK AVE.
LANE
227 STREETFRASER ST.BRICKWOOD CLOSEROYAL CRES.ROYAL CRES.
5
BCS 1620'1'
E 106'
P 8641
3
16
18
21
A
12
A
P 1805617
*LMP 21534
3
D
P 5 4 1 4
P 4202*LMP38099Pcl
E P 8 3 8 3
R e m 3
6
3
P 63225
Rem. 58
2
14
12
28 P 1009122
9 8
P 18056
22
P 9190
BCP 44924
A
1
Rem.P 8658C
RP 68557CP 5194
9
B
N 1/2 2Rem P 8641P 43090P 414907 P 70416P 48518
P 77953
15
1
18
2
Plan 4834 P 6545227
4
A
E P 4769
10
7
13
Rem. 1
Rem. 23
5
6
PARK
PARK
A
7
1
93
4
P 4769
6
P 70416
E
D
EP 8215REM.
15
BCP 44924P 6524P 9800
6
P 8181
P 19374
1
19
19
P 21162
79
24
6
15
PARK *PP085P 8615
18
A
B
2
P 1244510
3Rem.of 3
3
92
1
14
P 65997
13
13
26
20
W 3
25
5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1 P 12445P 9800
P 24524
8
2
15
1
P 4769
P 4769
P 8615
C
7
P 476923
11
PARK P 8615P 13017
16
21
19
NWS 2977LMP 19737BCP 22107
RW 79939
E P 1 0 4 5 9
1
P 19374P 6645P 71022'A'
2
LMS 715
P 9372
5
1
17
NWS 2316
70
1
W
P 8615
BCP 22107
14 EPP 12098B
2
BCP 4492420
P 76002P 9236BCP 44924LMP 19737LM P 98 2 0
LMP 12816
EP 64018
RW 61238
RW 61238
EP 63801
BCP44925R W 7 7 6 4 1
BCP 9285EP 70417BCP 9286EPP 14312BCP44926
LMP 9307
EP 70417
BCP 9286LMP 46994RP 63699LMP 31454&LMP 51165 (EASE.)
E
P 70
4
17
EP 65137
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
6927-20121571
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2011-065-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011
Second Reading
Maple Ridge Zone Amending Bylaw No.6844-2011
24426 102 Avenue
EXECUTIVE SUMMARY:
On July 26, 2011, Council gave first reading to rezone the subject property from RS-3 (One Family
Rural Residential) to R-3 (Special Amenity Residential District), to permit a residential subdivision or
about 30 lots and parkland.
The subject property is identified as a “starred property” on Schedule B of the Official Community
Plan. The purpose of designating the property this way was to signal the intent to include it in the
Urban Area Boundary subject to it being removed from Metro Vancouver’s Green Zone. On October
24, 2008 Metro Vancouver Board resolved to retain this property within the Green Zone. However,
on July 29, 2011, the Metro Vancouver Board adopted the Regional Growth Strategy which included
this property within the Urban Containment Area of the Regional Growth Strategy. The property
needs to be included in Metro Vancouver Fraser Sewerage Area Boundary.
This application requires an Official Community Plan amendment for the following reasons:
to include the subject site within the Urban Area Boundary;
to change the designation to Urban Residential and Conservation from Agricultural; and;
to remove the “starred property” designation from the subject site.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on-going consultation has been provided by way of posting Offic ial Community Plan Amending
Bylaw No. 6843-2011 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a public hearing on the bylaw;
1107
- 2 -
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6843-
2011 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 be given First and
Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6844-2011 be given Second Reading and be forwarded to
Public Hearing; and
6. That the following term(s) and condition(s) be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Inclusion of the site into the GVSDD Fraser Sewerage Area;
iii. Satisfactory resolution of design, maintenance requirements , maintenance
agreement, and receipt of security from the applicant for the total cost of the storm
water drainage as proposed by the applicant on District Lands (Lower Jackson Farm);
iv. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
v. Amendment to Schedule "B" & “C” of the Official Community Plan;
vi. Registration of a geotechnical report as a Restrictive Coven ant which addresses the
suitability of the site for the proposed development;
vii. Road and park dedication as required;
viii. Removal of the existing building/s;
ix. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
x. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
- 3 -
DISCUSSION:
a) Background Context:
Applicant: D K Bowins & Associates Inc.
Owner: Michael S. McBride
Legal Description: Lot A, Section 3, Township 12, New Westminster
District Plan 8296
OCP:
Existing: Agricultural
Proposed: (Albion Area Plan) Medium Density Residential,
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Albion Park
Zone: P-1 (Park and School)
Designation Park
South: Use: Park (Lower Jackson Farm)
Zone: RS-3 (One Family Rural Residential)
Designation: Agriculture
East: Use: Park (Lower Jackson Farm)
Zone: RS-3 (One Family Rural Residential)
Designation: Agriculture
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
Existing Use of Property: Single Family Rural Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.272 ha. (3.1 ac)
Access: 244 Street
Servicing requirement: Full Urban
Companion Applications: 2011-065-SD, 2011-065-VP and 2012-041-DP
- 4 -
b) Project Description:
The applicant has submitted a proposal to rezone the property from RS-3 (One Family Rural
Residential) to R-3 (Special Amenity Residential District) to allow the land to be subdivided into
about 30 lots. A new road is proposed across the bottom of the lot from 244 Street and continuing
along the east property line. All the lots will have driveway access from rear lanes. An area of about
405 m2 on 244 Street will be dedicated as park for creek protection, and 690 m2 along the eastern
and southern boundary will be dedicated as park to provide a landscaped buffer between the
development and the adjacent Jackson Farm park lands.
The site is located at the southeast corner of 102 Avenue and 244 Street , adjacent to Lower
Jackson Farm which abuts the site to the east and to the south. There is a gentle slope from the
northeast to the southwest, and a watercourse with a treed wetland area located in the southwest
portion of the property. Manmade channels direct drainage waters from Lower Jackson Farm lands
through the site into a short stream on the site. This stream flows into Jackson Creek after emerging
from a culvert on the west side of 244 Street.
The existing is a single family residential building and some accessory buildings clustered along 102
Avenue are proposed to be removed.
c) Planning Analysis:
Metro Vancouver:
This subject site is one of the “starred properties” identified on the Official Community Plan Land
Use Plan, Schedule B. “Starred properties” are ones that were removed or exempt from the
requirements of the Agricultural Land Reserve. On July 29, 2011, the Metro Vancouver Board
adopted the Regional Growth Strategy, thus including the subject lands into the Regional Growth
Strategy’s Urban Containment Boundary.
Official Community Plan :
This site is currently designated Agricultural and is located immediately to the east of the Albion Area
Plan. To accommodate the proposal the following amendments to the Official Community plan are
required:
To amend the OCP Urban Area Boundary to conform with the Regional Growth Strategy
Urban Containment Boundary by including this property in the OCP Urban Area Boundary;
To place the property within the Albion Area Plan and designate it Medium Density
Residential and Conservation; and
To removed the “starred property” designation from the subject lands.
The Medium Density Residential designation is most appropriate as it would be consistent with the
designation of properties in the southeast portion of the Albion Area Plan. This provides for a range
of housing styles, including the smaller lot single detached housing that are being proposed by the
applicant. The areas proposed to be designated include a strip of land at the eastern and southern
- 5 -
boundary of the site to buffer Lower Jackson Farm park lands, and the area along 244 Street to be
retained for creek protection.
Zoning Bylaw:
The property is proposed to be rezoned from RS-3 (One Family Rural Residential) to R-3 (Special
Amenity Residential District). The proposed single family lots range in area from about 218 m² to
261 m² for interior lots and 263 m² to 246 m² for lots on corners, meeting the R-3 minimum lot area
requirement of 213 m². The lot width exceeds the minimum required lot width of 7.9 metres,
ranging from 8.1 metres to 8.35 metres and wider corner lots. The lot depth matches or exceeds the
27 metres requirement. All the lots have lane access with detached garages.
Development Variance Permit
The applicant is seeking the following variances:
To vary the road right-of-way from 18 metres to 15 metres, but retain the required 8.6
metres carriageway, which will permit two-way traffic and parking;
To vary some of the servicing standards (sidewalk and curb) at the eastern edge of the road
abutting Jackson Farm to be more compatible with the proposed bioswale area; and
To vary the R-3 (Special Amenity Residential District) zone building height requirement from
9.75 metres to 10.5 metres.
Development Permits:
The subject lands are proposed be zoned R-3 (Special Amenity Residential District). The Official
Community Plan requires that residential developments with densities exceeding 30 units per net
hectare, such as R-3 Zone subdivision, are subject to an Intensive Residential Development Permit.
The purpose of the Intensive Residential Development Permit is to provide a greater emphasis on
high standards in aesthetics and quality of the building environment while protection important
qualities of the natural environment.
Development Information Meeting :
A Development Information Meeting was held by the applicant on March 1, 2012 at the Albion
Elementary School. Seven (7) individuals attended. Concerns raised included: traffic and park ing
along 102 Avenue (Engineering proposes restricting on-street parking); the subject property should
become part of Lower Jackson Farm park land; park lands need to have more child play areas and
play fields; and lack of schools.
- 6 -
d) Interdepartmental Imp lications:
Building Department:
A preliminary review of supporting technical documentation suggests the site has a shallow water
table (approximately 0.8 metres – 1.2 metres below surface). As such, a Restrictive Covenant may
be required restricting below grades basements.
Engineering Department:
The Engineering Department has reviewed the application and has provided the following
comments:
The land cannot be rezoned until the site is included in the GVSDD Fraser Sewerage Area;
Road dedication is required to widen 102 Avenue;
Off-site service upgrading is required (sanitary, drainage and water).
Existing septic systems are to be removed.
The detailed Engineering Comments have been provided to applicant to be satisfactorily resolved.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be approximately an additional 30 trees which is based on one tree per lot; final
subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised
that the maintenance requirement of $25.00 per new tree will increase their budget requirements
by $750.00.
Council approval for the storm drainage proposal by the applicant on District land is required . The
District currently does not have an approved overall concept plan for Lower Jackson Farm. The
applicant will need to work with environmental and park staff to assess the appropriateness of the
works, and if acceptable, their satisfactory integration into a park. This would include: their design,
necessary maintenance requirements, a maintenance agreement, and receipt of security from the
applicant for the total cost of the storm water drainage.
School Board:
A referral was sent to School Board No. 43, however a response has not yet been received. In the
past, the School Board has indicated to the District that the Albion Elementary School is beyond
capacity and future home owners could expect their children to attend another school in their
immediate neighborhood.
- 7 -
Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, for redesignation from Agricultural to
(Albion Area Plan) Medium Density Residential and Conservation and adjusting the Urban Area
Boundary to match with the Metro Vancouver Urban Containment Boundary, is considered to be
minor in nature. It has been determined that no additional consultation beyond existing pr ocedures
is required.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
e) Environmental Implications:
The subject site, together with the Lower Jackson Farm lands to the east and south share some
complex topography and drainage issues. There are two watercourses – a short creek on the
development site and Jackson Creek located in the forested portion of Lower Jackson Farm to the
south of the development site. This short watercourse and the immediate surrounding trees and the
buffer strip forming a buffer between the development site and Lower Jackson farm are to be
dedicated as park and designated Conservation.
A significant amount of the overland drainage is intercepted by one or more manmade channels that
traverse the development site from the Jackson Farm area to the east. From an ecological design
perspective, it is desirable to re-establish the natural drainage pattern by re-routing these
intercepted waters to flow directly into Jackson Creek further upstream. The waters from the
development site would continue to flow into the short creek.
The applicant proposes to install works along the eastern boundary of the development, mainly on
Lower Jackson Farm lands, to direct waters from the park to Jackson Creek. This proposed north-
south channel and vegetated buffer zone would be enhanced and replanted in a manner to ensure
a functional natural zone that does not require continual maintenance by the District. There will be a
five year maintenance agreement to ensure survival of the plantings and to ensure the channel is
functioning properly. The channel will essentially be a dry creek bed in the summer periods but will
serve the purpose of re-directing surface flows on a portion of Lower Jackson Farm to Jackson Creek
rather than across the private property area, during heavier rains.
CONCLUSION:
The current application seeks to achieve compliance with the Official Community Plan. Council
granted First Reading to a zoning amending bylaw because this land is a “starred property” signaling
Council’s intension to consider including the lands within the Urban Area Boundary. The Regional
Growth Strategy amended in July 2011 to include the subject site into the Urban Containment Area,
- 8 -
therefore Council may proceed with considering amending the OCP to include the lands in the Urban
Area Boundary, and designating the lands to Urban Residential and Conservation.
Therefore, it is recommended that Council consider granting Maple Ridge Official Community Plan
Amending Bylaw No. 6843-2011 First and Second Reading, and granting Maple Ridge Zone
Amending Bylaw No. 6844-2011 Second Reading, and that both bylaws be forwarded to a Public
Hearing.
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, MCAHP
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw 6843-2011
Appendix C – Zone Amending Bylaw 6844-2008
Appendix D – Proposed Subdivision Plan
Appendix E – Site Plan for Proposed Bioswale
"Original signed by Adrian Kopystynski"
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
for
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6843-2011
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6843-2011
2. Schedule “B” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 8296
as shown on Map No. 811, a copy of which is attached hereto and forming part of this
Bylaw, to include the property within the Urban Area Boundary, to add the property to the
Albion Area Plan, and to remove the “starred property” designation from the property.
3. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 8296
as shown on Map 831, a copy of which is attached hereto and forming part of this Bylaw, by
redesignating the area shown hatched to Medium Density Residential, and the area outlined
in heavy black line to Conservation.
4. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 8296
and outlined in heavy black line on Map No. 832, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
5. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 20 .
READ A SECOND TIME the day of , A.D. 20 .
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED , the day of , A.D. 20.
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
24315243182431610077
10081
10093
10097243102432524325 2433124326243382434824349243502436024357243622436324374243732437724375243812438624390243962439510241
10245
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24426243112431224314243182431810085
1008924327 2434210116
10120 24350243472435524355243602436224355243652436624372243982431024319243162432610080
1011224330243362433724343 24352243462435324357243612436824371243692437424384243912439424399243242433010062 243462433624345243512436124366243642436524366243712437224379243802437824382243812438524386243912439210211
10231
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245392431324314243221011324315 2432024326100682433324340 2434424341243462435124345243572435924364243672437024375243702437324384243832438724388243942439524314243201010524323 2433224341243402436024350243562435424357243592435624361243682437624377243802438610253
2430924317243262433024330243292433424342243482435424353243582437024363243692436724367243792437824382243832439010243
10247
24554/722430510073
10109243212432224328
1007224335243391007624340 243582437424371243762437824382243872439910221
244 ST.102 AVE
101 A AVE.244 ST.102 A AVE.
101 AVE.243 A ST.243 A ST.101 A AVE.
JACKSON RD.
102 B AVE.5859146
124
20
111
4
142
128
572LMP 36346P 214291
46 45
32
20
LMP 36343
BCP 6181
41
12
7
16
25
17335
1
A
135 85BCP 13188
2
148
137
125
LMP 36295
BCP 174904
151
140
114
418
143 5
107
LMP 36343
3
BCP 7533
3
25
42
BCP 6181
13 14
5
41 39
8
9 36PARK
3
147
5 6
141
71
16
132
47
34
19
10
3
20 19
27
BCP 8931
42
5 6
30
39
28
2635 18
P 8296
BCP 46878
LMP 3634669661
3
139
127LMP 36295
PARK
19
150
673131
36 35LMP 36343
1514 13
4
7
2 24
120 44
LMP 3634322
6
18
28
LMP 3572811BCP 893131 3738 37
27
12
LMP 36346109
64152
BCP 3283
116
BCP 17490
24
2
117
48
LMP 34684
26
17
40
10
5557BCP 17490
BCP 32285
145
136
LMP 36295
70676562LMP 34684
138
126
112113 115
8
17 P 21429118
25 BCP 328323
45
44
33
11LMP 36343
2
BCP 6181
29
8
15
14
545660123
110
61149
129130
3
6119
11 12
22
1
4
43
43
29
40 38
16
13
15 3234A
LMP 36295
68632
1 972 717 9
1
49
10
1
121
2
21
31 30
PARK
21 23
4
24
7 9
BCP 17491
LMP 36344
LMP 36348BCP 17488 BCP 17487
BCP 17489
P 38409
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
PURPOSE:
6843-2011811
TO AMEND URBAN AREA BOUNDARY AS SHOWNTO ADD TO ALBION AREA PLAN ANDTO REMOVE AS "STARRED PROPERTY"
EXISTING URBANAREA BOUNDARY
PROPOSED URBANAREA BOUNDARY
URBAN AREA BOUNDARYTO BE REMOVED
24315243182431610077
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10097243102432524325 2433124326243382434824349243502436024357243622436324374243732437724375243812438624390243962439510241
10245
10251
24426243112431224314243182431810085
1008924327 2434210116
10120 24350243472435524355243602436224355243652436624372243982431024319243162432610080
1011224330243362433724343 24352243462435324357243612436824371243692437424384243912439424399243242433010062 243462433624345243512436124366243642436524366243712437224379243802437824382243812438524386243912439210211
10231
10249
245392431324314243221011324315 2432024326100682433324340 2434424341243462435124345243572435924364243672437024375243702437324384243832438724388243942439524314243201010524323 2433224341243402436024350243562435424357243592435624361243682437624377243802438610253
2430924317243262433024330243292433424342243482435424353243582437024363243692436724367243792437824382243832439010243
10247
24554/722430510073
10109243212432224328
1007224335243391007624340 243582437424371243762437824382243872439910221
244 ST.102 AVE
101 A AVE.244 ST.102 A AVE.
101 AVE.243 A ST.243 A ST.101 A AVE.
JACKSON RD.
102 B AVE.5859146
124
20
111
4
142
128
572LMP 36346P 214291
46 45
32
20
LMP 36343
BCP 6181
41
12
7
16
25
17335
1
A
135 85BCP 13188
2
148
137
125
LMP 36295
BCP 174904
151
140
114
418
143 5
107
LMP 36343
3
BCP 7533
3
25
42
BCP 6181
13 14
5
41 39
8
9 36PARK
3
147
5 6
141
71
16
132
47
34
19
10
3
20 19
27
BCP 8931
42
5 6
30
39
28
2635 18
P 8296
BCP 46878
LMP 3634669661
3
139
127LMP 36295
PARK
19
150
673131
36 35LMP 36343
1514 13
4
7
2 24
120 44
LMP 3634322
6
18
28
LMP 3572811BCP 893131 3738 37
27
12
LMP 36346109
64152
BCP 3283
116
BCP 17490
24
2
117
48
LMP 34684
26
17
40
10
5557BCP 17490
BCP 32285
145
136
LMP 36295
70676562LMP 34684
138
126
112113 115
8
17 P 21429118
25 BCP 328323
45
44
33
11LMP 36343
2
BCP 6181
29
8
15
14
545660123
110
61149
129130
3
6119
11 12
22
1
4
43
43
29
40 38
16
13
15 3234A
LMP 36295
68632
1 972 717 9
1
49
10
1
121
2
21
31 30
PARK
21 23
4
24
7 9
BCP 17491
LMP 36344
LMP 36348BCP 17488 BCP 17487
BCP 17489
P 38409
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6843-2011831Agricultural
Medium Density ResidentialConservation
24315243182431610077
10081
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10097243102432524325 2433124326243382434824349243502436024357243622436324374243732437724375243812438624390243962439510241
10245
10251
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1008924327 2434210116
10120 24350243472435524355243602436224355243652436624372243982431024319243162432610080
1011224330243362433724343 24352243462435324357243612436824371243692437424384243912439424399243242433010062 243462433624345243512436124366243642436524366243712437224379243802437824382243812438524386243912439210211
10231
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245392431324314243221011324315 2432024326100682433324340 2434424341243462435124345243572435924364243672437024375243702437324384243832438724388243942439524314243201010524323 2433224341243402436024350243562435424357243592435624361243682437624377243802438610253
2430924317243262433024330243292433424342243482435424353243582437024363243692436724367243792437824382243832439010243
10247
24554/722430510073
10109243212432224328
1007224335243391007624340 243582437424371243762437824382243872439910221
244 ST.102 AVE
101 A AVE.244 ST.102 A AVE.
101 AVE.243 A ST.243 A ST.101 A AVE.
JACKSON RD.
102 B AVE.5859146
124
20
111
4
142
128
572LMP 36346P 214291
46 45
32
20
LMP 36343
BCP 6181
41
12
7
16
25
17335
1
A
135 85BCP 13188
2
148
137
125
LMP 36295
BCP 174904
151
140
114
418
143 5
107
LMP 36343
3
BCP 7533
3
25
42
BCP 6181
13 14
5
41 39
8
9 36PARK
3
147
5 6
141
71
16
132
47
34
19
10
3
20 19
27
BCP 8931
42
5 6
30
39
28
2635 18
P 8296
BCP 46878
LMP 3634669661
3
139
127LMP 36295
PARK
19
150
673131
36 35LMP 36343
1514 13
4
7
2 24
120 44
LMP 3634322
6
18
28
LMP 3572811BCP 893131 3738 37
27
12
LMP 36346109
64152
BCP 3283
116
BCP 17490
24
2
117
48
LMP 34684
26
17
40
10
5557BCP 17490
BCP 32285
145
136
LMP 36295
70676562LMP 34684
138
126
112113 115
8
17 P 21429118
25 BCP 328323
45
44
33
11LMP 36343
2
BCP 6181
29
8
15
14
545660123
110
61149
129130
3
6119
11 12
22
1
4
43
43
29
40 38
16
13
15 3234A
LMP 36295
68632
1 972 717 9
1
49
10
1
121
2
21
31 30
PARK
21 23
4
24
7 9
BCP 17491
LMP 36344
LMP 36348BCP 17488 BCP 17487
BCP 17489
P 38409
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
6843-2011832To Add To Conservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6844-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6844-2011."
2. That parcel or tract of land and premises known and described as:
Lot A, Section 3, Township 12, New Westminster District Plan 8296
and outlined in heavy black line on Map No. 1531 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential
District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of July, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
24315243182431610077
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10093
10097243102432524325 2433124326243382434824349243502436024357243622436324374243732437724375243812438624390243962439510241
10245
10251
24426243112431224314243182431810085
1008924327 2434210116
10120 24350243472435524355243602436224355243652436624372243982431024319243162432610080
1011224330243362433724343 24352243462435324357243612436824371243692437424384243912439424399243242433010062 243462433624345243512436124366243642436524366243712437224379243802437824382243812438524386243912439210211
10231
10249
245392431324314243221011324315 2432024326100682433324340 2434424341243462435124345243572435924364243672437024375243702437324384243832438724388243942439524314243201010524323 2433224341243402436024350243562435424357243592435624361243682437624377243802438610253
2430924317243262433024330243292433424342243482435424353243582437024363243692436724367243792437824382243832439010243
10247
24554/722430510073
10109243212432224328
1007224335243391007624340 243582437424371243762437824382243872439910221
244 ST.102 AVE
101 A AVE.244 ST.102 A AVE.
101 AVE.243 A ST.243 A ST.101 A AVE.
JACKSON RD.
102 B AVE.5859146
124
20
111
4
142
128
572LMP 36346P 214291
46 45
32
20
LMP 36343
BCP 6181
41
12
7
16
25
17335
1
A
135 85BCP 13188
2
148
137
125
LMP 36295
BCP 174904
151
140
114
418
143 5
107
LMP 36343
3
BCP 7533
3
25
42
BCP 6181
13 14
5
41 39
8
9 36PARK
3
147
5 6
141
71
16
132
47
34
19
10
3
20 19
27
BCP 8931
42
5 6
30
39
28
2635 18
P 8296
BCP 46878
LMP 3634669661
3
139
127LMP 36295
PARK
19
150
673131
36 35LMP 36343
1514 13
4
7
2 24
120 44
LMP 3634322
6
18
28
LMP 3572811BCP 893131 3738 37
27
12
LMP 36346109
64152
BCP 3283
116
BCP 17490
24
2
117
48
LMP 34684
26
17
40
10
5557BCP 17490
BCP 32285
145
136
LMP 36295
70676562LMP 34684
138
126
112113 115
8
17 P 21429118
25 BCP 328323
45
44
33
11LMP 36343
2
BCP 6181
29
8
15
14
545660123
110
61149
129130
3
6119
11 12
22
1
4
43
43
29
40 38
16
13
15 3234A
LMP 36295
68632
1 972 717 9
1
49
10
1
121
2
21
31 30
PARK
21 23
4
24
7 9
BCP 17491
LMP 36344
LMP 36348BCP 17488 BCP 17487
BCP 17489
P 38409
101 AVE.243 A ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6844-20111531RS-3 (One Family Rural Residential)
R-3 (Special Amenity Residential District)
- 1 -
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: RZ/035/08
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 and
Maple Ridge Zone Amending Bylaw No.6666-2009
11295 and 11307 Maple Crescent
EXECUTIVE SUMMARY:
An application has been received to grant a final one year extension to application RZ/035/08.
Council previously granted a one year extension to the above noted application on June 28, 2011.
This application is to permit a twenty unit strata warehouse under the M-3 (Special Industrial) zone.
RECOMMENDATION:
That pursuant to Maple Ridge Development Procedures Bylaw No. 5879 -1999, a final one year
extension be granted for rezoning application RZ/035/08 (property located at 11295 and 11307
Maple Crescent) and that the following conditions be addre ssed prior to consideration of Final
Reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" of the Official Community Plan;
iii. Registration of a geotechnical report as a Res trictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
v. Consolidation of the development site;
vi. Removal of the existing buildings.
DISCUSSION:
a) Background Context:
Applicant: Matthew Cheng Architect Ltd
Owner: 0706472 BC Ltd
1108
- 2 -
Legal Description: Lot: 1, District lots 278 and 279, Group 1, New
Westminster District, Plan 60497
Lot 573, Listrict Lot 279, Group 1, New Westminster
District, Plan 114
OCP:
Existing: Urban Residential
Proposed: Industrial
Zoning:
Existing: M-3 (Special Industrial), C-3 (Town Centre Commercial)
Proposed: M-3 (Special Industrial)
Surrounding Uses:
North: Use: Single Family Residential
Zone: C-3 (Town Centre Commercial)
Designation Urban Residential
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Commercial
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Railway Tracks, Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Outdoor storage, warehouse
Proposed Use of Property: Industrial strata warehouse
Access: Maple Crescent
Servicing: Full Urban
Site Area: 5068 m² (1.25 ac)
Companion Applications: DP/036/08, VP/035/08, SD/035/08
This application is to permit a twenty (20) unit strata warehouse under the M-3 (Special Industrial)
zone. A requirement of the development process is approval of a Variance Permit, Subdivision
Application, as well as an Industrial Development Permit to ensure the form and character of the M-
3 (Special Industrial) zoned building at the Building Permit stage.
The following dates outline Council’s consideration of the application and B ylaws 6665-2009 and
6666-2009:
First Reading was granted April 13, 2010;
The Second Reading report (see attached) was considered on April 19, 2010;
Second Reading was granted April 27, 2010;
Public Hearing was held May 18, 2010;
Third Reading was granted May 25, 2010;
First extension was granted June 28, 2011.
- 3 -
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to Final Reading of
the Zone Amending Bylaw. The major outstanding item is the Rezoning Servicing Agreement. The
applicant is currently in the process of securing the necessary financing to move forward with the
proposed project.
Alternatives:
Council may choose one of the following alternatives:
1. Grant the request for extension;
2. Deny the request for extension; or
3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been pursuing the completion of this rezoning application and has applied for a
final one year extension. It is anticipated that within the next year final consideration will be applied
for. It is therefore recommended that a final one year extension be granted to application
RZ/035/08.
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_________________________________________
Approved by: Frank Quinn
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
"Original signed by Amelia Bowden"
for
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Ernie Daykin DATE: April 12, 2010
and Members of Council FILE NO: RZ/035/08
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amen ding Bylaw No. 6665-2009;
Second Reading
Maple Ridge Zone Amending Bylaw No.6666-2009
11307 Maple Crescent, 11295 Maple Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone portions of the subject properties from C-3 (Town Centre
Commercial) to M-3 (Special Industrial) to permit the development of a two storey strata industrial
warehouse building. On April 13, 2010, Bylaw No. 6666-2009 was given First Reading by Council.
In support of the rezoning, an Official Community Plan Amendment application has been received to
re-designate the subject properties from Urban Residential to Industrial on Schedule B of the OCP.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be given first and
second reading and be forwarded to Public Hearing;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Comm unity Plan Amending Bylaw No. 6665-
2009 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Zone Amending Bylaw No. 6666-2009 be given second reading and be forwarded to
Public Hearing; and
5. That the following terms and conditi ons be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" of the Official Community Plan;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
APPENDIX B
- 2 -
iv. Road dedication as required;
v. Consolidation of the development site;
vi. Removal of the existing buildings;
DISCUSSION:
a) Background Context:
Applicant: Matthew Cheng (Architect)
Owner: 0706472 BC LTD
Legal Description: Lot: 1, District lots 278 and 279, Group 1, New
Westminster District, Plan 60497
Lot 573, Listrict Lot 279, Group 1, New Westminster
District, Plan 114
OCP:
Existing: Urban Residential
Proposed: Industrial
Zoning:
Existing: M-3 (Special Industrial),
C-3 (Town Centre Commercial)
Proposed: M-3 (Special Industrial)
Surrounding Uses
North: Use: Single Family Residential
Zone: C-3 (Town Centre Commercial)
Designation Urban Residential
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Commercial
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Railway Tracks, Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Outdoor storage, warehouse
Proposed Use of Property: Industrial strata warehouse
Access: Maple Crescent
Servicing: Full Urban
Site Area: 5068 m² (1.25 ac)
Companion Applications: DP/036/08, VP/035/08, SD/035/08
- 3 -
b) Project Description:
The subject site is currently 2 separate lots, the larger of the two consists of predominantly outdoor
storage with a dilapidated residential structure. The smaller of the tw o properties contains a small
single family house. The site abuts the Canadian Pacific Railway and has three street frontages;
Ditton Street, Lorne Avenue and Maple Crescent. The properties are currently split-zoned, M-3
(Business Park Zone) and C-3 (Town Centre Commercial). The applicant is proposing to rezone
portions of the subject properties located at 11307 and 11295 Maple Cres cent from C-3 (Town
Centre Commercial) to M-3 (Business Park Zone) to remove the split-zone and permit the
construction of a new two-storey industrial strata building on a consolidated lot. The proposal also
includes a “caretaker’s suite” in the western building facing Ditton Street.
The development as proposed has approximately 20 strata industrial units and would have two
vehicular accesses off of Maple Crescent with parking hidden behind the buildings facing the
railroad tracks. Separate pedestrian access is provided for each unit off Lorne and Ditton, shared
pedestrian access between each set of two units off Maple Crescent. Landscaping has been
provided along all three road frontages buffering the buildings from the road. The buildings are
staggered along Maple Crescent which aids, along with the vehicle accesses, to break up the visual
massing of the building.
c) Planning Analysis:
Official Community Plan :
The subject property is currently designated Urban Residential on Schedule B – Generalized Land
use in the Official Community Plan Bylaw No. 6425-2006. The proposal calls for an Official
Community Plan Amendment to the Industrial designation. The proposed M-3 (Business Park Zone)
zoning is consistent with the Industrial designation.
Both of the subject properties were formerly designated Industrial in the previous Official Community
Plan Bylaw No. 5434-1996. They were re-designated to Urban Residential in the current OCP in
anticipation for a multi-family residential development. The proponent made application for a low
rise apartment building in 2008 and completed a noise and vibration study for the su bject site. The
noise was found to be 75 dBA which is classified by CMHC as “unacceptable”- noise exposure so
severe that sound insulation costs would be prohibitive and outdoor environment would be
excessively noisy. In addition, the measured vibration levels exceeded the CMHC criterion for
residential use by over 100%. Although construction measures to mitigate the noise and vibration
effects are available, however, they would carry significant additional cost which would no longer
make the development project viable. The applicant returned with an industrial warehouse building
based the predominant M-3 (Business Park Zone) zoning of the subject sites and requests to return
to the previous Industrial land use designation based on the new project proposal.
Zoning Bylaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that due
to the nature of this site, this proposal will require several variances to proceed.
- 4 -
As such, a Development Variance Permit application has been received to vary the following:
1. To vary the minimum exterior side yard setback (Maple Crescent) from 4.5 metres to 3.28
metres as proposed.
2. To vary the minimum landscape strip required for an exterior side lot line from 3.0 metres to
2.0 metres as proposed.
3. To vary the minimum interior side yard setback (Railway) from 1.5 metres required to 0.02
metres as proposed.
4. To vary the 5 metre landscape strip required for the south west side of the site the where
abuts an urban residential zone (Railway).
These variances will be reviewed in a future report to Council.
Development Permits:
An Industrial Development Permit is required for all new development on land designated Industrial
within the urban area boundary as noted in the Official Community Plan. The purpose of the
Industrial Development Permit is to promote quality Industrial development through attractive
design that is compatible with adjacent development and conforms to the Official Community Plan
guidelines. The Development Permit will be the subject of a future report to Council.
Advisory Design Panel :
The proposed project was reviewed by the Advisory Design Panel on December 2009 at which time
the panel recommended that the applicant resubmit this application for further Advisory Design
Panel review addressing several concerns.
The applicant responded to the Panel’s concerns and returned to the following meeting in January
2010 where the Panel supported the project moving forward with the following points to be
addressed through Planning staff at the Development Permit stage;
Consider protecting the edges of the buildings from truck traffic.
Resolve the conflict between the truck traffic route and the exit doors.
Consider deleting the brackets and the lower canopy and support the canopy from above.
Introduce the same canopy treatment for the middle building.
Reduce the height of the window sills at the lower level to increase visual permeability
between the street and the units.
Introduce an Evergreen hedge screen on three sides of the garbage and bike enclosure.
Development Information Meeting :
The developer hosted two development information meetings for the development on the subject
property. The first was held June 17, 2009 for a previous development concept, a four storey mini-
storage industrial warehouse. Approximately twelve people attended this meeting. Although many
- 5 -
liked the aesthetics of the building, concerns about the increased traffic and project massing
relative to the area were raised.
The second development information meeting for the proposed two-storey development held on
March 29, 2010 from 6:30 pm to 8:00 pm at Hammond Community Centre , was held by the
property owners and project architect. Three people signed in on the attendance record. Discussion
during the meeting was focused on three main community concerns: increased traffic on Maple
Crescent, appropriateness for area, and the development’s affect of surrounding residential
property values.
Traffic
The developer advised that this is not a development involving retail functionality and that an
increase in traffic would be minimal. Parking for the development is also situated at the rear of the
property, out of sight from surrounding residences. The community expressed preference for a
traffic signal at Lorne Avenue and Maple Crescent for road safety reasons.
Appropriateness
The developer advised that there is already a mix of various uses along this stretch of Maple
Crescent, including residential, commercial and industrial use. The Developer also advised that the
scale of the project had been cut in half from their original four storey design, previously presented
to the neighbourhood in a Development Information Meeting in June 2009 for better alignment with
the rest of the neighbourhood.
Property Values
The developer noted that an unsightly bare lot would have a new building with nice landscaping,
paved sidewalks abutting the property and street lighting which may enhance the property values in
the area.
d) Interdepartmental I mplications:
Engineering Department:
The Engineering Department has identified that all of the services required in support of the
rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a
Rezoning Development Agreement and post the required security to complete the necessary works
prior to final reading.
Fire Department:
The Fire Department has reviewed the proposed development and has provided the applicant with
information on required fire safety plans and fire department connections. These details will be
achieved at the Building Permit stage.
Parks & Leisure Services Department:
- 6 -
The Parks & Leisure Services Department have identified that after the development is completed
they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has
advised that the maintenance requirement of $25.00 per new tree will need to be included in their
future budget requirements.
e) School District Comments:
A referral was sent to School District No. 42 on April 15, 2009; no comments have been received
from this referral.
f) Canadian Pacific Railway Comments:
The Canadian Pacific Railway reviewed a referral of the proposed project in April of 2009 and notes
that the proposed project is a more suitable adjacency than a residential occupancy in terms of
noise and vibration. The structure may in fact act to provide some sound attenuation for the
residential area to the north of Maple Crescent.
In the construction phases, CP would not permit any overhead crane swing over CP lands unless
there was an aerial trespass agreement between the developer and CP. Please note that in terms of
the structure placement, this project does not adhere to the recommended 30 metre setback from
the property line. It is also recommended that an intervening fence be installed at the property line
to protect users from entering onto the railway corridor.
g) Intergovernmental Issues:
Local Government Act:
In respect of Section 879 of the Local Government Act requirement for consultation during the
development or amendment of an Official Community Plan, Council has considered at the April 13,
2010 Council Meeting, whether consultation is required with specifically:
i. the board of the regional district in which the area covered by the plan is located, in
the case of a municipal official community plan;
ii. the board of any regional district that is adjacent to the area covered by the plan;
iii. the council of any municipality that is adjacent to the area covered by the plan;
iv. first nations;
v. school district boards, greater boards and improvements district boards, and
vi. the provincial and federal governments and their agencies.
and in that regard recommends that no additional consultation be required in respect of this matte r
beyond the early posting of the proposed OCP amendments on the District's website, together with
an invitation to the public to comment.
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
- 7 -
882 of the Act. It has been determined that no additional consultation beyond existing procedures
is required, including referrals to the Board of the Regional District, the Coun cil of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that this application be favourably considered and First and Second Reading be
given to Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009, that Second
Reading be given to Maple Ridge Zone Amending Bylaw No. 6666-2009, and that application
RZ/035/08 be forwarded to Public Hearing.
_______________________________________________
Prepared by: Jen Csikos
Planning Technician
_______________________________________________
Approved by: Jane Pickering, MCP, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
JC/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw 6665- 2009
Appendix C – Zone Amending Bylaw 6666- 2009
Appendix D – Site Plan
Appendix E – Building Renderings
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE : M ay 7, 2012 FILE: RZ/035/08 BY: PC
11295/11307 MAPLE CRESCENT
CORPOR ATION OFTHE DIST RIC T OFMAPLE R IDGE
PLANNING DEPARTMENT
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SUBJECT PROPERTIES
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APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6665-2009.
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6665-2009."
2. That parcels or tracts of land and premises known and described as:
Lot 1 District Lots 278 and 279 Group 1 Plan 60497 New Westminster District.
AND
Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114
and outlined in heavy black line on Map No. 776 , a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Industrial.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 27th day of April, A.D. 2010.
READ A SECOND TIME the 27th day of April, A.D. 2010.
PUBLIC HEARING HELD the 18th day of May, A.D. 2010.
READ A THIRD TIME the 25th day of May, A.D. 2010.
RECONSIDERED AND FINALLY ADOPTED , the day of , A.D. 200 .
______________________________ ______________________________
MAYOR CORPORATE OFFICER
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6666-2009
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6666-2009."
2. That parcel or tract of land and premises known and described as:
Lot 1 District Lots 278 and 279 Group 1 Plan 60497 New Westminster District.
AND
Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114
and outlined in heavy black line on Map No. 1455 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to M-3 (Special Industrial)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 13th day of April, A.D. 2010.
READ a second time the 27th day of April, A.D. 2010.
PUBLIC HEARING held the 18th day of May, A.D. 2010.
READ a third time the 25th day of May, A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012
and Members of Council FILE NO: DVP/075/10
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Development Variance Permit
10455 and 10481 245B Street
EXECUTIVE SUMMARY:
A Development Variance Permit application has been received in support of subdivision application
SD/075/10. The application is for an 11 lot RS-1b (One Family Urban (Medium Density) Residential)
subdivision for three properties located at 10455, 10469 and 10481 245B Street. This
Development Variance Permit is for two of the properties (10455 and 10481 245B Street) only. The
purpose of the Development Variance Permit is to vary the minimum lot width for the lots fronting
245 Street to 14.34 metres rather than the proposed RS-1b zone minimum lot width of 15 metres.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/075/10 respecting properties located
at 10455 and 10481 245B Street.
DISCUSSION:
a) Background Context
Applicant: Don Schmidt
Owners: Janice and Brian Ahonen
Rebecca Awram
Legal Description: Lots 2 and 4, Sections 10 and 11, Township 12,
NWD Plan 72100
OCP :
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density)
Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density)
Residential)
Designation: Low Medium Density Residential
1109
- 2 -
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Medium Density Residential
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Medium Density Residential
West: Use: School
Zone: P-1 (Park and School)
Designation: Institutional
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 1.2 hectares (2.96 acres)
Access: 245 and 245B Street
Companion Applications: RZ/075/10, SD/075/10, 2011-032-DP
Requested Variance: Zoning Bylaw No. 3510 - 1985: Schedule D –RS-1b: To vary
the minimum lot width from 15 metres to 14.34 metres for
lots 1, 2, 3, 6,7 and 8.
b) Project Description:
The applicant has applied to rezone three properties located at 10455, 10469, and 10481 245B
Street from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density)
Residential) to permit eight new lots on the 245 Street frontage and retain the existing dwellings on
three large lots fronting 245B Street.
As part of the subdivision process, the applicant is seeking a lot width variance on lots 1,2,3,6,7 and
8 (existing 10455 and 10481 245B Street) to preserve the existing hedging and a storm right-of-way
identified as a watercourse situated between proposed lots 5 and 6. The proposed variance is to
allow a 14.34 metre lot width rather than the minimum lot width of 15 metres for six proposed lots
on two of the three parent properties.
Currently, there is a significant hedge along the property lines of lots 1,3,4,9 and 11, and a storm
right-of-way on the south property line of lot 5 and 10. The Environmental Consultant has identified
that the open channel within the storm right-of-way is a watercourse due to its role in conveying
nutrients to downstream fish bearing systems.
Without the lot width variance, some hedging and the watercourse would be impacted. By keeping
the existing property lines, the hedging and watercourse can be preserved. The applicant has
completed a Watercourse Protection Development Permit and will be registering a tree protection
covenant to preserve a number of hedge stems and significant trees on the development site and
widen the storm right-of-way to allow for future maintenance access to the open channel.
c) Planning Analysis:
Official Community Plan:
The subject sites are designated Low Medium Density Residential in the Albion Area Plan and the
proposed RS-1b (One Family Urban (Medium Density) Residential) zoning complies with this
designation.
- 3 -
Zoning Bylaw:
The proposed lots meet the minimum zoning requirements for lot area and lot depth in the RS-1b
(One Family Urban (Medium Density) Residential) zone. The lot width variance for six of the 11
proposed lots from 15 to 14.34 metres is the only requested variance.
d) Alternatives:
Instead of permitting the lot width variance, the proposed subdivision plan for eight lots on 245
Street could be revised to satisfy the minimum lot width; however, the existing hedging and
watercourse could not be retained. Alternatively, the subdivision plan could be revised to satisfy the
minimum lot width and be designed to maintain the existing hedging and watercourse In this case
the lot yield would be reduced.
CONCLUSION:
The development variance request is for less than a metre reduction in lot width and facilitates
preservation of significant hedging and a watercourse. Therefore, it is recommended that
Development Variance Permit DVP/075/10 be approved.
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
_______________________________________________
Approved by: Christine Carter, MCP, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Subdivision Layout
Appendix C – Tree Protection Plan
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
"Original signed by Amelia Bowden"
for
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2011-057-DP-DVP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Variance Permit & Development Permit
11885, 11873 and 11865 Burnett Street
EXECUTIVE SUMMARY:
Development Permit and Development Variance Permit applications have been received for the
above mentioned properties to regulate the form and character of the proposed apartment building.
The subject site consists of three legal parcels within the Town Centre Area, west of Burnett Street
that will shortly be consolidated into one parcel. This project meets the requirements for inclusion in
the Town Centre Incentives (TCI) Program under the “New Residential Construction -4 storeys and
higher” category falling within Sub Area 1 of the Town Centre Area. This application is in compliance
with the Town Centre Area Plan of the Official Community Plan.
The proposal is for a four-storey apartment building with 75 units and under-ground parking in the
RM-2 (Medium Density Apartment Residential District). Council gave Third Reading to this
proposal on October 11, 2011. This report will address the requirements of Section 8.11 of the
Official Community Plan for the Town Centre Development Permit Guidelines. The Development
Permit application is to regulate the form and character of the proposed apartment building and
the Development Variance Permit application is to vary some setback variances as described in
this report.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-057-DVP respecting properties
located at 11885, 11873 and 11865 Burnett Street; and further
That the Corporate Officer be authorized to sign and seal 2011-057-DP respecting properties located
at 11885, 11873 and 11865 Burnett Street.
DISCUSSION:
a) Background Context:
Applicant: Geoff Lawlor of Geoff Lawlor Architecture Inc.
Owner: 0906112 BC Ltd.
Legal Description: Lot 8, Section 17, Township 12, NWD Plan 22046;
Lot 9, Section 17, Township 12, NWD Plan 22046;
Lot 10, Section 17, Township 12, NWD Plan 22046;
OCP:
Existing: Low-Rise Apartment
1110
- 2 -
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low-rise Apartment
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low-rise Apartment
East: Use: Single Family Residential & Burnett Street
Zone: RS-1 (One Family Urban Residential)
Designation: Low-rise Apartment
West: Use: Multi Family Residential
Zone: RM-2 (Medium Density Apartment) and RM-3 (High
Density Apartment)
Designation: Low-rise Apartment
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential (apartments)
Site Area: 3,989.99 m2
Access: Burnett Street
Servicing requirement: Full Urban
Previous Applications: 2011-057-RZ
b) Project Description:
The subject site totalling a consolidated area of 3,989.99 m2 is located on the west side of Burnett
Street, along the eastern edge of the Town Centre Area.
The proposal is to permit the construction of a wood frame, four-storied apartment building with 75
units. This proposal is taking advantage of the reduced parking standards within the Central
Business District of the Town Centre Area. All residential parking for the proposed building is
underground.
As per the Town Centre Area Plan, a 2.5 metre future east-west bikeway connection is planned along
the southern edge of the southern property line. Half of this bikeway (1.25m) will be obtained now,
with the remainder to be acquired from property to the south when it is redeveloped.
c) Planning Analysis:
Official Community Plan & the Town Centre Area Plan:
The subject property is located within the Central Business District and is designated “L ow-rise
Apartment” in the Town Centre Area Plan. The proposed RM-2 (Medium Density Apartment
Residential) zoning complies with the Low-rise Apartment land use designation which is intended to
be 3 to 5 storey apartment form of housing with central access to all the units.
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Civic Core Precinct – Town Centre Development Permit Guidelines:
The Town Centre Development Permit Guidelines are meant to provide possible design solutions for
achieving architecture and site-related development objectives. Development proposals within the
Civic Core Precinct Town Centre Development Permit Guidelines are being assessed against the
following key guidelines:
Promote the Civic Core as the “heart” of the Town Centre
The proposal is strategically located within the Central Business District of the Town Centre Area
within walking distance of several public amenities such as the library, leisure centre, park,
shopping, schools and restaurants. Adding this density will revitalize the downtown core and
promote the use of existing facilities.
Create a pedestrian-oriented, boutique-style shopping district
At this location, the Town Centre Area Plan does not require ground floor commercial uses. This is a
purely residential development. However, it is important to note that vehicular and pedestrian
circulation has been separated well, and units facing Burnett Street have a street presence.
Reference traditional architectural styles
The proposed architectural style, design and materials such as a combination of vinyl shake siding
and vertical board and batten vinyl siding, perforated vinyl planks for soffits, painted wooden trims,
artificial stone veneer at prominent locations, painted lumber brackets and painted metal flashing is
reflective of current architectural styles and are compatible with the existing development. A variety
of units (one and two bedroom) have been proposed to cater to a variety of housing needs and
affordability.
Capitalize on important views
Units above the second floor are anticipated to enjoy some views of the mountains.
Enhance existing cultural activities and public open space
Usable Open Space for residents is proposed as shown on the Site Plan (Appendix B). This is
oriented to benefit from the southern exposure. The proposal is within walking distance of the Public
Library, Leisure Centre and the ACT.
Provide climate appropriate landscaping and green features
The proposed landscape plan shows native trees, shrubs and ground -cover that are easy to maintain
and absorb rain-water. The proposed trees are both shade-giving and ornamental in nature.
Maintain street interconnectivity
Street interconnectivity is anticipated to be enhanced with the proposed off-site upgrades such as
new sidewalk facing Burnett Street.
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Zoning Bylaw:
The proposed RM-2 (Medium Density Apartment Residential) zone allows a medium density
apartment use and specifies a Floor Space Ratio of 1.8. The applicant has proposed a four storey
wood frame building with a Floor Space Ratio of 1.61. The RM-2 (Medium Density Apartment
Residential) zone requires a common usable open space of 20% of the net lot area and the applicant
has proposed an open space of 26.3% (1027 m2). The zone also requires a Common Activity Area of
75m2 which has been included as an indoor common meeting room on the main floor (Appendix C).
The proposed building complies with the density and height requirements of the zone but some
minor setback variances have been requested as described below.
Variances to the Zoning Bylaw:
The zone specifies a 7.5 metre setback from all property lines. The applicant is seeking the following
setback variances:
i) Part 6, Section 604(6) (a) of the RM-2 zone (Medium Density Apartment Residential) of the
Zoning Bylaw, to vary the front yard setback (facing Burnett Street) from 7.5 metres to 5.32
metres;
ii) Part 4, Section 403, 4(b)(1) of the Zoning Bylaw, to vary the siting of the sunlight control
projections from 6.25 metres to 5.32 metres for the front yard setback (facing Burnett St);
iii) Part 4, Section 403, 4(b)(2) of the Zoning Bylaw, to vary the siting of the sunlight control
projections from 6.89 metres to 6.70 metres for the interior side yard on the south;
iv) Part 4, Section 403, 4(b)(2) of the Zoning Bylaw, to vary the siting of the sunlight control
projections from 6.89 metres to 6.36 metres for the interior side yard on the north;
The above stated variances are considered minor in nature and not anticipated to negatively impact
any neighbours. These relaxations are consistent with others granted to similar projects within the
town centre area.
Maple Ridge Off-Street Parking & Loading Bylaw #4350-1990:
The Town Centre Parking Strategy revisited parking standards for some uses within the Town Centre
Area and includes revised parking standards for residences based on number of bedrooms for a
multi-family residential use. This proposal benefits from the minimum parking standards due to its
location and because it is eligible for the Town Centre Incentives Program in Sub-Area 1. As per
Section 10 of the Maple Ridge Off-Street Parking and Loading Bylaw #4350-1990, a minimum of 0.9
spaces per unit are required for a bachelor apartment which increases by 0.1 space per additional
bedroom. Based on these parking standards, for a total of 75 units (59 one bedroom units and 16
two bedroom units), this project requires 77 residential parking spaces and 8 visitor pa rking spaces.
Total proposed parking spaces are 97 spaces which includes 89 resident parking stalls (including
one handicapped parking space) and 8 visitor parking stalls (including one handicapped parking
space). The developer considers providing a higher parking ratio an important marketing tool. Except
for the handicapped visitor parking stall, all are proposed in the underground parkade separated by
an overhead security door from the residential parking.
As for long-term and short-term bicycle parking, 24 short-term bicycle racks and 21 long-term bicycle
lockers will be provided.
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d) Advisory Design Panel:
On June 14, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that
the application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow up;
Consider switching the amenity room and adjacent room unit A;
Consider flipping the southeast unit A to introduce more exterior front windows;
Consider walkway access to main floor north units;
Consider stopping the stone veneer at the top of the 2nd floor at the entry;
Consider reworking the visitor parking and providing barrier free access to the
elevator and lobby;
Consider larger scale planting and evergreen adjacent to parkade walls;
Consider one tree species for pedestrian walkway allele parallel to ramp;
Consider feature planting at main entry;
Consider the addition of reveals at exposed concrete walls;
Consider reworking garbage room area;
Consider extending roof over upper balconies;
Consider enlarging main entrance lobby area;
Consider reworking units B and C to improve access to natural light and heat;
Show short-term bicycle parking as required by the Parking Bylaw.
The project architect has incorporated some revisions to the satisfaction of the panel.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site
services will be provided through the Rezoning Servicing Agreement.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the Developm ent Permit is
completed they will be responsible for maintaining the street trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase their
budget requirements.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings to comply with the code requirements.
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f) Citizen/Customer Implications:
The mail-outs to inform residents of the proposed setback variances were mailed 10 days prior to
the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the
opportunity to voice their opinions.
g) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $67,382.67 the security will be $ 67,382.67, payable prior to DP issuance.
There will be some trees added to the municipal street tree inventory on completion of this project.
The costs associated with maintaining these trees will need to be included in a subsequent
operating budget.
h) Alternatives:
Council has given Third Reading to the rezoning application and will be reviewing the Final Reading
Report for 2011-057-RZ at the May 22, 2012 Council Meeting.
Council approval is required for the Town Centre Development Permit as presented in this report
prior to a Building Permit being issued. Council has the option of not approving the Development
Permit and the Variance Permit. However, not approving this proposal would result in a consolidated
piece of land remaining vacant or the applicant having to significantly amend the current design.
CONCLUSION:
The proposed use conforms to the Official Community Plan and the Town Centre Area Plan, with the
need for only minor zoning variances, and fits well with the Town Centre Plan designation and Official
Community Plan policies of promoting residential density to revitalize the Town Centre Area.
Therefore, it is recommended that 2011-057-DVP and 2011-057-DP be approved.
_______________________________________________
Prepared by: Chuck Goddard, MA, MB
Manager of Development & Environmental Services
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Proposed Site Plan & under-ground parkade plan
Appendix C – Proposed Building Elevations & Sections
Appendix D – Proposed Landscape Plan & details
"Original signed by Christine Carter"
"Original signed by Charles R. Goddard"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012
and Members of Council FILE NO: 2012-019-DP/DVP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit & Development Variance Permit
11378 Kingston Street
EXECUTIVE SUMMARY:
Development Permit and Development Variance Permit applications have been received for the
subject site to support a proposed multi-tenant Industrial building in the M-3 (Business Park) zone.
This is a zoned site and the M-3 (Business Park) zone permits a variety of industrial uses. The
Development Permit application is to regulate the form and character of the proposed industrial
building and the Development Variance Permit application is to vary some setbacks facing 113A
Avenue and Kingston Street as described in this report.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2012/DVP/019 respecting property
located at 11378 Kingston Street; and further
That the Corporate Officer be authorized to sign and seal 2012/DP/019 respecting property located
at 11378 Kingston Street.
DISCUSSION:
a) Background Context:
Applicant: Rudy Giovanni, Adriatic Construction Commercial Ltd.
Owner: Marinelli Investments(Kingston) Ltd.
Legal Description: Lot: 35, Group: 1; D.L.: 280, Plan: 86659; PID: 016-470-087
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: M-3 (Business Park)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Industrial and 113B Avenue
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
1111
- 2 -
East: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
West: Use: Industrial and Kingston Street
Zone: M-3 (Business Park)
Designation: Industrial
Existing Use of Property: Vacant
Proposed Use of Property: Multi-tenanted Industrial building
Access: Kingston Street
Servicing: Full Urban
Previous Applications: None
b) Project Description:
The subject site (Appendix A), 2460 m2 in area is located in the District’s Industrial Park in west
Maple Ridge and thus subject to the Industrial Development Permit Guidelines as outlined in the
2006 Official Community Plan. The site is located within the flood plain and thus will be required to
register a flood plain covenant at the Building permit stage.
The proposed building is a concrete tilt-up structure with some steel and glass façade and stone
veneer cladding along the base of each unit entrances. The proposed building is approximately
1176.80 m2 (12,667 ft2) in area and 8.61 metres in height. A future partial mezanine floor may be
added if the tenants request. The loading doors for each unit and all the parking is proposed o n the
south of the proposed structure, with vehicular access into the parking area from Kingston Street. It
is anticipated to be a multi-tenanted building with six industrial units, 22 parking stalls and six
loading bays. Garbage and recycling is proposed in the south-east corner of the site, enclosed by a
post and rail fence.
Proposed landscaping includes some trees facing Kingston street and 113B Avenue bordered by a
decorative allan block retaining wall, sodded boulavard, permeable concrete pavers on the amenity
patio, concrete walkway, concrete picnic table and bike racks for visitors. Preliminary Stormwater
Management Plan proposes installing a stormtech under the parking area and rock pit filtration
system.
c) Planning Analysis:
The purpose of the Industrial Development Permit is to promote quality Industrial development
through attractive design that is compatible with adjacent development and conforms to the Official
Community Plan guidelines.
Applications for Development Permits are assessed against the following Key Design concepts, as
follows:
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
Proposed landscaping fronting 113B Avenue and Kingston Street is an effort to provide better street
presence and soften the hard surfaces of the structure. The façade facing 113B Avenue is staggered
to avoid monotony and present a well articulated streetscape (Appendix C). Pedestrian connectivity is
- 3 -
enhanced from both the streets by walkways and to the parking/garbage enclosure with a concrete
paver walkway along the eastern property boundary. Concrete sidewalk access from 115A Avenue
has been proposed for pedestrians. The proposed materials include: concrete tilt up, glass and steel
panels for the façade with stone veneer cladding at prominent areas (Appendix C).
2. Loading facilities should be located away from public streets and into the rear or the interior
of a site.
The proposed loading doors for each unit face south as shown on the Site Plan, away from the 113A
Avenue (Appendix B) and the public realms.
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
All their storage areas are located inside the units as this is anticipated to be multi-tenanted. There
are no accessory buildings proposed. The garbage enclosure is fenced as shown on the landscaping
plan (Appendix D).
4. The transportation needs of diverse users should be accommodated through amenities such
as bicycle facilities and accessible design for the mobility impaired.
This building is anticipated to be multi-tenanted after construction, so the owner has proposed 22
parking stalls instead of the required 19 stalls. A handicapped parking spot is also provided as
shown on the Site Plan (Appendix B). A bicycle rack is proposed facing Kingston Street close to the
secondary building entrance.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
Most buildings in the vicinity were built prior to the current Official Community Plan industrial
guidelines adopted in 2006. This building proposes an attractive, well articulated building façade
along both the street frontages. Proposed mezzanine floor glazing fenestrations are complementary
to the raised parapet detailing and steel roof canopies, while the steel and glass entrance canopies
maintain a functional continuity. Stone cladding on bases of the unit front facades adds to the entry
statement. (Appendix C).
Zoning Bylaw:
The subject site is zoned M-3 (Business park). The project is in compliance with the maximum
permitted lot coverage, height and parking required for this zone. The applicant is seeking some
setback variances to the building facades facing both 113B Avenue and Kingston Street and
canopies facing 113b Avenue as described below.
- 4 -
d) Variances to the Zoning Bylaw:
The applicant is seeking the following variances:
i) Part 8, Section 803(6) (a) of the M-3 zone (Business Park) of the Zoning Bylaw, to vary the
front yard setback (facing 113B Avenue) from 6.0 metres to 5.0 metres;
ii) Part 8, Section 803(6) (d) of the M-3 zone (Business Park) of the Zoning Bylaw, to vary the
exterior side yard setback (facing Kingston Street) from 4.5 metres to 4.29 metres;
iii) Part 4, Section 403 (4)(b)(1) of the Zoning Bylaw, to vary the siting of the front yard canopies
(facing 113B Avenue) from 4.75 metres to 3.63 metres;
iv) Part 4, Section 403 (4)(b)(1) of the Zoning Bylaw, to vary the siting of the exterior side yard
canopies (facing Kingston Street) from 3.25 metres to 2.92 metres.
The setback variances proposed for the building façade facing 113B Avenue and Kingston Street are
minor in nature and with an intention of offering a better street presence by staggering the units and
enhancing the urban streetscape. The canopies are proposed only above the entrance doors to
provide weather protection for each unit and not along the full horizontal length of the facades.
These variances are not anticipated to negatively impact any neigbours.
e) Off- Street Parking and Loading Bylaw:
As per the Maple Ridge Off-Street Parking and Loading Bylaw, warehouse use in the M-3 (Business
Park) zone requires 1 parking space per 93 m2 gross floor area for Industrial use giving a total of 19
parking spaces required. The applicant has proposed 22 parking spaces and six loading bays with
an intention of providing adequate number of spaces per unit for a multi-tenanted facility like this.
Each parking stall proposed is 2.5 metres X 5.5 metres and the six loading bays proposed are 2.68
metres X 9.5 metres in size.
f) Advisory Design Panel:
On April 10, 2012 the Advisory Design Panel reviewed the proposed development and recommended
the the application be supported and the following concerns be addressed as the design develops
and submitted to Planning staff for follow up:
Consider a pedestrian access from Kingston Street to the side entrance;
Consider adding a dedicated pathway on the east side that connects to the waste and
recycling enclosure;
Consider expanding or increasing the planting around the property line to formalize the
layout and provide a green edge or step the landscaping with the sidewalk;
Coordinate the street tree locations with the hydro pole boxes;
Consider continuation of the stone treatment on the north elevation;
Provide detail for the building exterior lighting plans;
Consider a planting screen or hand rail around the amenity area.
The applicant has revised the project plans to accommodate these changes.
- 5 -
g) Interdepartmental Implications:
Engineering Department:
The Engineering Department have reviewed the proposal and confirmed that all the off-site services
exist in this area.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the Development Permit is
completed they will be responsible for maintaining the street trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase their
budget requirements.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings to comply with the code requirements.
h) Citizen/Customer Implications:
The mail-outs to inform residents of the proposed variances were mailed 10 days prior to the
anticipated Council Meeting date (i.e. May 22, 2012). Concerned residents in the neighbourhood
have had the opportunity to voice their opinions.
i) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision o f landscaping in
accordance with the terms and conditions of the Development Permit. Based on a cost-estimate
provided by the Landscape Architect, the security will be $ 16,245.00 payable prior to the issuance
of a Development Permit.
j) Alternatives:
As per Section 8.6 of the Official Community Plan, an Industrial Development Permit is required for
all new industrial development within the urban area on lands designated “Industrial” on Schedule B
of the Official Community Plan. The subject site, designated “Industrial” on Schedule B, prior to a
Building Permit application, requires Council approval of an Industrial Development Permit. This is a
zoned site. Not approving this proposal would result in a piece of zoned land remaining vacant
within the District’s Industrial Park.
- 6 -
CONCLUSION:
The proposed Industrial building follows the OCP’s Industrial design guidelines and will provide new
employment opportunities for the community. The proposed setback variances are minor in nature
and not anticipated to negatively impact any neighbours. Therefore it is recommended that 2012-
019-DP and 2012-019-VP be approved for issuance.
_______________________________________________
Prepared by: Charles R. Goddard BA MA
Manager of Development and Environmental Services
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject map
Appendix B – Site Plan
Appendix C – Building Elevations & Sections
Appendix D – Landscape Plan
Appendix E – Storm water Management and Erosion Sediment Control Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE : M ay 7, 2012 FILE: 2012-019-DP BY: PC
11378 KINGSTON STREET
CORPOR ATION OFTHE DIST RIC T OFMAPLE R IDGE
PLANNING DEPARTMENT2012711455
11410
11443
11469
11442
20124201422
01
59 201652009111405
11450
2017211378
11475
200712007011476
11430
200502
01
61200602006611315
11393 2011911435
11470
2
01
63
113 B AVE.KINGSTON ST.201 A ST.Lot 1
LMP 41075
BCP 32752
P 86659
LMS 1635
109
Rem 7
LOT 1
538
2
P 15901F
5
6
21
25
27 LMS 2909P 8665926 P 8665931
Rem H
Pcl. 3
Pcl. 2
35
LMS 3846
LMP 25176 LMS 2889 LMP 24825BCP 451374
22
P 86659Pcl. 1 P 86659LMS 2547
Pcl. A
1
Rem 8
A
P 86659
LMS 3029
LMP 25175
P 86659
28
539
540
L
M
P 8
8
SUBJECT PROPERTY
´
SCALE 1:2,000
APPENDIX A
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin DATE:May 14, 2012
and Members of Council FILE NO:OPS1204
FROM:Chief Administrative Officer ATTN:Committee of the Whole
SUBJECT:Contract Award: Pavement Rehabilitation Program
EXECUTIVE SUMMARY:
As part of Council’s commitment to infrastructure renewal and replacement, the backlog of roads
requiring pavement rehabilitation continues to be addressed. Improvements to our Road Network
Infrastructure began in 2010 and continued through 2011.This year’s program combines 2012
allocated funds from Capital,Maintenance and the Major Road Network Operations and Maintenance
(MRN/OMR) areas for a total investment of over $1,000,000 in the road maintenance resurfacing this
year.
RECOMMENDATION:
That the extension of the 2010 contract for Pavement Rehabilitation be awarded to Imperial Paving
Limited in the amount of $932,950.87 including $99,959.02 HST and further that additional work
locations may be added under extra work provisions in the contract up to 25% of the value of the
Contract ($233,237.72 including HST)
DISCUSSION:
a)Background Context:
A public Invitation for Prequalification was conducted in 2010.Following a detailed assessment of
the submissions three Contractors met the prequalification criteria.All three submitted bids on
the Pavement Rehabilitation work.An evaluation was done for the District of Maple Ridge by Aplin
and Martin Consulting Engineers.It was been determined that Imperial Paving provides best
value to the District of Maple Ridge.This contract had multi year extension provisions.
b)Financial Implications:
The funding is approved within the Financial Plan and is within budget.This is a unit price
contract and as such a 25%extra work provision has been added for potential additional works
within the approved budget envelopes.The District’s Purchasing Policy requires that the potential
to add additional works be identified to Council at the time of award.
1112
c)Planned Locations:
The following locations are included in the 2012 program:
Abernethy Way 224 to 227th
Laurie/218th St/Dover West of Wicklow
Donovan Ave 216th St to Wicklow
Howison Ave East and West of Hall St
Graves St 117th to Camwood
224th St Brown Ave to 12300 blk
207th Lougheed to Camwood
Fern Cres 24000blk
130th Ave top lift to Alouette rd
Ditton Ave top lift
112th Ave 240th to Kanaka Bridge
McFarlane/209th ave/208 cul de sac
124th ave 224th to Edge
Dewdney at 224th intersection
In addition to the above, the paving of the right-of-way within Kanaka Village has been added to
the contract. The costs of this will be recovered from property owners.
d)Future Works:
This is a unit price contract and as such may be extended to rehabilitate additional road surfaces
depending on weather, time commitment, preparation and budget.Contract provisions allow the
extension of this contract for up to 5 years by mutual agreement with future prices determined by
the price of oil/asphalt based on the Composite Rack Posting.
CONCLUSION:
The recommended contract award continues Council’s commitment to infrastructure renewal and
replacement. Award of the contract would see the work completed through the Spring and Summer of
2012.
_______________________________________________
Prepared by:Russ Carmichael,AScT, Eng.L
Director of Engineering Operations
_______________________________________________
Reviewed by:Trevor Thompson
Manager Financial Planning
_______________________________________________
Approved by:Frank Quinn, P Eng
General Manager,Public Works and Development Services
_______________________________________________
Concurrence:J.L. (Jim) Rule
Chief Administrative Officer
"Original signed by Russ Carmichael"
"Original signed by Trevor Thompson"
"Original signed by Frank Quinn"
"Original signed by J.L. (Jim) Rule"
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin DATE:May 14, 2012
and Members of Council FILE NO:OPS1205
FROM:Chief Administrative Officer ATTN:Committee of the Whole
SUBJECT:Contract Award:Bridge Barrier and Railing Replacement
EXECUTIVE SUMMARY:
Council’s commitment to infrastructure renewal and replacement is manifesting in the District’s
ability to develop required renewal and replacement programs. One such area is the required safety
upgrades on municipal bridges. The provision of funding through the Infrastructure Sustainability
Fund has allowed for systematic planning and scheduling for much needed repairs and upgrades.
On a three year rotating basis, the District of Maple Ridge undertakes a structural and safety
inspection of its bridges. This work is carried out by qualified professional structural engineers.As
part of the 2011 inspection the consultant firm of MMM Group Ltd inspected and assessed the
condition of bridge barriers. The barriers were assessed for conformance with the Canadian Highway
Bridge Design Code (CHBDC).The assessment identified that several bridge traffic barriers and
railing structures required replacement to meet current safety standards.
Tenders for the work were received in April 2012. A detailed analysis and evaluation of these
tenders concluded that Coquitlam Ridge Contracting Limited is the preferred tenderer.
RECOMMENDATION:
That the Bridge Barrier and Railing Replacement Contract be awarded to Coquitlam Ridge
Contracting Limited in the amount of $217,452.03 including $23,298.43 HST and further that
additional work may be added under extra work provisions in the contract up to 25% of the value of
the Contract ($54,363 including HST).
DISCUSSION:
a)Background Context:
On a three year rotating basis, the District of Maple Ridge undertakes a structural and safety
inspection of its bridges. This work is carried out by qualified professional structural
engineers. As part of the 2011 inspection the consultant firm of MMM Group Ltd inspected
and assessed the condition of bridge barriers. The barriers were assessed for conformance
with the Canadian Highway Bridge Design Code (CHBDC). The assessment identified that
1113
several bridge traffic barriers and railing structures required replacement to meet current
safety standards.
Each barrier system has been assessed on structural capacity and geometrical criteria.
Structural capacities were evaluated for main structural components including rails, posts
and post connection details.
As part of MMM Group’s assessment, recommendations were made to upgrade bridge
barriers. Following detailed design,tenders were issued for three bridges.
A public Invitation for Tender closed April 25, 2012 and five tenders were received. MMM
Group Ltd has provided design recommendations and will provide inspection and
professional services during the installation work. They have reviewed the submission and
the contractor’s qualifications.Following a detailed assessment of the submissions it is
found that Coquitlam Ridge Contracting Limited provides best value to the District of Maple
Ridge.
b)Planned Locations:
Three bridges are recommended for upgrades in 2012.
Kanaka Creek Bridge at 112th Avenue and 240th Street was built in 1958.The
existing bridge barrier on this structure comprises of timber posts and rails, side
mounted to the superstructure. The post connection, posts and rails are considered
to have insufficient capacity for the impact load. The existing timber members
exhibit considerable rotting. Overall, this bridge barrier system is considered to have
unacceptable in-service performance and retrofit is recommended with high priority
due to the current condition of the barrier and severity under failure.
Coho Creek Bridge at 228th Street and 125B Avenue was constructed in 1982. The
existing bridge barrier on this structure comprises of timber post and rails, side
mounted on timber stringers. The post connection, posts and rails are considered to
have insufficient capacity for the impact load.
Millionaire Creek on Fern Crescent at 129 Avenue was constructed in 1975.The
existing bridge barrier on this structure comprises of timber posts and rails, side
mounted on timber stringers. The post connection, posts and rails are con sidered to
have insufficient capacity for the impact load.This bridge barrier system is
considered to have unacceptable in-service performance.
c)Financial Implications:
Council’s commitment to infrastructure renewal and replacement is manifesting in the
District’s ability to develop required renewal and replacement programs. One such area is
the required safety upgrades on municipal bridges. The provision of funding through the
Infrastructure Sustainability Fund has allowed for systematic planning and scheduling.
The funding for this project is included in the 2012 Capital Budget. The proposed
expenditure is within budget. A contingency provision of 25% has been added for additional
works within the approved budget envelopes.
CONCLUSION:
Bridges are a critical infrastructure asset in our community and ongoing upgrades, repairs and
maintenance will ensure that they continue to provide key links for our transportation network.The
Infrastructure Sustainability Fund provided by Council is fundamental to the Districts ability to
undertake these works. Award of the contract will see the work carried out through Spring of 2012.
_______________________________________________
Prepared by:Russ Carmichael,AScT, Eng.L
Director of Engineering Operations
_______________________________________________
Reviewed by:Trevor Thompson
Manager Financial Planning
_______________________________________________
Approved by:Frank Quinn, P.Eng.
General Manager,Public Works and Development Services
_______________________________________________
Concurrence:J.L. (Jim) Rule
Chief Administrative Officer
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012
and Members of Council Committee of the Whole
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended April 30, 2012
EXECUTIVE SUMMARY:
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a
Finance Manager. Council authorizes the vouchers for the following period through Council resolution.
The disbursement summary for the past period is attached for information. Expenditure details are
available by request through the Finance Department.
RECOMMENDATION:
That the “disbursements as listed below for the month ended April 30, 2012 now be approved”.
GENERAL $ 7,445,565
PAYROLL $ 1,534,124
PURCHASE CARD $ 96,167
$ 9,075,856
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
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c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
Emergency Communications – dispatch levy – 2nd quarter $ 242,803
Falcon Centre Joint Venture – Security refund $ 841,848
G.V. Water District – water consumption Feb 1-28/12 $ 381,679
G.V. Regional District – debt payment $ 2,385,430
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended April 30, 2012 have been reviewed and are in order.
______________________________________________
Prepared by: G’Ann Rygg
Accounting Clerk II
_______________________________________________
Approved by: Trevor Thompson, BBA, CGA
Manager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, CGA
GM – Corporate & Financial Services
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
gmr
VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT
API Canada Ltd Tax information certificate refunds 18,454
BC Hydro Electricity 95,615
BC SPCA Contract payment April 27,527
Community Animal Centre development - 50% share 3,748
Security refund 62,500 93,775
BDO Canada LLP 2011 Financial statement audit 35,990
Boileau Electric & Pole Ltd Maintenance: Brickwood Park 397
Conduit repairs 442
Explosion proof connection box 273
Firehall 621
Leisure Centre 3,523
Maple Ridge lawn bowling 176
Memorial Park 306
MVA damage 2,614
Operations 1,887
Overhead LED replacement 70
Pedestrian crosswalk signs 629
Pole & fixature repairs 1,258
Sewer pump stations 7,945
Street lights 3,144
Street light poles 23,856
Street signs 1,001 48,142
CUPE Local 622 Dues - pay periods 12/07 & 12/08 20,257
Chevron Canada Ltd Gasoline & Diesel fuel 74,726
Columbia Bitulithic Ltd Duraphalt 23,728
Double M Excavating Ltd Sanitary sewer extension to Corrections Centre 119,473
River Road drainage improvements 7,756 127,229
Emergency Communications Dispatch levy - 2nd quarter 242,803
Falcon Centre Joint Venture Security refund 841,848
FortisBC - Natural Gas Natural gas 26,341
Friends In Need Food Bank 2012 funding 17,000
Gr Vanc Sewerage & Drainage License for Maple Ridge Transfer Station 15,000
Waste disposal 2,074 17,074
Greater Vanc Water District Water consumption Feb 1 - 28/12 381,679
Barnston/Maple Ridge pump station 52,942 434,621
Greater Vancouver Regional Dis Debt payment 2,385,430
Water sample analysis 1,715 2,387,145
Greengym Outdoor Fitness Equip Webster's Corners Park fit equipment 26,046
Guillevin International Inc Fire fighters' equipment 34,848
Facilities electrical supplies 345
Operations electrical supplies 30,470 65,663
Hepworth, Anthony Security refund 122,345
Imperial Paving 227 Street road improvements 9,225
Street light civil works 9,716
Roadworks 4,425 23,366
Maple Ridge & PM Arts Council Arts Centre contract payment April 48,007
Program revenue March 27,308
Theatre rental 299 75,614
Maple Ridge Historical Society Quarterly contract payment 32,559
Medical Services Plan Employee medical & health premiums 32,880
Microserve Phone system upgrade 61,605
Fortinet software support & maintenance 8,041 69,646
MMM Group Limited Bridge services 21,934
Municipal Pension Plan BC Employee benefits premiums 349,143
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - APRIL 2012
Open Storage Solutions Inc Network disk storage 78,400
Network storage software & hardware support 22,137 100,537
R F Binnie & Associates Ltd 128th Ave. road widening predesign 22,900
Raincity Janitorial Serv Ltd Janitorial services:
Firehalls 6,443
Library 6,236
Municipal Hall 3,039
Operations 3,059
Randy Herman Building 4,503
RCMP 3,223
South Bonson Community Centre 4,194 30,697
Receiver General For Canada Employer/Employee remit PP12/07 & PP12/08 735,665
RG Arenas (Maple Ridge) Ltd Ice rental March 57,963
Curling rink operating expenses Feb 6,044 64,007
Ridge Meadows Seniors Society 2nd quarter contract payment 48,868
1st quarter contract payment adjustment 1,394 50,262
Ridge Meadows Recycling Society Monthly contract for recycling April 104,180
Weekly recycling 358
Litter pick-up contract 1,909 106,447
Vanderwal Equipment Ltd Ferris mower with grass catch system 24,212
Warrington PCI Management Advance for Tower common costs 60,000
Tower expenses Feb & Mar 11,944 71,944
Workers Compensation Board BC Employer/Employee remittance 1st qtr 2012 99,124
Young, Anderson - Barristers Professional fees Mar 17,807
Disbursements In Excess $15,000 6,647,547
Disbursements Under $15,000 798,018
Total Payee Disbursements 7,445,565
Payroll PP12/07 & PP12/08 1,534,124
Purchase Cards - Payment 96,167
Total Disbursements April 2012 9,075,856
GMR
District of Maple Ridge
TO:His Worship Mayor Ernie Daykin MEETING DATE:May 14, 2012
and Members of Council FILE NO:CDPR-0640-30
FROM:Chief Administrative Officer MEETING:Committee of the Whole
SUBJECT:Experience the Fraser Concept
EXECUTIVE SUMMARY:
The Experience the Fraser (ETF) concept is based on providing a framework of support for a trail
network following the Fraser River from Hope to the Salish Sea.
Developing this concept plan has involved the participation of Metro Vancouver, the Fraser Valley
Regional District, the Province, First Nations,Federal agencies,several municipalities along the
Fraser River corridor, non-government organizations and special interest groups to develop the ETF
concept plan. As municipalities located on this trail network the City of Pitt Meadows, and the
District of Maple Ridge have been participating in the ETF project through Parks and Leisure Services
for the past two years.
The concept plan has now been endorsed by Metro Vancouver and Fraser Valley Regional Districts
who were the lead agencies on this project. Municipalities who have been participating in the ETF
project are now being approached with three recommendations to consider as the project moves
past the concept to the implementation stage.
RECOMMENDATIONS:
That Council:
1.Endorse the Experience the Fraser Concept as a regionally important and beneficial initiative
that warrants broad participation;
2.Commit to integrating the Experience the Fraser Concept into municipal plans and actions
wherever feasible; and
3.Agree to the continued appointment of a municipal liaison to the Experience the Fraser program
and participation in an annual information sharing workshop to celebrate Experience the Fraser
and track implementation progress.
DISCUSSION:
a)Background Context:
In developing the concept plan a network of 550 km of trails (the Vision Route)would be
required to achieve the goal of connecting Hope to the Salish Sea. An inventory of existing trails
along the Vision Route indicates that 43% of this trail network already exists. These trails
connect with existing recreational opportunities along the route which is one of the goals of ETF,
to link and inspire experiences along the Fraser River.The Vision Route is a long term objective
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to be implemented over decades. The intent of this route was to follow and feature the Fraser
River as closely as possible: however the long-term route will be aligned to harmonize with
working river industrial activities, sensitive natural features, private land,and First Nation land
interests. Most times it will mean going around these features, but creative ways of integrating
the Trail into such landscapes and uses can produce the richest experiences. The preferred
alignment also reflects the original partnership between the Province, the Fraser Valley Regional
District and Metro Vancouver, therefore reflecting the desire to connect provincial and regional
parks and facilities and to include sufficient amenities to facilitate multi day travel (e.g.
camping). It was also an objective to advance the Trans Canada Trail alignment through the
Lower Fraser River Corridor.
In the shorter term, a proposed Interim Route would utilize existing trails and roads allowing
users to travel from end to end in the short term.This alignment is subject to agreement and
participation by the agencies, organizations and local governments along the route.
There are over 300 Amenity and Feature Points identified as locations to “experience” the river
be it through infrastructure and/or programs along this route. A Foundational Program of 60
actions and projects, which is a subset of these 300 points, illustrates some project priorities
that are deemed essential to build identity for ETF and offer a strong pres ence of the project on
the ground.It is a recommended set of priority actions and is intended to have the flexibility to
be guided by the various partners choosing to participate in delivery. As funding is secured, the
program can advance. However, if resources or priorities change, the Foundational Program can
adapt and projects offering a similar impact in advancing the program may be substituted.
One of these program priorities for the City of Pitt Meadows is to provide a link from the trail
network west of the Golden Ears Bridge with Maple Ridge through to the Port Hammond
neighbourhood. Although this is identified as a program priority for the City of Pitt Meadows,
there will likely be the need to consider providing a trail in Maple Ridge to connect at the
municipal boundary with Pitt Meadows. Staff in Parks and the Planning Department will continue
to look for opportunities to complete this trail section as a condition of any land development
applications that may be considered in this area of the two communities.
Nodes are destinations along the Trail or locations where people can come to the project to
“Experience the Fraser” without having to travel the trail. They are characterized as having a
cluster of amenities, features and experiences close together, are in a location where there is an
existing or planned population density or community, are intersecting with the trail, and are
providing an access point and amenities for the Blueway.The Blueway by definition is the river
and includes the supporting infrastructure that facilitates water access to the river such as
launching sites, signage, day use facilities, piers, viewpoints and camping opportunities.
A desired Foundational Program project is also identified for the Port Haney Wharf. Th e wharf is
a Blueway amenity that forms the focus for the Port Haney Node and could provide the space to
support an information kiosk. The Foundational Program identified eighteen locations along the
river where kiosks will act as a point of introduction,information and orientation to the Trail in
existing nodes where the Interim Route and the Vision Route coincide.
The Concept Plan was developed through an assessment of the Maple Ridge and Pitt Meadows
Park and Recreation Master Plan and the Official Community Plans of Maple Ridge and Pitt
Meadows. As a result the Concept Plan for the Maple Ridge section identifies actions that are
already identified in current municipal plans, and will be funded by the appropriate capital or
operating budgets.Any projects not previously identified in the Park and Recreation Master Plan,
would be submitted to Council for approval of funding in subsequent capital budgets.
CONCLUSIONS:
The endorsement of the Experience the Fraser concept will demonstrate the commitment of the
District of Maple Ridge in supporting the ETF goal of achieving a continuous trail from Hope to the
Salish Sea.
_______________________________________________
Prepared by:Bruce McLeod, MBCSLA,
Manager of Parks Planning & Development
_______________________________________________
Approved by:Dave Boag,
Director of Parks & Facilities
_______________________________________________
Approved by:Kelly Swift,
General Manager, Community Development
Parks and Recreation Services
_______________________________________________
Concurrence:J.L. (Jim) Rule
Chief Administrative Officer
:bmc
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