HomeMy WebLinkAbout2017-11-14 Council Agenda and Reports.pdfPage 1
City of Maple Ridge
COUNCIL MEETING AGENDA
November 14, 2017
7:00 p.m.
Council Chamber
Note: This Agenda is also posted on the City’s 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 AMENDMENTS TO THE AGENDA
300 APPROVAL OF THE AGENDA
400 ADOPTION AND RECEIPT OF MINUTES
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
501 2018-2022 Capital Works Program
Presentation by the Manager of Financial Planning
Staff report dated November 14, 2017 providing the 2018-2022 Capital
Works Program.
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. The meeting is live streamed and recorded by the City of Maple Ridge.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 2 of 10
600 DELEGATIONS
601 Operation Red Nose
•Chelsea Craig, Communication & Partnerships Coordinator,
PacificSport Fraser Valley
700 ITEMS ON CONSENT
701 Minutes
701.1 Minutes of the Development Agreements Committee Meetings of October
17 and 27, 2017 and November 1, 2017
701.2 Minutes of Meetings of Committees and Commissions of Council
•Active Transportation Advisory Committee – June 28, 2017
702 Reports
703 Correspondence
703.1 Metro Vancouver – Impact of 2016 Census Population on Weighted Voting
and Member Representation
704
800
801
Letter dated October 25, 2017 from Chris Plagnol, Corporate Officer
providing information on the change in the number of directors and votes
on the Metro Vancouver Regional District Board resulting from the 2016
federal census.
Release of Items from Closed Council Status
From the October 24, 2017 Closed Council Meeting
Item 04.02 St. Anne Camp resolutions and Fire Department Report
UNFINISHED BUSINESS
Karina LeBlanc Field Presentation
Presentation by the Manager of Parks Planning and Operations
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 3 of 10
802 Motions by Councillor Bell
802.1 That the Maple Ridge Council Procedures Bylaw be amended to include the
following section:
It is recognized that during Question Period, through the presiding member
of the Council meeting, all Council members have a right to ask questions
of clarification as well as address questions posed by the Public.
802.2 That staff prepare a report highlighting best practices, including a 2018
incremental budget package for a new staff position to work directly with all
Council members in relation to Council support.
900 CORRESPONDENCE
901 Boating BC – Access to Waterways in British Columbia
Letter dated October 26, 2017 from Don Prittie, President, Boating BC
Association requesting support for the protection of access points to
waterways across British Columbia.
1000 BYLAWS
Bylaws for Adoption
1001 2016-175-RZ, 23711 132 Avenue
Staff report dated November 14, 2017 recommending adoption
1001.1 Maple Ridge Official Community Amending Bylaw No. 7305-2016
To designate from Conservation to Low Density Urban and to remove from
Conservation
Adoption
1001.2 Maple Ridge Zone Amending Bylaw No. 7258-2016
To rezone from RS-2 (One Family Suburban Residential) and RS-3 (One
Family Rural Residential) to RS-1b (One Family Urban [Medium Density]
Residential) to permit future subdivision into three single family lots and
one remainder lot
Adoption
Council Meeting Agenda
November 14, 2017
Council Chamber
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1002 2016-464-RZ, 20185 and 20199 McIvor Avenue
Staff report dated November 14, 2017 recommending adoption
1002.1 Maple Ridge Official Community Plan Amending Bylaw No. 7333-2017
To designate from Agricultural to Urban Residential and to amend the
Urban Area Boundary
Adoption
1002.2 Maple Ridge Zone Amending Bylaw No. 7308-2017
To rezone from RS-1 (One Family Urban Residential) to RS-1b (One Family
Urban [Medium Density] Residential) for a future 9 lot subdivision
Adoption
1003 2016-352-RZ, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending adoption
1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7288-2016
To amend Schedule “B” of the Official Community Plan from Urban
Residential to Commercial
Adoption
1003.2 Maple Ridge Zone Amending Bylaw No. 7289-2016
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community
Commercial) to permit a future medical clinic and pharmacy with two rental
units above
Adoption
1003.3 23004 Dewdney Trunk Road Housing Agreement Bylaw No. 7345-2017
To secure two rental units
Adoption
1100 REPORTS AND RECOMMENDATIONS
Public Works and Development Services
1101 Maple Ridge Tree Protection and Management Bylaw Update
Staff report dated November 14, 2017 recommending that Maple Ridge
Tree Protection Bylaw No. 7314-2017 be given first, second and third
readings.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 5 of 10
1102 2017-198-AL, 21587 128 Avenue, Application to Exclude Land from the
Agricultural Land Reserve
Staff report dated November 14, 2017 recommending options for
Application 2017-198-AL to exclude approximately 0.357 hectares (0.88
acres) of land from the Agricultural Land Reserve.
1103 2017-376-RZ, 12179 Fletcher Street, RS-1 to RM-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7388-2017 to rezone the subject property from
RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) to
permit a seven (7) unit townhouse residential development be given first
reading and that the applicant provide further information as described on
Schedules C, D and E of the Development Procedures Bylaw No. 5879–
1999.
1104 2017-434-RZ, 24364 112 Avenue, RS-3 to RS-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7399-2017 to rezone the subject property from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) to permit a 15 lot single family residential subdivision
with environmental conservation areas be given first reading and that the
applicant provide further information as described on Schedules (B, E, F
and G) of the Development Procedures Bylaw No. 5879–1999, along with
the information required for a Subdivision application.
1105 2017-455-RZ, 10309 240 Street, RS-2 to RM-1
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7400-2017 to rezone from RS-2 (One Family
Suburban Residential) to RM-1 (Townhouse Residential) for a proposed 15
unit Townhouse development be given first reading and that the applicant
provide further information as described on Schedules (A, C, D, E, F, and G)
of the Development Procedures Bylaw No. 5879–1999, along with the
information required for an Intensive Residential Development Permit and
a Subdivision application.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 6 of 10
1106 2014-039-RZ, 12040 240 Street, RS-3 to C-2
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7397-2017 to amend the
Urban Area Boundary to include the subject property and to redesignate the
land use from Estate Suburban Residential to Commercial be given first
and second readings and be forwarded to Public Hearing and that Maple
Ridge Zone Amending Bylaw No. 7089-2014 to rezone from RS-3 (One
Family Rural Residential) to C-2 (Community Commercial), to allow the
future construction of a two storey mixed use building for retail and office
commercial uses, including a space capable of accommodating a daycare,
and two (2) apartments be given second readings and be forwarded to
Public Hearing.
1107 2015-155-RZ, 23702 132 Avenue, RS-2 to RS-1b
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7172-2015 to revise the
boundaries of the land use designations to fit the site conditions be given
first and second readings and be forwarded to Public Hearing and that
Maple Ridge Zone Amending Bylaw No. 7173-2015 to rezone from RS-2
(One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) to permit a future subdivision of 16 lots be given
second reading and be forwarded to Public Hearing.
1108 2017-396-RZ, 23782 and 23810 River Road, Site Specific Text
Amendment to the M-2 Zone
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7403-2017 for a site specific text amendment to
the M-2 (General Industrial) Zone, permitting off-street parking use as a
principal use be given first and second readings and be forwarded to Public
Hearing.
1109 2016-145-RZ, 11749 and 11761 Burnett Street, RS-1 to RM-2
Staff report dated November 14, 2017 recommending that Maple Ridge
Zone Amending Bylaw No. 7252-2016 to rezone from RS-1 (One Family
Urban Residential) to RM-2 (Medium Density Apartment Residential) to
permit the future construction of a 64 unit Apartment Building be given
second reading and be forwarded to Public Hearing.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 7 of 10
1110 2017-281-RZ, 21428, 21460, 21472 Dewdney Trunk Road, RS-1 to P-6
Staff report dated November 14, 2017 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7357-2017 to redesignate
three subject properties from Urban Residential to Institutional to allow for
the expansion of the Maple Ridge Cemetery be given second reading and
be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw
No. 7360-2017 to rezone 21428 Dewdney Trunk Road from RS-1 (One
Family Urban Residential) to P-6 (Civic Institutional) be given second
reading and be forwarded to Public Hearing.
1111 2013-086-DVP, 13704 232 Street
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2013-086-DVP
1112 2016-352-DVP, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2016-352-DVP to waive the
requirement to provide a landscape screen along a portion of the eastern
property line.
1113 2016-352-DP, 23004 Dewdney Trunk Road
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2016-352-DP to allow a medical
office and pharmacy with two rental units above.
1114 2014-072-DP, 13704 232 Street
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2014-072-DP to allow a mixed-used
commercial building with three commercial units (one to be dedicated for a
daycare facility) and two rental apartment units above.
1115 2017-441-DP, 13704 232 Street, Multi-Family Development Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2017-441-DP to permit 16 street
townhouses.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 8 of 10
1116 2017-442-DP, 13704 232 Street, Intensive Residential Development
Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2017-442-DP to allow 20 single
family R-3 (Special Amenity Residential District) zoned lots.
1117 2015-139-DP, 13704 232 Street, Wildfire Development Permit
Staff report dated November 14, 2017 recommending that the Corporate
Officer be authorized to sign and seal 2015-139-DP to fulfill requirements
of the Wildfire Development Permit Area guidelines and permit 42 single
family lots, 16 street townhouses and 1 commercial property.
1118 2016-243-DP, 23365 Cross Road, Wildfire Development Permit
Staff report dated November 14, 2017 recommending the Corporate
Officer be authorized to sign and seal 2016-243-DP to fulfill requirements
of the Wildfire Development Permit Area guidelines and permit a single
family residential subdivision.
1119 2016-464-SD, 5% Money in Lieu of Parkland Dedication, 20199 and
20185 McIvor Avenue
Staff report dated November 14, 2017 recommending that the owner of
land proposed for subdivision at 20199 and 20185 McIvor Avenue, under
application 2016-464-SD, shall pay to the City of Maple Ridge an amount
that is not less than $109,848.00.
1120 Award of Contract, RFP-EN17-66: Abernethy Way Extension Study (232
Street to 256 Street)
Staff report dated November 14, 2017 recommending that Contract RFP-
EN17-66: Abernethy Way Extension Study (232 Street to 256 Street) be
awarded to McElhanney Consulting Services Ltd., that a contingency for
unforeseen items be approved, that the Financial Plan be amended and
that the Corporate Officer be authorized to execute the Client/Consultant
Agreement.
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 9 of 10
Financial and Corporate Services (including Fire and Police)
1131 Property and Liability Insurance Renewal
Staff report dated November 14, 2017 recommending that expenditures
for the City’s liability and property insurance coverage policies as offered
through the Municipal Insurance Association of BC be Approved.
1132 2018 Acting Mayor, Committee & Commission Appointments
Staff report dated November 14, 2017 recommending that the Acting
Mayor schedule and appointments to Government Agencies, Advisory
and/or Legislated Committees, Special Committees, Community Groups
and Organizations and Standing Committees be approved.
1133 2018 Council Calendar
Staff report dated November 14, 2017 recommending options for
scheduling of Council Meetings in 2018.
Parks, Recreation & Culture
1151 Engagement Process for the Conceptual Design of a Future Indoor Pool
Staff report dated November 14, 2017 recommending that staff be
directed to hire an architectural design firm to facilitate a public
engagement process and update the conceptual design for a future indoor
pool.
Administration
1171
Other Committee Issues
1191
1200 STAFF REPORTS
1300 OTHER MATTERS DEEMED EXPEDIENT
Council Meeting Agenda
November 14, 2017
Council Chamber
Page 10 of 10
1400 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1500 QUESTIONS FROM THE PUBLIC
1600 ADJOURNMENT
Checked by:________________ Date: ________________
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 bylaws 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.
500 Presentations at the Request of Council
500
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read and
Members of Council
MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: November 14, 2017
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: Council
SUBJECT:SUBJECT:SUBJECT:SUBJECT: 2018 – 2022 Capital Works Program
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
For the past number of years, the City’s Business Planning process has culminated with
departmental presentations to Council followed by consideration of the 5-year Financial Plan Bylaw.
In recognition of the fact that 2018 is the last year of the current Council term and Council has heard
from all the departments a number of times, a schedule for receiving business and financial plan
presentations over the next several months was adopted by Council on October 24, 2017.
The attachment to this report is the Capital Works Program business plan. The Manager of Financial
Planning will provide a short presentation and the Capital Planning Committee will be available to
answer any questions Council may have.
Council will see many of these projects again when asked to award the contracts. The early adoption
of the Financial Plan Bylaw, and the capital work included within, allows for the capital works to
begin sooner and likely results in advantages when tendering with respect to contractor availability
and pricing.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION(S):(S):(S):(S):
Received For Information Only
“Original signed by Trevor Thompson”
Prepared Prepared Prepared Prepared by:by:by:by: Trevor ThompsonTrevor ThompsonTrevor ThompsonTrevor Thompson, CPA, CGA, CPA, CGA, CPA, CGA, CPA, CGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
“Original signed by Paul Gill”
Approved by:Approved by:Approved by:Approved by: Paul GillPaul GillPaul GillPaul Gill, CPA, CGA, CPA, CGA, CPA, CGA, CPA, CGA
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
Business Plan 2018-2022 1 | P a g e
Capital Works Program
City of Maple Ridge
Capital Works Program
Business Plan 2018 – 2022
Departmental OverviewDepartmental OverviewDepartmental OverviewDepartmental Overview
The Capital Planning Committee compiles and prepares the Capital Works Program (CWP), coordinates
project information for the Long-Term Capital Works Program (15 - 20 years) with priority given to the
upcoming five-year timeframe and is responsible for deployment of information relating to the CWP on
the website. The Committee also provides staff support with respect to capital information enquiries
and/or requests, maintains the integrity of the data in the corporate business system for long-term
capital programming and creating an archive of completed and planned projects and has the
responsibility for administrating the CWP and associated business systems.
Capital Planning Committee MembersCapital Planning Committee MembersCapital Planning Committee MembersCapital Planning Committee Members
Trevor Thompson (MANAGER OF FINANCIAL PLANNING), Chair
C.K. Lee (FINANCIAL ANALYST), Co-Chair
Christina Crabtree (CHIEF INFORMATION OFFICER)
David Boag (DIRECTOR OF PARKS & FACILITIES)
David Pollock (MUNICIPAL ENGINEER)
Howard Exner (FIRE CHIEF)
James Storey (DIRECTOR OF ENGINEERING OPERATIONS)
Strategic AlignmentStrategic AlignmentStrategic AlignmentStrategic Alignment
The Capital Works Program is the City's long-term plan to meet the infrastructure needs of its citizens,
both present and future. It shows how the City plans to construct, acquire, expand, rehabilitate and
replace its capital assets over the next 15 to 20 years. The longer time horizon promotes better use of
the City's financial resources and strengthens coordination with private development.
Each year, the Capital Planning Committee reviews the first five years of the CWP in detail to account for
changes in priority and direction. This confirms that capital projects in the CWP, their funding and timing
are still relevant. The Committee also ensures that the CWP supports the:
Corporate Strategic Plan
Financial Sustainability Plan Policy
Official Community Plan (OCP)
Infrastructure Sustainability Plan
The CWP is then endorsed by the Corporate Management Team (CMT) before Council approves it
through adopting the Financial Plan.
The Capital Planning Committee's challenge is to develop a long term strategy which ensures that the
City's infrastructure meets the community's needs, now and in the future. This strategic planning is
guided by five principles:
Business Plan 2018-2022 2 | P a g e
Capital Works Program
MultiMultiMultiMulti----Year PerspectiveYear PerspectiveYear PerspectiveYear Perspective
This helps avoid dangerous practices such as balancing the budget by repeatedly using one-time sources
of revenue, deferring current costs to the future and ignoring the long-range lifecycle costs of a liability.
Lifecycle Costs and ReservesLifecycle Costs and ReservesLifecycle Costs and ReservesLifecycle Costs and Reserves
Recognize lifecycle impact of aging assets, infrastructure, facilities and systems. The Committee must
not only consider current operating expenses, but repairs and replacement in the future. Capital
expenditures should be closely coordinated with the operating budget. This principle is explained in more
detail in the Financial Sustainability Plan Policy.
Revenue and Expense AnalysisRevenue and Expense AnalysisRevenue and Expense AnalysisRevenue and Expense Analysis
Revenue and expense analysis is considered a critical best practice by financial experts. Other financial
indicators are also taken into account when making budgetary decisions. For more information, please
see the Financial Sustainability Plan Policy.
Forecasting Assumptions and MethodologiesForecasting Assumptions and MethodologiesForecasting Assumptions and MethodologiesForecasting Assumptions and Methodologies
Besides addressing asset management and financial reporting requirements, documenting the
assumptions behind revenue and expense forecasts and methodology used is essential for full
disclosure, discussion and critical review. It is also invaluable for training, record-keeping and
succession.
Commitment, Diligence and PerseveranceCommitment, Diligence and PerseveranceCommitment, Diligence and PerseveranceCommitment, Diligence and Perseverance
Beyond these principles, support from leadership and strong organizational commitment to improve
financial management is needed. CMT directs the development of policies and practices to achieve
infrastructure sustainability. The City continues to focus on a viable, equitable and sustainable CWP for
the community.
Business Perspective/Environmental ScanBusiness Perspective/Environmental ScanBusiness Perspective/Environmental ScanBusiness Perspective/Environmental Scan
Grant funding from senior levels of government is an important component of the capital program. If
funding programs don’t materialize, projects are unlikely to progress.
Ongoing DeliverablesOngoing DeliverablesOngoing DeliverablesOngoing Deliverables
Action ItemAction ItemAction ItemAction Item Status or Outcome (Optional): Status or Outcome (Optional): Status or Outcome (Optional): Status or Outcome (Optional):
Replace Infrastructure
Update the infrastructure deficit funding projections
annually, taking into account changes in asset inventory,
useful life expectations, replacement cost projections and
funding levels.
Develop financial model for illustrative purposes only,
projecting the necessary property tax rate increases to
fund the infrastructure deficit in 10, 15 and 25 years.
Appeal to senior levels of government for ongoing secure
funding for infrastructure replacement or access to
alternative revenue streams (not property taxes).
Continue to explore funding alternatives (Gravel, Gaming,
Grants, Growth).
Project Management
Monitor and report project spending.
Monitor and report on status of projects including
rationale for projects that are not proceeding.
Business Plan 2018-2022 3 | P a g e
Capital Works Program
Prior Years’Prior Years’Prior Years’Prior Years’ DeliverablesDeliverablesDeliverablesDeliverables
Action ItemAction ItemAction ItemAction Item Status or OutcomeStatus or OutcomeStatus or OutcomeStatus or Outcome
% % % %
Complete Complete Complete Complete
(and ETA if (and ETA if (and ETA if (and ETA if
not 100%)not 100%)not 100%)not 100%)
Refer to the listing of 2017 Capital
Projects. Ongoing
New Deliverables for 201New Deliverables for 201New Deliverables for 201New Deliverables for 2018888 (highlights only) –––– Any incomplete items from prior years may also form part
of the 2018 workplan.
Action ItemAction ItemAction ItemAction Item LeadLeadLeadLead ETAETAETAETA
Replace existing infrastructure when it nears the end of its useful
life.
All Departments Ongoing
MeasuresMeasuresMeasuresMeasures/Outcomes/Outcomes/Outcomes/Outcomes
None.
Action ItemAction ItemAction ItemAction Item LeadLeadLeadLead ETAETAETAETA
Complete projects on time and on budget.
All Departments Ongoing
MeasuresMeasuresMeasuresMeasures/Outcomes/Outcomes/Outcomes/Outcomes
Reduce actual spending on completed projects vs. original approved budget.
Reduce percentage of CWP not started due to specified reasons
Operating Budget Operating Budget Operating Budget Operating Budget
No operating budget allocated.
Resources for the CWP Business Plan are provided in departmental operating budgets.
Operating costs associated with new capital projects are provided for in the departmental
business plans in keeping with the business planning guidelines.
Incremental Packages Incremental Packages Incremental Packages Incremental Packages
Should continue to pursue the annual contribution needed to fund the infrastructure deficit
Address the additional operating costs associated with new capital project requests as
incremental package requests in the departmental business plans, or fund them in the operating
budgets through the allocation of growth funding as discussed in the Financial Plan Overview
Report.
Capital BudgetCapital BudgetCapital BudgetCapital Budget
The Capital Planning Committee reviews and prioritizes the CWP which is in turn reviewed and
endorsed by the CMT. The recommended CWP project listing is included as an appendix to this
plan.
Information TechnologyInformation TechnologyInformation TechnologyInformation Technology
Technology-related capital projects are presented in the Information Technology Steering
Committee.
Business Plan 2018-2022 4 | P a g e
Capital Works Program
Performance Measures/IndicatorsPerformance Measures/IndicatorsPerformance Measures/IndicatorsPerformance Measures/Indicators
The City tracks our performance in a number of ways. Some of the measures are tracked using
Performance Reporting Scorecards which appear in the City's performance system. The scorecards for
this area are listed below. Full scorecards can be found under the Scorecards tab in your binder.
To access the “live” scorecard, visit www.mapleridge.ca/787 and use the Scorecard Lookup tool.
CodeCodeCodeCode Scorecard (on following pages)Scorecard (on following pages)Scorecard (on following pages)Scorecard (on following pages) Why this Scorecard is important to this department:Why this Scorecard is important to this department:Why this Scorecard is important to this department:Why this Scorecard is important to this department:
FM03 Capital Works Program Compares capital program budgets against actual
expenditure, which gives an indication how accurate
budgets are. Accuracy in budgeting helps to
effectively allocate resources.
AppendicesAppendicesAppendicesAppendices
Appendix A – Capital Works Program – Proposed Capital Funding Sources
Appendix B – Capital Works Program – Proposed Capital Spending by Section
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Appendix D – Capital Works Program – Proposed Capital Projects Funded by Others
Appendix A Appendix A Appendix A Appendix A –––– Capital Works Capital Works Capital Works Capital Works Program Program Program Program –––– Proposed Capital Funding SourcesProposed Capital Funding SourcesProposed Capital Funding SourcesProposed Capital Funding Sources
Business Plan 2018-2022 5 | P a g e
Capital Works Program
Fund Group 2018 2019 2020 2021 2022
General Revenue 3,276 3,555 3,318 3,629 1,352
Debt 20,500 19,000 - - -
Capital Works Reserve 150 150 150 150 150
Development Cost Charges 10,769 9,124 7,172 4,573 2,584
Drainage Improvement Levy 1,228 1,474 1,735 2,010 2,300
Equip Replacement Reserve 3,461 2,187 1,395 1,963 2,183
Fire Dept Capital Reserve 692 - - - -
Gaming 200 190 200 190 200
Grants, LAS, 3rd Parties 4,042 1,059 1,115 1,000 1,000
Infrastructure Sustainability Reserve 4,159 4,643 5,095 5,614 6,099
Parkland Acquisition Reserve 200 200 200 200 200
Police Services Reserve 12 37 131 5 -
Recycling Reserve 65 390 60 380 80
Sewer Capital 4,477 4,583 1,333 673 658
Surplus 500 500 500 - -
Translink 100 - 450 650 -
Water Capital 5,026 3,923 3,299 4,143 2,900
Albion Amenity Reserve 1,000 - - - -
Community Amenity Reserve 3,000 1,000 - - -
Grand Total by Funding Sources 62,857 52,015 26,154 25,179 19,706
Appendix B – Capital Works Program – Proposed Capital Spending by Section
Business Plan 2018-2022 6 | P a g e
Capital Works Program
Section 2018 2019 2020 2021 2022
Government 700 1,524 511 964 374
Technology 1,618 2,345 1,972 1,193 1,196
Protective Fire 1,498 - - - -
Protective Police 9 40 158 - -
Parks 26,478 23,635 2,693 2,866 1,365
Highways 15,799 9,556 12,455 12,139 7,303
Drainage 1,516 2,587 3,089 2,682 3,753
Sewage 8,328 5,786 1,966 941 941
Water 6,912 6,543 3,310 4,395 4,775
Grand Total by Section 62,857 52,015 26,154 25,179 19,706
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 7 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Government 700 1,524 511 964 374
Conveyor Belt Sorting System 25 - - - -
Drainage Design Standard Reviews 30 - - - -
Equip Purch - GPS and Robotic Total Station - - 60 - -
IT Office Renovations - - 12 - -
LiDAR Survey (Acquire Detailed Topographic Data) - - 35 - -
Minor Capital - City - 75 100 75 100
Minor Capital - Downtown Improvements (Safety) - 15 - 15 -
Minor Capital - Engineering 15 15 15 15 15
Minor Capital - Gen Government 15 15 15 15 15
Minor Capital - Town Centre 100 - 100 100 100
Operations Centre - Backup Emergency Generator - 555 - - -
Operations Centre - Emergency Response and Training Room 60 40 - - -
Operations Centre - Equipment Wash Bay - 105 - - -
Operations Centre - Front Counter Phase 2 50 - - - -
Operations Centre - Works Yard Security 50 50 50 50 -
Recycling Collection Equipment 40 40 60 80 80
Recycling Collection Truck - 250 - - -
Recycling Collection Truck - Semi-Auto, Hydraulic Lift - - - 300 -
Recycling Truck - 2019 - 100 - - -
Survey Monument Replacement 10 4 4 4 4
Winter Maintenance Anti Icing System Upgrade 40 - - - -
Winter Maintenance Salt Storage Facility 175 - - - -
Works Yard LED Lighting Upgrade 30 - - - -
Works Yard Paving Phase 1 - 200 - - -
Works Yard Paving Phase 2 - - - 250 -
Workstation Replacement 60 60 60 60 60
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 8 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Technology 1,618 2,345 1,972 1,193 1,196
Asset Management Phase 1 - 500 - - -
Asset Management Phase 2 - - 500 - -
Audio Visual Improvement 40 - - - -
Backup System Migration 75 - - - -
Business Licensing Upgrade and Full Online Service 145 - - - -
Corporate Scanning Project 33 - - - -
Disaster Recovery Infrastructure - - 97 - -
End Point Security 25 - - - -
Enterprise CRM, Community Engagement Tools - 45 - - -
Enterprise System Replacement (Financial and HRIS) 50 450 490 250 -
Equip Purch - IT 626 1,110 535 403 923
FH1 and FH2 - CCTV 91 - - - -
Fibre Extensions (various) 150 150 150 150 150
Fibre Optic Cleanup 25 - - - -
Hypervisor Migration - - - 200 -
Infrastructure Growth 50 50 50 50 50
Laserfiche License Increase 33 - - - -
Local Area Network Security 80 - - - -
Main Hall Cable Plant - - 150 - -
Monitoring System Upgrades - 40 - - -
Online Services - - - 100 -
POC Firefighter Response Management 9 - - - -
SAP BI Suite License Increase 52 - - - -
Tax and Utility Intellisearch (2018) 25 - - - -
Two Factor Authentication 20 - - - -
Upgrade Live Streaming Infrastructure - - - 40 -
Virtual Host Expansion 90 - - - -
Website Redesign - - - - 72
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 9 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Protective Fire 1,498 - - - -
Edraulic Tool Upgrade 95 - - - -
Equipment Revitalization - Engine 1 1-2 R1 180 - - - -
FD Vehicle Tender 1 Replacement 725 - - - -
FH4 Engine New 175 - - - -
FH4 Tender 4 250 - - - -
Firefighter Decontamination 73 - - - -
Protective Police 9 40 158 - -
Front Counter Kiosk Expansion + - - 150 - -
RCMP - Chair Replacement - Hilton Haider + - 40 - - -
RCMP - Main Building Renovation (Admin) + 6 - - - -
RCMP - Main Building Renovation (Fentanyl Fan) + 3 - - - -
RCMP - Main Building Renovation (Interview Room) + - - 8 - -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 10 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Parks 26,478 23,635 2,693 2,866 1,365
Albion Community Park Development (Elementary Site) 583 - - - -
City - Youth Action Park Albion - 750 - - -
Equip Purch - Sport Field Top Dresser 40 - - - -
Greenbelt Acquisition 200 200 200 200 200
Haney Nokai Park Improvement - - - - 450
Haney Nokai Park Phase 2 - Acquisition 2 - 660 - - -
Haney Nokai Park Phase 2 - Acquisition 3 - 660 - - -
Intergenerational Garden - - 35 - -
Minor Capital - Gen Rec 30 30 30 30 30
Minor Capital - Improvements 75 75 75 75 75
North Central Park (232 and 122) - - - - 610
Park Development (241 and 112) - 360 - - -
Pickleball Courts 150 - - - -
PRF Albion Neighb Learning and Community Centre 5,000 5,000 - - -
PRF Hammond Community Centre Improvements 2,500 - - - -
PRF Ice Sheet - 4th Sheet added to Planet Ice 12,500 12,500 - - -
PRF MRSS Track Facility Upgrade - 2,500 - - -
PRF Ridge Canoe and Kayak Improv Whonnock Lake 1,000 - - - -
PRF Silver Valley Gathering Place 1,000 - - - -
PRF Telosky Field 2 Synthetic Fields 2,500 - - - -
Silver Valley Neigh Park Completion Phase 2B - - - 1,228 -
Smart Growth Park Acqusition 1 900 - - - -
Smart Growth Park Acqusition 2 - 900 - - -
Smart Growth Park Acqusition 3 - - 900 - -
Smart Growth Park Acqusition 4 - - - 900 -
Whispering Falls Park Development - - - 311 -
Whonnock Lake Acquisition 1 - - 1,453 - -
Whonnock Lake Development 1 - - - 122 -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 11 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Highways 15,799 9,556 12,455 12,139 7,303
102 Ave at 241 - Acquisition - - - 545 -
116 Ave Urban Road Upgrade 203 to Warsley Design - - 50 - -
117 Ave (Laity to 207) Corridor Improvements - 100 - - -
118 Ave (230 - 231) + - - 152 - -
123 Ave Corridor - 203 to Laity Construction 500 500 - - -
123 Ave Corridor - Laity to 216 Reconstruction Design 75 - - - -
123 Ave Corridor - Laity to 216 Reconstruction Phase 1 - - - 600 -
132 Ave (Balsam - 236) - Fern Crescent Construction - - 2,500 - -
132 Ave (Balsam - 236) - Fern Crescent Design - 200 - - -
132 Ave Traffic Corridor Improv (216 - 232) Approvals - - 300 - -
132 Ave Traffic Corridor Improv (216 - 232) Construction - - - 1,150 -
132 Ave Traffic Corridor Improv (216 - 232) Detailed Design - 150 - - -
207 St S of Lougheed Phase 2 200 - - - -
210 St 200m N of 128 Road and Drainage Improv Acq - - - - 358
210 St 200m N of 128 Road and Drainage Improv Design - - - 150 -
224 St at 124 Ave - Intersection Safety Improv (Construction) - - - 250 -
224 St at 132 Ave (N Alouette Bridge) Construction - 2,823 - - -
228 St at 119 Ave Crosswalk Improvements - 75 - - -
228 St at Selkirk Crosswalk Improvements 75 - - - -
232 St (116 - Slager) Construction + - - 1,601 - -
232 St (116 - Slager) Design + - 250 - - -
232 St (132 - Silver Valley Rd) Construction Phase 2 + 6,300 - - - -
233 St (132 - Larch ) Design - - 100 - -
240 at McClure Traffic Signal - 250 - - -
248 St Traffic Intersection Upgrade 180 - - - -
Abernethy (224 - 227) Construction - - 1,579 - -
Abernethy (227 - 232) Construction - - - 2,503 -
Access Culverts 22 22 22 22 22
Bridge Repairs Struct Upgrade 150 150 150 150 150
Bus Stop Improv, Sidewalk Letdown, Tactile Installation + 90 90 90 90 90
Cycling Improvements 200 200 200 200 200
Dewdney Trunk at 238B St Intersection Improvements + - 200 - - -
Dewdney Trunk at Burnett Ped Signal - - - 200 -
Ditton St Rail Crossing Upgrade - - 50 - -
Downtown Improvements - Lougheed 224 - 226 Phase 3 + 3,400 - - - -
Dunn Ave and West Intersection Improvements - - - - 150
Emergency Traffic Pre-Empt 50 50 50 50 50
Equip Purch - Asphalt Patcher - - 165 - -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 12 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Highways (cont)
Equip Purch - Bucket Truck (Elec Mec) 200 - - - -
Equip Purch - Fleet 1,870 1,017 800 1,500 1,200
Illuminated Street Signs Program 10 10 10 10 10
Local Area Service - Road 250 250 250 250 250
Lougheed at Burnett RRFB Installation 50 - - - -
Pavement Management - - 45 - -
Pedestrian Improvements 400 400 400 - -
Princess St (Wharf - Lorne) - - - 150 -
Private Driveway Crossings 7 7 7 7 7
Road Rehabilitation Program 1,379 2,272 3,291 3,771 4,276
Sidewalk Replacement 90 90 90 90 90
Skillen Urban Road Upg Wicklund to 123 (Design) - - 25 - -
Street Lighting Upgrade Program 100 250 250 250 250
Streetlight Pole Replace Program 50 50 50 50 50
Telep Ave (202 - 100 M West 203 St) - - 78 - -
Traffic Calming Program 50 50 50 50 50
Traffic Signal Replacements 100 100 100 100 100
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 13 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Drainage 1,516 2,587 3,089 2,682 3,753
288 St (Storm Main at Watkins Sawmill) + 50 - 30 - -
Culvert Replacement Program 450 450 450 450 450
Diking District 13 Pump Station Level of Service Analysis + 100 - - - -
Drainage Replacement Program 110 300 332 350 400
Drainage Upgrade Program 239 1,364 1,705 1,510 2,630
Flood Abatement North Alouette - - 100 - -
ISMP Watershed Review (2019) - 200 - - -
Local Area Service - Drain 250 250 250 250 250
Maple Ridge Flood Protection Measures Compound 95 - - - -
Material Crushing - - 200 - -
MR Drainage to PM Diking Area ISMP + 200 - - - -
Private Storm Sewer Connections 22 23 23 23 23
Stormwater Runoff and Stream - - - 100 -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 14 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Sewage 8,328 5,786 1,966 941 941
223 St (117 to North) 110 - - - -
225 St (Haney Bypass to 116) 190 - - - -
225 St Forcemain and PS Upgrade - Phase 2 4,160 - - - -
225 St Forcemain and PS Upgrade - Phase 3 - 4,200 - - -
225 St Forcemain and PS Upgrade - Phase 4 - - 1,000 - -
227 St, Abernethy to 124 Ave (H006-H007) 30 - - - -
228 St S of 123 (H014 - H015) 27 - - - -
232 St (Sections north of 126th) 400 - - - -
DTR Sanitary Main Replacement 216 - 222 - 550 - - -
Equip Purch - Sewer Dept Truck 2018-1 45 - - - -
Equip Purch - Sewer Dept Truck 2018-2 45 - - - -
Equip Purch - Upgrade to Service truck with Crane (Elec Mec) 45 - - - -
Inflow and Infiltration Reduction Program 75 50 75 50 50
Local Area Service - Sewer 250 250 250 250 250
Private Sewer Connections 41 41 41 41 41
River Rd Kanaka Creek to McKay Phase 2 1,600 - - - -
Royal Cres at 225 St Diversion MH Overbuild (2018) 25 - - - -
Sanitary Flow Monitoring 120 70 - - -
Sanitary Pump Station Capacity Upgrade Timing Study 70 - - - -
Sanitary Servicing Plan - Silver Valley 75 - - - -
SCADA Replacement Program 100 100 100 100 100
Sewage System Rehab and Replacement 600 500 500 500 500
Sewer Department Shoring System 40 - - - -
Sewer SE of Leisure Centre - 25 - - -
SSI Sediment Removal 200 - - - -
Town Centre Growth Study and Capital Investment (Sewer) 80 - - - -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 15 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Water 6,912 6,543 3,310 4,395 4,775
104 Ave Pipe Upsize 200 - - - -
216 St 124 - 128 LTC017131 - - - 650 -
232 N of Abernethy PRV 550 - - - -
232 St 122 Ave to 124 Ave Watermain Replacement - - 600 - -
232 St at 136 PS - 140m to 175m conversion 100 2,000 - - -
232 St DTR to 122 Ave Watermain Replacement 600 - - - -
236 St PS CL Facility & Station Upgrade Concept Plan Phase 2 425 - - - -
240 at Kanaka Way to 112 - - - - 280
240 St and 136 Ave W to Forest PS at Granite Way Construction - 725 - - -
240 St and 136 Ave W to Forest PS at Granite Way Design 100 - - - -
263 St Reservoir Expansion Construction - - - - 1,100
263 St Reservoir Expansion Design - - - 100 -
270A St Reservoir Replacement - - - - 1,500
84m Zone PRV Assess and Failure Contingency Planning 100 - - - -
Albion PS Improv (on 104 Ave at 245) Construction - - - 1,500 -
Albion PS Improv (on 104 Ave at 245) Design - - 150 - -
Albion Reservoir Expansion Phase 2 800 - - - -
Ansell St (124 - 125) - 360 - - -
CL2 Equipment Replacement Program 50 50 50 50 50
Dewdney Trunk (240 - 246) 50 - - - -
DTR - 216 St to 222 St Watermain Replacement Construction - 1,500 - - -
DTR - 216 St to 222 St Watermain Replacement Design 100 - - - -
DTR - Edge St to 228 St - Construction - - 715 - -
DTR - Edge St to 228 St - Design 50 - - - -
Dunn Ave (Maple Meadows Way - West St) - - - 250 -
Equip Purch - Water Truck Unit 46 Upgrade 25 - - - -
Equip Purch - Waterworks Department Truck 45 - - - -
Foreman Dr at 232 Street PRV Construction 450 - - - -
Hydrant Flow Rates and Coding 150 - - - -
Hydrant Installation 200 - - - -
Local Area Service - Water 250 250 250 250 250
McNutt PRV Replacement 400 - - - -
Mitigating Risk of High System Pressures 75 - - - -
Post-Disaster Provision of Drinking Water 500 - - - -
Private Water Connections 407 408 410 410 410
River Rd Seismic Event Automatic Isolation Valves (Concept Plan) 40 - - - -
SE of 136 and Foreman (connection to 84m Zone) - 50 - - -
Seismic Upgrade Program 150 150 150 150 150
Town Centre Growth Study and Capital Investment (Water) - 40 - - -
Appendix C – Capital Works Program – Proposed Capital Improvement Projects
Business Plan 2018-2022 16 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
Water (cont)
Water Pump Station Upgrades 60 60 60 60 60
Water Remote Security Program 50 50 50 50 50
Water Reservoir Upgrades 50 50 50 50 50
Water System Capacity Upgrades 400 400 400 400 400
Water System Improvement Program 75 50 25 25 25
Watermain Replacement Program 400 400 400 450 450
Whonnock Well Inspection & Repairs 60 - - - -
Grand Total 62,857 52,015 26,154 25,179 19,706
+ indicates that the project has at least one funding source that is external (i.e. grant)
Appendix D – Capital Works Program – Proposed Capital Projects Funded by Others
Business Plan 2018-2022 17 | P a g e
Capital Works Program
$ in thousands 2018 2019 2020 2021 2022
118 Ave (230 - 231) - - 152 - -
232 St (116 - Slager) Construction - - 1,601 - -
232 St (116 - Slager) Design - 250 - - -
232 St (132 - Silver Valley Rd) Construction Phase 2 6,300 - - - -
288 St (Storm Main at Watkins Sawmill) 50 - 30 - -
Bus Stop Improv, Sidewalk Letdown, Tactile Installation 90 90 90 90 90
Dewdney Trunk at 238B St Intersection Improvements - 200 - - -
Diking District 13 Pump Station Level of Service Analysis 100 - - - -
Downtown Improvements - Lougheed 224 - 226 Phase 3 3,400 - - - -
Front Counter Kiosk Expansion - - 150 - -
MR Drainage to PM Diking Area ISMP 200 - - - -
RCMP - Chair Replacement - Hilton Haider - 40 - - -
RCMP - Main Building Renovation 9 - 8 - -
Proposed Capital Funded By Others 10,149 580 2,031 90 90
700 ITEMS ON CONSENT
700
701 Minutes
701
701.1 Development Agreements Committee
701.1
701.2 Minutes of Meetings of Committees and Commissions of Council
701.2
703 Correspondence
703
800 Unfinished Business
800
Motions by Councillor Bell
First Motion
That the Maple Ridge Council Procedures Bylaw be amended to include the following
section:
It is recognized that during Question Period, through the presiding member of the Council
meeting, all Council members have a right to ask questions of clarification as well as
address questions posed by the Public.
Second Motion
That staff prepare a report highlighting best practices, including a 2018 incremental budget
package for a new staff position to work directly with all Council members in relation to
Council support.
802
900 Correspondence
900
130-‐10691
Shellbridge
Way,
Richmond
BC
V6X
2W8
t:
604-‐248-‐8906
f:
604-‐270-‐3644
www.boatingbc.ca
info@boatingbc.ca
October 26, 2017
Mayor Nicole Read
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Re: Access to waterways in British Columbia
Dear Mayor Read,
On behalf of Boating BC, I am writing to share information and request your support to protect what is left of
access points to waterways across British Columbia. Boating BC has been the voice of recreational boating in B.C.
since 1957 and is comprised of over 300 member businesses from all sectors of our industry. Our mandate is to
provide information and remove barriers for boaters and businesses while ensuring our waterways are both safe
and accessible.
In British Columbia, recreational boating accounts for nearly $1.3 billion of the province’s GDP and supports
nearly 17,000 jobs provincewide. Across Canada, recreational boating contributes about $5.6 billion to Canada’s
GDP. With 27,000 km of coastline and thousands of lakes and rivers, British Columbia is most definitively a
maritime destination, and recreational boating remains an important part of the culture and economy in many
communities including Victoria, Nanaimo, Kelowna and West Vancouver, just to name a few.
Over the past 10 years, as waterfront property prices have risen exponentially, we have seen an ongoing decline of
boating access infrastructure. Marinas and public boat launches are being removed to make way for real estate
developments and other community amenities, and where there are existing marinas, lease rates are increasing at
nearly the same rate as land values. As a result, there are fewer and fewer safe public access points for domestic
and visiting boaters to access waterways. The net effect of this trend is a decline in economic spin-off
opportunities for local communities and, in some cases, an increase in safety risks as boaters are forced to travel
longer distances to reach boat launches and go through dangerous waterways to reach their boating destination.
By way of example, the District of West Vancouver closed the Ambleside Boat launch in October, 2016 without
explanation or an alterative access point. Since that time, boaters have been forced to launch in alternative
communities –as far away as Sunset Marina, Cates Park or Vanier Park – and travel, unnecessarily, across
shipping lanes or the more dangerous waters of Point Atkinson in order to enjoy the waters and fishing off of
Ambleside.
In Nanaimo, the Nanaimo Port Authority, which manages leases on behalf of the federal government, has applied
methodology resulting in foreshore lease rate increases between 60 and 125 per cent along Newcastle Channel.
Such substantial increases would be extremely difficult for any business to absorb, and pose a significant threat to
the affected marina operators.
These are just two of the many examples in relation to a concerning trend being played out across our province.
We are writing today to formally request that Council direct staff to do an inventory of existing boating
infrastructure within your municipal boundaries, pass a motion that protects the remaining public boat launches
in your community and to commission a study of existing private access points within your jurisdiction and
incorporate those into your long-term community plans.
901
130-‐10691
Shellbridge
Way,
Richmond
BC
V6X
2W8
t:
604-‐248-‐8906
f:
604-‐270-‐3644
www.boatingbc.ca
info@boatingbc.ca
Unlike many other boating destinations in Canada and around the world, boating in B.C. is a year-round activity.
Countless numbers of jobs are directly and indirectly related to the marine industry and there exists a strong
connection between the tourism sector and ours.
Ensuring British Columbians and visitors have easy access to our waterways is critical for B.C. in order to prevent
erosion of the industry, to continue to maintain recreational boating as a strong economic staple, and to uphold
our maritime culture and boating lifestyle, which is central to who we are.
I would be happy to discuss this issue personally at any time or meet with you at your convenience. I can be
reached at 250.893.0055 - I look forward to hearing from you.
Sincerely,
Don Prittie
President
Boating BC Association
1000 Bylaws
1000
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-175-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading
Official Community Plan Amending Bylaw No.7305-2016
Zone Amending Bylaw No.7258-2016
23711 132 Avenue
EXECUTIVE SUMMARY:
Official Community Plan Bylaw No.7305-2016 and Zone Amending Bylaw No.7258-2016 for the
subject property, located at 23711 132 Avenue, have been considered by Council; Public Hearing
was held and subsequently the above mentioned Bylaws were granted third reading. The applicant
has requested that final reading be granted. The purpose of the rezoning is to permit subdivision
into three RS-1b (One Family Urban (Medium Density) Residential) lots not less than 557m²
(5,995ft²).
Council granted first reading for Zone Amending Bylaw No.7258-2016 on July 25, 2016. Council
granted first and second reading for Official Community Plan Amending Bylaw No.7305-2016 on
February 28, 2017, and second reading for Zone Amending Bylaw No.7258-2016 on February 28,
2016. This application was presented at Public Hearing on March 21, 2017, and Council granted
third reading on March 28, 2017.
A separate application (2016-176-RZ) on the northern portion of the subject property, under Zone
Amending Bylaw No. 7259-2016, is currently at first reading to rezone from RS-2 (One Family
Suburban Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential).
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 7305-2016 be adopted; and
That Zone Amending Bylaw No.7258-2016 be adopted.
DISCUSSION:
Background Context:
Council considered this rezoning application at a Public Hearing held on March 21, 2017. On March
28, 2017 Council granted third reading to Official Community Plan Amending Bylaw No. 7305-2016
and Zone Amending Bylaw No. 7258-2016 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 a security, as outlined in the Agreement;
1001
- 2 -
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, Figure 3C - River Hamlet, and Figure 4 - Trails and Conservation
areas;
iii) Park dedication as required, including construction of a pedestrian trail and removal of all
debris and garbage from park land;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development; and
v) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
The following applies to the above:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit has been submitted for registration on title as per the “Letter of Undertaking” by the
solicitor.
ii) Schedules and Figures will be amended upon adoption of the relevant bylaws;
iii) Park dedication and security deposit for the trail has been submitted for registration on title
as per the “Letter of Undertaking” by the solicitor.
iv) Registration of a Restrictive Covenant for the Geotechnical Report has been submitted for
registration on title as per the “Letter of Undertaking” by the solicitor; and
v) A disclosure statement, submitted July 20, 2017, indicates that no underground fuel storage
tanks exist on the subject property.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to
Official Community Plan Amending Bylaw No.7305-2016 and Zone Amending Bylaw No.7258-2016.
“Original signed by Adam Rieu”___________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”__________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Bylaw No. 7305-2016
Appendix C – Zone Amending Bylaw No. 7258-2016
Appendix D – Subdivision Plan
DATE: Jul 19, 2016
2016-175-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23711 132 AvenueLegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
5=
5=
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7305-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7305-2016."
2.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3C
-River Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 937, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 938, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the 28th day of February, 2017
READ a second time the 28th day of February, 2017.
PUBLIC HEARING held the 21st day of March, 2017.
READ a third time the 28th day of March, 2017.
ADOPTED, the day of , 20 .
________________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
1001.1
237A ST.LA R C H A V E .133 AVE.236 ST.BRYANT DRI
VE132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
13289 2366113265
13336
2361313315 133282363713305
13260
23745
23755238112
3
8
2
323658
236162383
5
13295
13320
2358523799133221322023640236052366923741
13275
13314
2380323646236591332023691
2 3 7 3 7
2362913332
13321
235932371213276 2379223747
13292
13318
23796236832365523743
13230
238102381523808236272366313313
2380623589237022372813277 23677237352380923613
13215
13227 23662237112381513260
1332613325
2367223723238032383013160
2 3 7 4 2
13251 238152366713283 23645238072365123653237952380513165
13257
13319
238212368523787237912373813225
13250
238362379313335
23697 2372023818237291328223679 133301331823687
2374813322 1332613235
236752371613245
2378813238
13331
13205 13210 237961321523733 13268 2 3 8 2 7
13295
238332359713312
13317
2 3 7 3 8
13325
13316133092367323668 13310
13306
23742PARK
4
19
4
30
SL2
18
7
5
15
27
11
16
9
10
24
2
25
8
9
1
14
29
3
22
15
21
47
2
46
9
3
12
15
23
PARK4
24
10
SL5
PARK
2
11
SL7
27
1 1
7
7
28
417
4
7
SL12
18
30
17
14
16
3
15
17
17
SL4
2
3
311413
SL9
10 4
18
2
SL14
16
32
28
17
17
Rem 1
12
3
PARK
Rem 21
2
2
16
SL6
18
27
8
6
4
26
5
SL8
8
PARK
5
21
10
5 19
26
1
1
2 6
33
9
20
13
SL16
28
SL1
Rem 1
5
1920
48
A
23
1
23
29 45
22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
SL3
1
7 6
6
22
19 16
25
EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795E P P 1 2 4 8 4 BCP 29630EPP 32492E P P 12482EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure 3CConservation
Low Density Urban
7305-2016937
Urban Area Boundary
Urban Area Boundary
237A ST.LARCHAV
E.
133 AVE.236 ST.BRYANT DR
IVE
132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
13289 2366113265
13336
2361313315 133282363713305
13260
23745
23755238112
3
8
2
323658
2361623
8
3
5
13295
13320
2358523799133221322023640236052366923741
13275
13314
2380323646236591332023691
23737
2362913332
13321
235932371213276 2379223747
13292
13318
23796236832365523743
13230
238102381523808236272366313313
2380623589237022372813277 236772373523
8
0
923613
13215
13227 23662237112381513260
1332613325
2367223723238032383013160
23742
13251 238152366713283 23645238072365123653237952380513165
13257
13319
238212368523787237912373813225
13250
238362379313335
23697 2372023818237291328223679 133301331823687
2374813322 1332613235
236752371613245
2378813238
13331
13205 13210 237961321523733 13268 23827
13295
238332359713312
13317
23738
13325
13316133092367323668 13310
13306
23742PARK
4
19
4
30
SL2
18
7
5
15
27
11
16
9
10
24
2
25
8
9
1
14
29
3
22
15
21
47
2
46
9
3
12
15
23
PARK4
24
10
SL5
PARK
2
11
SL7
27
1 1
7
7
28
417
4
7
SL12
18
30
17
14
16
3
15
17
17
SL4
2
3
311413
SL9
10 4
18
2
SL14
16
32
28
17
17
Rem 1
12
3
PARK
Rem 21
2
2
16
SL6
18
27
8
6
4
26
5
SL8
8
PARK
5
21
10
5 19
26
1
1
2 6
33
9
20
13
SL16
28
SL1
Rem 1
5
1920
48
A
23
1
23
29 45
22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
SL3
1
7 6
6
22
19 16
25
EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BC
P
2
9
6
3
1
P 2637
EPP 32491
LM
P
5
2
3
3
7
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189
BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795EPP 12484 BCP 29630EPP 32492EPP
12482
EPP 12484
BCP19981EPP 33955BCP 11179EPP 12484
BCP 23304EPP 53011LMP 35468
LM
P
5
2
3
3
9
LMP 35465BCP 19980LMP 35465LM
P
3
5
4
6
7
EPP 53011
EPP 12482
EPP 12482 LMP 35467EPP 12483LMP 35467
EPP 39714LMP
3
8
1
1
3
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. 7305-2016938
Urban Area Boundary
Urban Area Boundary
Purpose: To Amend Silver Valley Area Plan Figure 4 - Trails/Open Space as shown
To Remove from Conservation
CITY OF MAPLE RIDGE
BYLAW NO. 7258-2016
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7258-2016."
2. That parcel or tract of land and premises known and described as:
Lot 23 Section 28 Township 12 New Westminster District Plan 48925
and outlined in heavy black line on Map No. 1682 a copy of which is attached hereto
and forms part of this Bylaw, is 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 July, 2016.
READ a second time the 28th day of February, 2017.
PUBLIC HEARING held the 21st day of March, 2017.
READ a third time the 28th day of March, 2017.
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
1001.2
237A ST.L A R C H A V E .133 AVE.236 ST.BRYANT DRIVE132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
13289 2366113265
13336
2361313315 133282363713305
13260
23745
23755238112
3
8
2
323658
236162
3
83
5
13295
13320
2358523799133221322023640236052366923741
13275
13314
2380323646236591332023691
2 3 7 3 7
2362913332
13321
235932371213276 2379223747
13292
13318
23796236832365523743
13230
238102381523808236272366313313
2380623589237022372813277 23677237352380923613
13215
13227 23662237112381513260
1332613325
2367223723238032383013160
2 3 7 4 2
13251 238152366713283 23645238072365123653237952380513165
13257
13319
238212368523787237912373813225
13250
238362379313335
23697 2372023818237291328223679 133301331823687
2374813322 1332613235
236752371613245
2378813238
13331
13205 13210 237961321523733 13268 2 3 8 2 7
13295
238332359713312
13317
2 3 7 3 8
13325
13316133092367323668 13310
13306
23742PARK
4
19
4
30
SL2
18
7
5
15
27
11
16
9
10
24
2
25
8
9
1
14
29
3
22
15
21
47
2
46
9
3
12
15
23
PARK4
24
10
SL5
PARK
2
11
SL7
27
1 1
7
7
28
417
4
7
SL12
18
30
17
14
16
3
15
17
17
SL4
2
3
311413
SL9
10 4
18
2
SL14
16
32
28
17
17
Rem 1
12
3
PARK
Rem 21
2
2
16
SL6
18
27
8
6
4
26
5
SL8
8
PARK
5
21
10
5 19
26
1
1
2 6
33
9
20
13
SL16
28
SL1
Rem 1
5
1920
48
A
23
1
23
29 45
22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
SL3
1
7 6
6
22
19 16
25
EPP 12481BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979BCP 19979
P 47603 LMP 35466*EP 13725 LMP 35466BCP 19979EPP 12189BCP 19979
EPP 18791
P 48925
EPP 21932BCP 11178BCP 19980
EPP 47795E P P 1 2 4 8 4 BCP 29630EPP 32492E P P 12482EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)RS-3 (One Family Rural Residential)RS-1b (One Family Urban (Medium Density) Residential)
7258-20161682
Urban Area Boundary
Urban Area Boundary
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-464-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Final Reading:
Official Community Plan Amending Bylaw No. 7333-2017
Zone Amending Bylaw No. 7308-2017
20199 and 20185 McIvor Avenue
EXECUTIVE SUMMARY:
Official Community Plan Bylaw No.7333-2017 and Zone Amending Bylaw No.7308-2017 for the
subject properties, located at 20199 and 20185 McIvor Avenue, have been considered by Council;
Public Hearing was held and subsequently the above mentioned Bylaws were granted third reading.
The applicant has requested that final reading be granted. The purpose of the rezoning is to permit
subdivision into nine RS-1b (One Family Urban (Medium Density) Residential) lots not less than
557m² (5996 ft²).
Council granted first reading for Zone Amending Bylaw No.7308-2017 on February 14, 2017.
Council granted first and second reading for Official Community Plan Amending Bylaw No.7333-2017
on May 23, 2017, and second reading for Zone Amending Bylaw No.7308-2017 on May 23, 2017.
This application was presented at Public Hearing on June 20, 2017, and Council granted third
reading on June 27, 2017.
RECOMMENDATION:
That Official Community Plan Amending Bylaw No. 7333-2017 be adopted; and
That Zone Amending Bylaw No. 7308-2017 be adopted.
DISCUSSION:
Background Context:
Council considered this rezoning application at a Public Hearing held on June 20, 2017. On June 27,
2017 Council granted third reading to Official Community Plan Amending Bylaw No. 7333-2017 and
Zone Amending Bylaw No. 7308-2017 with the stipulation that the following conditions be
addressed:
i)Amendment to Official Community Plan Schedule "B";
ii) Consolidation of the subject properties;
iii) Registration of a Restrictive Covenant for the Geotechnical Report and Floodplain Report,
which addresses the suitability of the subject properties for the proposed development;
iv) Registration of a Restrictive Covenant for Stormwater Management;
v)Removal of existing buildings;
1002
-2 -
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
vii)That a voluntary contribution, in the amount of $45,900.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
The following applies to the above:
i)Official Community Plan Schedule “B” will be amended upon adoption of the relevant
bylaws;
ii) Consolidation of the subject properties will be a condition of Subdivision;
iii) Registration of a Restrictive Covenant for the Geotechnical Report and Floodplain Report
will be a condition of Subdivision;
iv) Registration of a Restrictive Covenant for Stormwater Management will be a condition of
Subdivision;
v)Removal of existing buildings has occurred;
vi) A disclosure statement, dated June 14, 2017, indicates that no underground fuel
storage tanks exist on the subject property; and
vii)A Community Amenity Contribution, in the amount of $45,900.00, has been paid.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to
Official Community Plan Amending Bylaw No. 7333-2017 and Zone Amending Bylaw No. 7308-
2017.
“Original signed by Adam Rieu”___________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Bylaw No.7333-2016
Appendix C – Zone Amending Bylaw No. 7308-2016
Appendix D – Subdivision Plan
DATE: Dec 16, 2016
2016-464-SD
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
20185 & 20199 McIvor AveLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7333-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7333-2017."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 102 District Lot 263 Group 1 New Westminster District Plan 50054
and outlined in heavy black line on Map No. 944, a copy of which is attached hereto and forms
part of this Bylaw, by amending the Urban Area Boundary as shown.
3.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 102 District Lot 263 Group 1 New Westminster District Plan 50054
and outlined in heavy black line on Map No. 945, a copy of which is attached hereto and forms
part of this Bylaw, is hereby amended by re-designating to “Urban Residential” as shown.
4.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 23rd day of May, 2017.
READ a second time the 23rd day of May, 2017.
PUBLIC HEARING held the 20th day of June, 2017.
READ a third time the 27th day of June, 2017.
ADOPTED the day of , 20 .
____________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
1002.1
McIVOR AVE.
124 AVE.202A ST.202 ST.1
2
5
A
V
E
.201 ST.ALLISON ST.125 AVE
DAVENP
O
RT
D
R.
POWELL AVE.
202
8
51246712426
12
4
5
5
12409
12411
12407
12410
2028812402
12439 124691241612487 2027512
4
7
8
12404
20298202632027712481124932024712457
2018512425
12441
124
5
2
12440
12
4
4
8
12
4
7
5
12450
12396
12400
12429
12
4
5
6
12419
2027812455201392028312416 202022019212445
2032112408
1244
9
12
4
8
6
12382
12463
12
4
9
8
12383
12
4
6
1
12402
2014512
4
6
2
124
6
2 202202020212406
2023
5
203112026912402
12428
12461
12437
12495
12399
12491
12
4
9
7
12
4
7
9
12389
12451
12422 2027412420
12405
12401
20225
1246612425
12406
2032412421
12426/28
12421
1244
2 202431246
9
1248
5
12415
12448
12397
1248120111
12403 202131247412
4
9
6
12451
12392
12431
12400
12411
2
0
2
4
0
12476
12434
12486
12442
2
0
2
6
0
12
4
6
7
2019912398
12391
12
4
7
3
20205 2025112
4
7
0
38
17
43
6
15
33
103
44
48
B
25
32
5
2
46
39
84
40
9
33
Rem 1
1
50
28
11
66
11
2
35
5
28
12
1
12
6
47
4
24
9
36
35
5
34
7
A
23
29
65
17
14
2711
16
187
88
13
104
30
34
15
19
26
2
1
22
4
12
51
18
87
14
37
PARK
6
9
3
67
44
26
2
102
31
1
7
21
8627
8
4140
83
31
1
39
3
49
6
Pcl. 1 43
20
89
13
37
3
4
32
PARK
7 10
10
2 25
6
8
45
45
5
36
16
42
8
10
13
85
5
29
3
42
38
Pcl. A
30
EPP 55981
P 20395EPP 55982 P 73431P 21555P 55583EP 17262
P 20395LMP 41518
P 42230P 21483P 73431
EPP 55982BCP 46775P 21483LMP 41518
EPP 55982
P 73431
BCP 30587
EPP 62340P 21555LMP 41518BCP 30587
BCP 24827
EPP 55982P 20395LMP 42683
P 20395EPP 58146
P 38722
LMP 41518P 42230
P 38722
BCP 30587
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Amend the Urban Area Boundary as shown
7333-2017944
Existing Urban Area Boundary
Urban Area BoundaryTo Be Removed
Proposed Urban Area Boundary
McIVOR AVE.
124 AVE.202A ST.202 ST.1
2
5
A
V
E
.201 ST.ALLISON ST.1 2 5 A V E
D AVEN PO R T D R .POWELL AVE.
202851246712426
12455
12409
12411
12407
12410
2028812402
12439 124691241612487 2027512478
12404
20298202632027712481124932024712457
2018512425
12441
12452
12440
12448
12475
12450
12396
12400
12429
12456
12419
2027812455201392028312416 202022019212445
2032112408
12449
12486
12382
12463
12498
12383
12461
12402
2014512462
12462 202202020212406
20235
203112026912402
12428
12461
12437
12495
12399
12491
12497
12479
12389
12451
12422 2027412420
12405
12401
2022 5
1246612425
12406
2032412421
12426/28
12421
12442 2024312469
12485
12415
12448
12397
1248120111
12403 202131247412496
12451
12392
12431
12400
12411
2
0
2
4
0
12476
12434
12486
12442
2
0
2
6
0
12467
2019912398
12391
12473
2020 5 2025112470
38
17
43
6
15
33
103
44
48
B
25
32
5
2
46
39
84
40
9
33
Rem 1
1
50
28
11
66
11
2
35
5
28
12
1
12
6
47
4
24
9
36
35
5
34
7
A
23
29
65
17
14
2711
16
187
88
13
104
30
34
15
19
26
2
1
22
4
12
51
18
87
14
37
PARK
6
9
3
67
44
26
2
102
31
1
7
21
8627
8
4140
83
31
1
39
3
49
6
Pcl. 1 43
20
89
13
37
3
4
32
PARK
7 10
10
2 25
6
8
45
45
5
36
16
42
8
10
13
85
5
29
3
42
38
Pcl. A
30
EPP 55981
P 20395EPP 55982 P 73431P 21555P 55583EP 17262
P 20395LMP 41518
P 42230P 21483P 73431
EPP 55982BCP 46775P 21483LMP 41518EPP 55982
P 73431
BCP 30587
EPP 62340P 21555LMP 41518BCP 30587
BCP 24827
EPP 55982P 20395LMP 42683
P 20395EPP 58146P 38722
LMP 41518P 42230
P 38722
BCP 30587
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Agricultural
Urban Residential
7333-2017945
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7308-2017
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7308-2017."
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 102 District Lot 263 Group 1 New Westminster District Plan 50054
and outlined in heavy black line on Map No. 1701 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 14th day of February, 2017.
READ a second time the 23rd day of May, 2017.
PUBLIC HEARING held the 20th day of June, 2017.
READ a third time the 27th day of June, 2017.
ADOPTED the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
1002.2
EPP 66754EPP 58037BCP 30586EP 55731
LMP 41519 LMP 39380BCP 3
0
5
8
6
RW 50055 RW 62664BCP 30586LMP 41519BCP 30586BCP 30586 LMP 39379EPP 57021RW 62664EP 42229
BCP 30586
BCP 30586RW 62664McIVOR AVE.
124 AVE.202A ST.202 ST.1
2
5
A
V
E
.201 ST.ALLISON ST.125 AVE
DAVENPORT DR.
POWELL AVE.
202
8
51246712426
12
4
5
5
12409
12411
12407
12410
2028812402
12439 124691241612487 2027512
4
7
8
12404
20298202632027712481124932024712457
2018512425
12441
124
5
2
12440
12
4
4
8
12
4
7
5
12450
12396
12400
12429
12
4
5
6
12419
2027812455201392028312416 202022019212445
2032112408
1244
9
12
4
8
6
12382
12463
12
4
9
8
12383
12
4
6
1
12402
2014512
4
6
2
124
6
2 202202020212406
2023
5
203112026912402
12428
12461
12437
12495
12399
12491
12
4
9
7
12
4
7
9
12389
12451
12422 2027412420
12405
12401
20225
1246612425
12406
2032412421
12426/28
12421
1244
2 202431246
9
1248
5
12415
12448
12397
1248120111
12403 202131247412
4
9
6
12451
12392
12431
12400
12411
2
0
2
4
0
12476
12434
12486
12442
2
0
2
6
0
12
4
6
7
2019912398
12391
12
4
7
3
20205 2025112
4
7
0
EPP 66754EPP 58037BCP 30586EP 55731
LMP 41519 LMP 39380BCP 3
0
5
8
6
RW 50055 RW 62664BCP 30586LMP 41519BCP 30586BCP 30586 LMP 39379EPP 57021RW 62664EP 42229
BCP 30586
BCP 30586RW 62664´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential
7308-20171701
Urban Area Boundary
Urban Area Boundary
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-352-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Final Reading
Official Community Plan Amending Bylaw No. 7288-2016
Zone Amending Bylaw No. 7289-2016
Housing Agreement Bylaw No. 7345-2017
23004 Dewdney Trunk Road
EXECUTIVE SUMMARY:
The applicant has requested that final reading be granted for the development located on the
subject property, located at 23004 Dewdney Trunk Road (see Appendix A). Official Community Plan
Amending Bylaw 7288-2016 (see Appendix B) and Zone Amending Bylaw No. 7289-2016 (see
Appendix C) have been considered by Council and at Public Hearing and subsequently were granted
third reading on October 10, 2017. Housing Agreement Bylaw No. 7345-2017 (see Appendix D) was
given first, second, and third reading on June 13, 2017. The purpose of the rezoning is to permit the
construction of a medical office and pharmacy, with two rental units above (see Appendix E).
Council granted first reading for Zone Amending Bylaw No. 7289-2016 on October 25, 2016.
Council granted first and second reading for Official Community Plan Amending Bylaw No. 7288-
2016 and second reading for Zone Amending Bylaw No. 7289-2016 on June 13, 2017. This
application was presented at Public Hearing on July 18, 2017, and Council granted third reading on
October 10, 2017 after the applicant revised the plan to provide an underground level of parking,
providing an additional nine parking stalls. Housing Agreement Bylaw No. 7345-2017 was given
first, second, and third reading on June 13, 2017.
RECOMMENDATIONS:
1.That Official Community Plan Amending Bylaw No. 7288-2016 be adopted;
2.That Zone Amending Bylaw No. 7289-2016 be adopted; and
3.That Housing Agreement Bylaw No. 7345-2017 be adopted.
DISCUSSION:
a)Background Context:
Council considered this rezoning application at a Public Hearing held on July 18, 2017. On October
10, 2017, Council granted third reading to Official Community Plan Amending Bylaw No. 7288-2016
and Zone Amending Bylaw No. 7289-2016 with the stipulation that the following conditions be
addressed:
1003
- 2 -
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "B";
iii) Registration of a Restrictive Covenant for protecting the Residential and Visitor Parking;
iv) Registration of a Restrictive Covenant for protecting the Stormwater Management Plan;
v) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that the two residential units above the
commercial ground floor will be restricted to residential rental units; and
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
The following applies to the above:
i) The signed Rezoning Servicing Agreement has been provided as a Restrictive Covenant
and the security deposit has been received, with a Letter of Undertaking to ensure
registration with the Land Titles Office;
ii) Amendment to Official Community Plan Schedule "B" will be amended with final approval of
these bylaws;
iii) A Restrictive Covenant for protecting the Residential and Visitor Parking has been prepared
and will be registered once the building is built, as the parking spaces will be located
underground. A $5,000 security deposit and a Letter of Undertaking have been provided
to ensure that the covenant will be registered at the Land Titles Office;
iv) A signed Restrictive Covenant for the Stormwater Management Plan has been provided
with a Letter of Undertaking to ensure registration with the Land Titles Office;
v) A signed Restrictive Covenant for the Housing Agreement has been provided, with a Letter
of Undertaking to ensure registration with the Land Titles Office; and
vi) A disclosure statement has been submitted by a Professional Engineer advising that there
is no evidence of underground fuel storage tanks on the subject property.
b) Additional Information:
This application was presented at Public Hearing on July 18, 2017, and on July 25, 2017, Council
deferred giving third reading to Official Community Plan Amending Bylaw No. 7288-2016 and Zone
Amending Bylaw No. 7289-2016.
The applicant has since revised the development proposal to provide a level of underground parking,
resulting in 9 additional parking spaces for the development (see Appendix E). This level of
underground parking will come at a significant cost to the applicant; however they hope that in
providing the additional parking, the neighbourhood will be less impacted by on-street parking.
- 3 -
Additional comments from the Public Hearing included concerns regarding the status of 230 Street;
however, it was stated at the Council meeting of July 25, 2017, that an asphalt pathway would be
constructed along the east side of the ditches along 230 Street. This is a Capital Works project
being conducted through Operations as an interim solution to address the growing needs of the
community. This pathway has since been constructed. The proposed development will complete the
servicing upgrades required along their road frontages, as is required for any new development.
As the building footprint and density remain the same, the requirements for the C-2 (Community
Commercial) zone are being met, and the requirements for the Off-Street Parking and Loading Bylaw
No. 4350-1990 were originally being met and are now being exceeded, the application does not
need to go back to Public Hearing.
CONCLUSION:
As the applicant has met Council’s conditions, it is recommended that final reading be given to
Official Community Plan Amending Bylaw No. 7288-2016, Zone Amending Bylaw No. 7289-2016,
and Housing Agreement Bylaw No. 7345-2017.
“Original signed by Michelle Baski” __________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter” ______________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn” _______________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill” ___________________________
Concurrence: Paul Gill, CGA, CPA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7288-2016
Appendix C – Zone Amending Bylaw No. 7289-2016
Appendix D – Housing Agreement Bylaw No. 7345-2017
Appendix E – Proposed Site Plan
DATE: Sep 9, 2016
2016-352-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk RoadLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7288-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7288-2016."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel A (Reference Plan 7941) Lot 1 Except: Part dedicated Road Plan NWP87590;
Section 17 Township 12 New Westminster District Plan 3179
and outlined in heavy black line on Map No. 936, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 13th day of June, 2017
READ a second time the 13th day of June, 2017
PUBLIC HEARING held the 18th day of July, 2017
READ a third time the 10th day of October, 2017
ADOPTED, the day of , 20 .
____________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
1003.1
FULLER AVE.230 ST.GEE ST.230 ST.
PURDEY AVE.GROVE
STEPHENS ST.DEWDNEY TRUNK ROAD
CHERRYWOOD DR.229 ST.230 ST.
APPLE
PEACH TREE CRT.
12106
/9212138229641212411921
11944
11910
11902
12146
11955
12041
12053 1213011980
12104
2313811891
11900
11957
11930
11932
11979
11921
11931
11910
12084
12149
1213122910121272297123085121411189822920 12147
12107
12073
230
0
3
229042292211950
1187922909 1214011903
12110
11913 2300412136231182291212064
229382309711891
11922
12151
2300711832/11976 2311311914
12036
118882291022905 11982 2312211937229392292122921 23109121292298711960
11880 231441192022952 1212822950231152303112074
11912 121392310811949
12094
12122121332311812144
12094
228902293612067 121422299412056
228992294012048
11911 23101231302297411901
12006
11951
119402292312105 2314223145229842312611931 22949229002291712022 23005230631212623105/2012145
12095
1213223011
2289511905
11951/53
1189522944 23010/302293011895230152292911975
12009
11890
11881 2308511892121371194522898230772313411939
12095
11927
23013 121342314612087
2309111911
11901
12085
1212522911229542300911911
12084
11830
11950 1213512064
12116
12057
12115
12105
121231
259
69 148
317
258
422
313
30
63
3
146
390
98
378
2
442
1
432
109
245
217
374
229
457
8
3
64
31
437377
LOT A
386 389
215
B
265
419
223231
266
393385
224
5
152
6
114
144
1
102
97
281
4 5
230
283
421
Pcl. 1
384
60
28
155
10
216 387264
1
8
Rem.
70
420
26
425
1
268
417
7
375
153
220
431
1
2
380
65
100 Rem Pcl A32
436
113
4
383
423
61
A 1
5
71
31
74 143
145
388
3 9
267
"A"
Rem
4
4
435
A
392
Pcl 1
439
418
151
218
3
438
Rem
381
430
157
112
2
284
62
433
Pcl. 2150
309
27
38
LOT 1
96
154
110
111 30
310
142
45
147
440
44
382
434
2
2
391
Rem 66
329
189
Rem.
29
282
72
6
115
379
149 32
3
101
33156
7
8
73
263
441
99
43
9 424
P 49271
P 39859P 18848EP 10384P 45030P 66938P 75587P 47120
RP 7941BCP 8273BCP 37415
P 32509
P 56520
P 40749P 57165P 43788LMS 2612
P 84291 P 75587P 44292EP 13671P 15849
P 43788P 66938
P 669
3
8
P 66938P 20969
P 43788
LMP 1505
P 70632
P 84291
(BCP 8273)P 77489LMP 7593
P18848LMP 26440
P 66938
P14643
P 66938
BCP 22903
P 13473P68237
P 26269P 45071 P87113P 24720BCP 9320
P 40749P 56868P 34984
P 57491
BCP 11295
P 46838LMS 1887P17941
P 58011 RP 87822EP 44294
EP 66939BCP 9319BCP 30861
RW 15258
LMP 41200
LMP 2409
1.5
RP 88236
LMP 7594B.C.T. R/WRW 80199 EP 68452BCP 38398
EP 35748
LMP 43981
BCP 9321
BCP 5567
RP 88237
BCP 22904
RP 87590
LMP 2449
BCP 5568
RP 21052230 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Commercial
7288-2016936
CITY OF MAPLE RIDGE
BYLAW NO. 7289-2016
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7289-2016."
2.That PART 7 COMMERCIAL ZONES, 702 COMMUNITY COMMERCIAL: C-2 2)
PERMITTED ACCESSORY USES is amended by adding:
item e) one or two dwelling units
3.That PART 7 COMMERCIAL ZONES, 702 COMMUNITY COMMERCIAL: C-2 8) OTHER
REGULATIONS a) is amended as follows:
a)A principal or accessory apartment use or one or two dwelling unit use shall:
4. That parcel or tract of land and premises known and described as:
Parcel A (Reference Plan 7941) Lot 1 Except: Part dedicated Road Plan NWP87590;
Section 17 Township 12 New Westminster District Plan 3179
and outlined in heavy black line on Map No. 1697 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of October, 2016.
READ a second time the 13th day of June, 2017
PUBLIC HEARING held the 18th day of July, 2017
READ a third time the 10th day of October, 2017
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
1003.2
FULLER AVE.230 ST.GEE ST.230 ST.
PURDEY AVE.GROVE
STEPHENS ST.DEWDNEY TRUNK ROAD
CHERRYWOOD DR.229 ST.230 ST.
APPLE
PEACH TREE CRT.
12106
/9212138229641212411921
11944
11910
11902
12146
11955
12041
12053 1213011980
12104
2313811891
11900
11957
11930
11932
11979
11921
11931
11910
12084
12149
1213122910121272297123085121411189822920 12147
12107
12073
230
0
3
229042292211950
1187922909 1214011903
12110
11913 2300412136231182291212064
229382309711891
11922
12151
2300711832/11976 2311311914
12036
118882291022905 11982 2312211937229392292122921 23109121292298711960
11880 231441192022952 1212822950231152303112074
11912 121392310811949
12094
12122121332311812144
12094
228902293612067 121422299412056
228992294012048
11911 23101231302297411901
12006
11951
119402292312105 2314223145229842312611931 22949229002291712022 23005230631212623105/2012145
12095
1213223011
2289511905
11951/53
1189522944 23010/302293011895230152292911975
12009
11890
11881 2308511892121371194522898230772313411939
12095
11927
23013 121342314612087
2309111911
11901
12085
1212522911229542300911911
12084
11830
11950 1213512064
12116
12057
12115
12105
121231
259
69 148
317
258
422
313
30
63
3
146
390
98
378
2
442
1
432
109
245
217
374
229
457
8
3
64
31
437377
LOT A
386 389
215
B
265
419
223231
266
393385
224
5
152
6
114
144
1
102
97
281
4 5
230
283
421
Pcl. 1
384
60
28
155
10
216 387264
1
8
Rem.
70
420
26
425
1
268
417
7
375
153
220
431
1
2
380
65
100 Rem Pcl A32
436
113
4
383
423
61
A 1
5
71
31
74 143
145
388
3 9
267
"A"
Rem
4
4
435
A
392
Pcl 1
439
418
151
218
3
438
Rem
381
430
157
112
2
284
62
433
Pcl. 2150
309
27
38
LOT 1
96
154
110
111 30
310
142
45
147
440
44
382
434
2
2
391
Rem 66
329
189
Rem.
29
282
72
6
115
379
149 32
3
101
33156
7
8
73
263
441
99
43
9 424
P 49271
P 39859P 18848EP 10384P 45030P 66938P 75587P 47120
RP 7941BCP 8273BCP 37415
P 32509
P 56520
P 40749P 57165P 43788LMS 2612
P 84291 P 75587P 44292EP 13671P 15849
P 43788P 66938
P 669
3
8
P 66938P 20969
P 43788
LMP 1505
P 70632
P 84291
(BCP 8273)P 77489LMP 7593
P18848LMP 26440
P 66938
P14643
P 66938
BCP 22903
P 13473P68237
P 26269P 45071 P87113P 24720BCP 9320
P 40749P 56868P 34984
P 57491
BCP 11295
P 46838LMS 1887P17941
P 58011 RP 87822EP 44294
EP 66939BCP 9319BCP 30861
RW 15258
LMP 41200
LMP 2409
1.5
RP 88236
LMP 7594B.C.T. R/WRW 80199 EP 68452BCP 38398
EP 35748
LMP 43981
BCP 9321
BCP 5567
RP 88237
BCP 22904
RP 87590
LMP 2449
BCP 5568
RP 21052230 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7289-20161697
CITY OF MAPLE RIDGE
BYLAW NO. 7345 – 2017
A Bylaw to authorize the City of Maple Ridge to enter into a
Housing Agreement for 23004 Dewdney Trunk Road
___________________________________________________________
WHEREAS pursuant to Section 483 of the Local Government Act, as amended, Council may,
by bylaw, enter into a housing agreement under that Section;
AND WHEREAS Council and Wasti Holdings Ltd. Inc. No. BC0940933 wish to enter into a
housing agreement for the subject property at 23004 Dewdney Trunk Road;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, in open meeting
assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as “23004 Dewdney Trunk Road Housing Agreement Bylaw
No. 7345 – 2017”.
2.By this Bylaw Council authorizes the City to enter into a housing agreement with
Wasti Holdings Ltd. Inc. No. BC0940933, in respect to the following land:
Parcel A (Reference Plan 7941) Lot 1 Except: Part Dedicated Road Plan NWP87590;
Section 17, Township 12, New Westminster District Plan 3179
3.The Mayor and Corporate Officer are authorized to execute the housing agreement
and all incidental instruments on behalf of the City of Maple Ridge.
4.Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw.
5.This bylaw shall take effect as of the date of adoption hereof.
READ a first time the 13th day of June, 2017.
READ a second time the 13th day of June, 2017.
READ a third time the 13th day of June, 2017.
ADOPTED, the day of , 2017.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
1003.3
Schedule A
Part of Bylaw No. 7345-2017
-1 -
SECTION 219 COVENANT AND HOUSING AGREEMENT
(2016-352-RZ)
BETWEEN:
WASTI HOLDINGS LTD. (Inc. No. BC0940933)
of 12932 Alouette Road, Maple Ridge, BC, V4R 1R8
(hereinafter called the "Covenantor")
OF THE FIRST PART
AND:
THE CITY OF MAPLE RIDGE
11995 Haney Place, Maple Ridge, British Columbia, V2X 6A9
(hereinafter called the "City")
OF THE SECOND PART
AND:
_________________________
(hereinafter called the "Lender")
OF THE THIRD PART
WHEREAS:
A.The Covenantor is the registered owner of or has an equity of redemption in certain lands
situated in the Municipality of Maple Ridge in the Province of British Columbia, and
more particularly known and described as:
PID: 007-907-699 PARCEL A (REFERENCE PLAN 7941) LOT 1 EXCEPT: PART
DEDICATED ROAD PLAN NWP87590; SECTION 17
TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 3179
(hereinafter called the "Lands").
B.The City is prepared to allow construction of a second storey for rental housing with a
gross floor area of 246 m².
C.The Covenantor and the City wish to enter into this Agreement to restrict the use of
housing units to be constructed on the Lands, on the terms and conditions of this
Schedule A
Part of Bylaw No. 7345-2017
- 2 -
Agreement, to have effect as both a covenant under section 219 of the Land Title Act and
a housing agreement under section 483 of the Local Government Act.
D. The City has adopted a bylaw under section 483 of the Local Government Act to
authorize this Agreement as a housing agreement.
NOW THEREFORE in consideration of the premises and the covenants herein contained, the
payment of the sum of One Dollar ($1.00) paid by the City to the Covenantor, and other good
and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
parties covenant and agree, pursuant to section 483 of the Local Government Act and section 219
of the Land Title Act (British Columbia) as follows:
Definitions
1. In this Agreement:
(a) “Dwelling Units” means all residential dwelling units located or to be located on
the Lands whether those dwelling units are lots or parcels, or parts or portions
thereof, into which ownership or right of possession or occupation of the Lands
may be subdivided (hereinafter defined) and includes single family detached
dwellings, duplexes, townhouses, auxiliary residential dwelling units, rental
apartments and strata lots in a building strata plan;
(b) “Lands” means the land described in Item 2 of the General Instrument, including
any buildings now or hereafter located on the aforementioned land, and any part
or a portion of such land or building into which said land or building is or may at
any time be subdivided;
(c) “Subdivide” means to divide, apportion, consolidate or subdivide the Lands, or
the ownership or right to possession or occupation of the Lands into two or more
lots, parcels, parts, portions or shares, whether by plan, descriptive words or
otherwise, under the Land Title Act or the Strata Property Act, or otherwise, and
includes the creation, conversion, organization or development of “cooperative
interest” or “shared interest in land” as defined in the Real Development
Marketing Act.
Use, Occupancy, Subdivision and No Separate Sale Restrictions
2. All Dwelling Units shall only be used to provide rental accommodation and shall remain
as rental accommodation in perpetuity.
3. All Dwelling Units shall be rented only on a month to month basis or under a residential
tenancy agreement having a fixed term not exceeding three years, including any rights of
renewal.
4. No Dwelling Unit may be occupied except by an individual who occupies pursuant to a
rental agreement that meets the requirements of section 3.
Schedule A
Part of Bylaw No. 7345-2017
- 3 -
5. The Lands shall not be Subdivided, except by means of a strata plan under the Strata
Property Act that includes all of the Dwelling Units within a single strata lot.
Specific Performance
6. The Covenantor agrees that because of the public interest in ensuring that all of the
matters described in this Agreement are complied with, the public interest strongly
favours the award of a prohibitory or mandatory injunction, or an order for specific
performance or other specific relief, by the Supreme Court of British Columbia at the
instance of the City, in the event of an actual or threatened breach of this Agreement.
Notice of Housing Agreement
7. For clarity, the Covenantor acknowledges and agrees that:
(a) this Agreement constitutes both a covenant under section 219 of the Land Title
Act and a Housing Agreement entered into under section 483 of the Local
Government Act;
(b) the City is required to file a notice of Housing Agreement in the Land Title Office
against title to the Lands; and
(c) once such a notice is filed, this Agreement binds all persons who acquire an
interest in the Lands as a Housing Agreement under section 483 of the Local
Government Act.
No Obligation to Enforce
8. The rights given to the City by this Agreement are permissive only and nothing in this
Agreement imposes any legal duty of any kind on the City to anyone, or obliges the City
to enforce this Agreement, to perform any act or to incur any expense in respect of this
Agreement.
No Effect on Laws or Powers
9. This Agreement does not:
(a) affect or limit the discretion, rights, duties, or powers of the City or the Approving
Officer for the City under the common law or any statute, bylaw, or other
enactment, nor does this Agreement date or give rise to, nor do the parties intend
this Agreement to create any implied obligations concerning such discretionary
rights, duties or powers;
(b) affect or limit the common law or any statute, bylaw or other enactment applying
to the Lands; or
(c) relieve the owner from complying with any common law or any statute,
regulation, bylaw or other enactment.
Schedule A
Part of Bylaw No. 7345-2017
- 4 -
Indemnity
10. The Covenantor hereby releases the City, and indemnifies and saves the City harmless,
from and against any and all actions, causes of actions, suits, claims (including claims for
injurious affection), cost (including legal fees and disbursements), expenses, debts,
demands, losses (including economic loss) and liabilities of whatsoever kind arising out
of or in any way due or relating to the granting or existence of this Agreement, the
restrictions or obligations contained in this Agreement or the performance or non-
performance by the Covenantor of this Agreement that the City is or may become liable
for, incur or suffer.
Priority
11. The Covenantor will do everything necessary, at the Covenantor’s expense, to ensure that
this Agreement is registered against title to the Lands in priority to all liens, charges and
encumbrances registered or pending registration against title to the Lands, save and
except those specifically approved in writing by the City and those in favour of the City.
Waiver
12. An alleged waiver of any breach of this Agreement is effective only if it is an express
waiver in writing of the breach. A waiver of a breach of this Agreement does not operate
as a waiver of any other breach of this Agreement.
Interpretation
13. In this Agreement:
(a) reference to the singular includes a reference to the plural, and vice versa, unless
the context requires otherwise;
(b) reference to a particular numbered section or article, or to a particular lettered
Schedule, is a reference to the correspondingly numbered or lettered article,
section or Schedule of this Agreement;
(c) article and section headings have been inserted for ease of reference only and are
not to be used in interpreting this Agreement;
(d) the word “enactment” has the meaning given to it in the Interpretation Act
(British Columbia) on the reference date of this Agreement;
(e) reference to any enactment is a reference to that enactment as consolidated,
revised, amended, re-enacted or replace, unless otherwise expressly provided;
(f) reference to “party” or the “parties” is a reference to a party, or the parties, to this
Agreement and their respective successors, assigns, trustees, administrators and
receivers;
Schedule A
Part of Bylaw No. 7345-2017
- 5 -
(g) time is of the essence; and
(h) reference to a “day”, “month” or “year” is a reference to a calendar day, calendar
month, or calendar year unless otherwise expressly provided.
Further Acts
14. The Covenantor will do everything reasonably necessary to give effect to the intent of this
Agreement, including execution of further instruments.
Severance
15. If any part of this Agreement is held to be invalid, illegal or unenforceable by a court
having the jurisdiction to do so, that part is to be considered to have been severed from
the rest of this Agreement and the rest of this Agreement remains in force unaffected by
that holding or by the severance of that part.
No Other Agreements
16. This Agreement is the entire agreement between the parties regarding its subject and it
terminates and supersedes all other agreements and arrangements regarding its subject.
Enurement
17. This Agreement binds the parties to it and their respective successors, heirs, executors
and administrators.
Deed and Contract
18. By executing and delivering this Agreement each of the parties intends to create both a
contract and a deed executed and delivered under seal.
As evidence of their agreement to be bound by this Agreement, the Covenantor and the City have
executed the Land Title Act Form C or D, as the case may be, attached to and forming part of this
Agreement.
Schedule A
Part of Bylaw No. 7345-2017
-6 -
CONSENT & PRIORITY
The Lender in consideration of the payment of ONE DOLLAR ($1.00) and other good and
valuable consideration (the receipt and sufficiency of which is hereby acknowledged) hereby
consents to the registration of the Covenant herein granted under Section 219 of the Land Title
Act, running with the said lands and against the said lands and the Lender hereby postpones all of
its rights under the Mortgage and Assignment of Rents registered respectively under No. ______
and _____ (the “Lender Documents”) to those rights of the District under the Covenant herein in
the same manner and to the same extent and effect as if the Covenant herein had been dated,
granted and registered prior to the Lender Documents.
APPENDIX E
1100 Reports and Recommendations
1100
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Maple Ridge Tree Protection and Management Bylaw Update
First, Second and Third Reading
Maple Ridge Tree Protection Amending Bylaw No. 7314-2017
EXECUTIVE SUMMARY:
On January 12 2016, Council adopted the Tree Protection and Management Bylaw (7133-2015).
As a component of the adoption, and consistent with City practice, staff were to monitor the Tree
Bylaw for a one year period, and then prepare an update report for Council’s consideration.
Since that time, the Planning Department has collected, monitored, and evaluated information
regarding the new regulation for Council’s consideration. This report discusses the findings over the
past year including a summary of successes, challenges, and financial implications. Having
completed the review, it is concluded that the Tree Protection and Management Bylaw has been
largely successful to date and no significant issues have arisen with the application of the Bylaw.
However, some minor administrative amendments to improve clarification and efficiencies are
recommended. Tree Protection Amending Bylaw 7314-2017 has been prepared for Council’s
review and recommended that Council grant 1st, 2nd, and 3rd Readings. Please refer to proposed
Bylaw Amendments shown in Appendix A along with a more detailed rationale and explanation for
the changes in the Bylaw which can be found in Appendix B.
RECOMMENDATION:
That Tree Protection Amending Bylaw No. 7314-2017 be given first, second, and third readings.
1101
2
1. BACKGROUND
a) Summary of Tree Protection Bylaw Implementation 2016/2017
Overall, there were a number of changes associated with the implementation of the new 2016 -2017
Tree Protection and Management Bylaw (Tree Bylaw) including:
New expanded tree protection requirements;
Requirements for tree inventory and assessment reports;
Requirements for site supervision for clearing, hazard mgmt. and monitoring;
The introduction of tree replacement requirements to achieve tree canopy cover targets;
Stronger enforcement and compliance measures for urban and rural areas.
The following section of this report discusses the feedback received since the adoption of the Bylaw.
2. DISCUSSION:
Feedback during the past year since the adoption of the Tree Bylaw from tree permit stakeholders
and internal review by staff members helped identify a number of minor changes and amendments
recommended to help improve clarification, efficiencies, and effectiveness of the Tree Bylaw.
The following section of the report provides a brief summary of key challenges as well as
successes/opportunities that arose over the past year with the implementation of the new Tree
Bylaw. These findings are listed below in no specific order:
Challenges/Gaps:
Larger number of tree permits. There were over 480 tree permits issued between February
2016 and up to the beginning of June 2017 compared with the dozen permits issued on an
annual basis in previous years before the adoption of the current Tree Bylaw. This does not
include the additional hundreds of tree permit inquiries, tree enforcement and compliance
calls, hazard tree inspections, and other tree management related duties handled by the
Environment Section. As expected, there were significant increased demands on the
environmental section resources however the additional staff person approved by Council
made it possible to meet these demands and the Environment Section was able to carry out
its other environmental duties.
Coordination of stakeholders & development of new tree permit approval processes. The
implementation period over the past year required setting up and rolling out a number of new
tree permitting processes. This included development of separate tree permit processes and
procedures for zoning and subdivision applications, in addition to building permits and non
development related applications. It required internal and external coordination with
professionals of record, various municipal departments, and the general public.
There is ongoing demand for outreach, training, and awareness for new developers, builders,
tree experts/contractors and homeowners on municipal tree bylaw requirements and
processes. Raising awareness about new processes, requirements, and standards was
achieved through a variety of mechanisms. This included setting up information sessions at
builder/developer forums, creation of tree bylaw handouts, setting up new municipal online
website information, carrying out site visits and assisting with front counter and phone
inquiries. In general, there are between 30 to 50 or more inquiries per day related to tree
permit questions, coordination of information, and dealing with public concerns that are
being handled by staff. Ongoing outreach and assistance by staff persons is helping to raise
awareness across the municipality amongst various stakeholders and new citizens.
3
Land use density. In historical and newer proposed densely populated areas within the
municipality (i.e. town centre area or growth areas) it is understandably more challenging to
protect, manage, and replace trees because of the smaller lot sizes and/or the larger
impervious footprint expectations associated with proposed building structures, parking, and
infrastructure required on site. Ongoing consideration for green infrastructure opportunities,
including urban forest hubs and corridors, street trees, and green roofs will be required.
Leading by example. There were some comments by some applicants that the current Tree
Bylaw doesn’t include requirements for retention or replacement trees where clearing is
taking place on municipal lands by the City. Development of municipal owned lands for the
purpose of resale requires adherence to the Tree Bylaw requirements. Capital projects for
Parks, Operations, and Engineering Departments also incorporate tree retention and
replacement measures where possible within plans and contractual agreements.
Routine operations management and maintenance works are currently exempt from tree
replacement requirements. This includes routine upgrades and regular maintenance for
infrastructure/utilities management, emergency works, and servicing works. However, to
help offset some of the trees that occasionally need to be removed, the current Operations
Dept. Business Plan also includes an incremental package to help fund a tree replacement
program to help offset some of the clearing that is required on an annual basis.
Opportunities/Successes:
Positive consultation efforts. Staff have been able to meet and speak with developers,
builders, homeowners, and the general public about how the tree protection bylaw works
and provide technical assistance. There have been opportunities to raise awareness
about the importance of protecting significant trees, how to manage trees on private
properties, and about the benefits trees provide. These discussions resulted in the
retention of many trees that were proposed for removal.
Encouraging better tree expertise, supervision and practices. The new Tree Bylaw has
helped improve professional standards, best management practices, and improved
relations with local tree cutting companies. There has been positive feedback and
support from tree professionals regarding the City’s efforts in creating more pro-active
site management requirements and the establishment of tree canopy targets.
Increasing tree conservation ethic. Constructive feedback and calls from development
stakeholders, tree professionals, and members of the general public keep municipal staff
informed about any ongoing issues/concerns related to poor tree management practices
or non-compliance concerns. A shift in how people view trees and tree protection helps
to achieve overall Tree Bylaw urban forest management objectives. There are quite a few
examples where tree permit applicants chose to retain some of the trees on their
properties that were originally slated for removal because they began to understand the
various benefits and services that were being provided by the trees on site after speaking
with municipal staff persons.
Ongoing monitoring & feedback on bylaw from tree permit applicants, tree experts and
contractors, homeowners, and members of the general public over the past year helped
to identify strengths and weaknesses of the bylaw;
Opportunity to review efficiencies, fiscal support & outcomes. Turn around times for
issuance of tree permits generally ranges from two to five days depending on the amount
of information provided, the complexity of the site and application, as well as the ongoing
work demands. Up until June of 2017, the City of Maple Ridge has been able to generate
over $95,000 in revenue over the past year from tree permit fees to help support staff
resources. It has also generated over $65,000 in City Green Funds to assist the City in
reaching tree replanting goals and education programs.
4
3. GENERAL TRENDS AND STATISTICS
The stats provide an overall picture and summary of recent trends.
Tree Permits Issued Over Past Year Feb 2016/June 2017
Total Number of Tree Permits Issued 485
Urban 372
Rural 87
ALR Lands 26
Subdivision* 25
Building Permit 72
Hazard Inquiry 22
Personal Property Requests 360
Violations 6
* There are still a large number of development applications that are active which require tree permits to be
issued and approved. Final approval of tree permits for larger scale development typically occurs once final
reading for Zoning applications or environmental DPs are ready to be approved.
In the previous years before the adoption of the current Tree Bylaw, there were on average only a
dozen (12) tree cutting permits issued per year such as back in 2013/2014. There were 162 tree
permits issued under the interim Tree Bylaw period in 2015/16. This past year 2016/17 there
were over 480 tree permits issued up until the beginning of June 2017. An additional
environmental ‘arborist’ staff position was created which has been critical for the successful
implementation of the new Tree Bylaw given the increasing number of permits being reviewed. As
stated, this position is funded through the tree permit revenue.
Overall there were far more tree permits being issued, reviewed, and approved this past 2016/17
year along with greater tree protection, management, and replacement requirements for different
types of applicants and development activity types in both urban and rural areas.
The number of tree permits being issued this year however does not necessarily mean there was a
larger number of trees being cut than in previous years. Previous to this new Tree Bylaw, there was
no requirement for developers, builders, residents in rural areas, or homeowners in urban areas with
smaller properties to go through any kind of permit process with the City. Given the limited
regulations and Bylaw requirements from the previous Tree Bylaw, it was difficult to collect relevant
tree data or statistics for previous years.
Tree Cutting Statistics For Past Year 2016/2017
Total # of Permit Trees Cut 1800
Total # of Permit Trees Replaced 978
Total # Significant Trees
Proposed to be Cut
191
Total # Significant Trees Cut 157
Permit Trees Denied on Record 96
It is important to note that the total number of trees cut does not reflect the total number of trees
and tree permits denied. It also doesn’t reflect the fact that most of the trees cut were not
significant in size and in many cases were considered unhealthy or a potential danger to future
5
residents. Given the opportunity for staff to work with permit holders, there was an opportunity to
retain a lot of trees. There was a significant amount of additional trees that were originally identified
for removal that were protected on site through staff education & outreach with property owners &
contractors.
On development sites, many permit sized trees were retained or protected under the current Tree
Bylaw because of requirements for retention of a certain percentage of significant sized trees on site
and the protection of permit trees around the perimeters of development sites. The Tree Bylaw also
continues to allow rural residents to cut at least 10 permit sized trees per year in order to carry out
regular annual maintenance on their properties, not including significant sized trees or trees within
protected areas.
Comparison of Tree Permit Fees
2015/2016 2016/2017
$26,512 Tree Permit fees $95,000 Tree Permit fees
$0 – No tree replacement fund $65,000 City Green Fund
The past year required a number of new financial processes and procedures to be set up for the new
Tree Protection Bylaw. This included procedures for different types of development, tree clearing,
and for tree replacement requirements. It also required new fiscal processes, for implementing new
enforcement and compliance regulations, and for dealing with security deposits related to
responsible management of protected trees on larger development sites.
In the first few months, some of the tree bylaw requirements and processes for specific development
activities and development permits took a bit of time to implement with consideration for older
development applications. In some cases, there were large scale development applications that
required larger amounts of tree clearing to take place on site in a phased approach, and the permit
fees for some of these applications have not yet been collected in full by the City until the final
approval of all the phases in these developments. Therefore some of these tree clearing permit fees
on active developments still remain outstanding.
Description and Rationale for Proposed Tree Bylaw Amendments
To reduce redundancy and improve efficiencies and clarity on the existing Tree Bylaw, some
administrative changes are recommended. The details of the recommended changes are found in
Appendices B. A summary of the rationale for the proposed changes is provided below in bullet
points for the sake of brevity and clarity:
Section 3. Definitions:
a) ADD City Tree – any tree of any size located on City owned property, including Park,
boulevard and Rights of Way
Rationale: this definition will clarify that trees on City property cannot be cut or removed without
municipal approval by City Arborist including consideration for replacement trees.
b) AMEND Permit Tree – means a tree that is 20 centimetres DBH or greater, and any size tree
in a Conservation Area or on City owned property
Rationale: this addition clarifies that trees on these locations do not have a size requirement.
6
c) ADD TO Significant Tree – not including Cottonwood or Alder species outside of Conservation
Areas
Rationale: this addition excludes certain species that can often be a problem when they get to a
significant size and age.
Section 5: Exemptions
a) DELETE d) and AMEND e) to the following…
Cutting of no more than 10 trees, excluding alder and poplar species, in any twelve month period on
parcel greater than half a hectare in the Rural Area; provided that there remains 40 trees per
hectare over 20 cm DBH on the parcel; and the trees being cut are not over 70 cm DBH; and the
removals are not for building or development purposes and not in a conservation area.
Rationale: d) and e) are redundant and can be made into one point for clarification.
b) AMEND f) The tree is a Hazard Tree or is dead
Rationale: dead trees are not always hazardous, but still should be exempted from needing a permit.
Section 6: Permits
a) AMEND 6.3 An application for reconsideration must be made in writing to the City Clerk
within thirty days of the date of letter of denial.
Rationale: to ensure that there is a time when the file can be closed; and applicants do not come
back months or years later to try to appeal a denial.
b) ADD 6.11 A Permit application is valid for three months from date of application. If required
information for the permit application has not been submitted within three months, the
application will be closed.
Rationale: to ensure that there is a time when a file will be completed or closed; and applicants do
not sit for months or years with an open permit file.
Section 9.7 Replacement Trees
a) AMEND 9.7 to “in the amount of $600 per Replacement Tree with a maximum of $17,000 to
a maximum of $24,000 per hectare”
Rationale: It costs the City $600 to plant a Street Tree for parts and labour; maximum equals 40
trees per ha X $600 per tree. The security should reflect actual costs in case the City has to do the
work.
Schedule ‘B’ Tree Management Plan Requirements
a) AMEND 5 “If the proposed development does not retain a ratio of 40 Permit Trees per
hectare within the Developable Area, then replacement trees are required. Replacement
trees must be located across proposed lots to equal the 40 trees/ha for each lot, where
possible.
7
Rationale: to prevent developments from planting replacement trees all in one area of the
development and leaving the rest void of tree canopy.
b) AMEND 7. Calculation of Security – Each tree to be planted or retained requires $600
security; not to exceed a total of $24,000 per hectare…
Rationale: to make the amount equal that of section 9.7
Schedule “D” Application
a) DELETE ‘Cutting’ from title
Rationale: new title of Tree Permit Application; in order to encompass the idea that a Tree Permit not
only covers cutting, but also protection and replacement planting requirements for development.
b) DELETE #7 and #8
Rationale: they are not required for most residential applications and are covered in a Tree
Management Plan for development applications.
c) AMEND #9 to include a space beneath that will allow for a sketch right on the application
form
Schedule “E” Replacement Tree Criteria
a) REMOVE table,
Rationale: the table is confusing and inconsistent with the 40 trees/hectare target.
b) ADD All trees removed from Conservation Areas require replacements. Trees removed from
non-Conservation Areas require replacements or Cash in Lieu to achieve 40 trees/hectare
ratio.
c) Under Replacement Trees not required, DELETE: point 1. When the parcel is being actively
used for agricultural uses –with farm status or with a proposed Farm Plan reviewed by the
City;
Rationale: agricultural properties can still have 40 trees/ha in the non-farm areas and the
perimeters of the property. There has been strong voice in agricultural areas that are concerned
about complete loss of tree canopy affecting underground aquifer recharge, wind protection for
trees on adjacent farm lands, and land degradation (erosion) concerns due to loss of trees.
8
4. INTER DEPARTMENTAL IMPLICATIONS
a) Inter Departmental
There have been various internal meetings and discussions held with staff from the Planning, Parks,
Building, Engineering, Operations Departments to discuss implications of the proposed updates to
the Tree Bylaw. Overall, it is believed that the proposed amendments are going to lead to better
efficiencies and certainty with respect to the existing processes and practices.
b) Business Plan/Financial Implications:
Public feedback has stressed the importance of staff continuing to carry out visit sites to assist with
concerns and to help determine permit requirements. It was also identified that it is important to
continue with timely permit review, and enforcement and compliance duties.
Based on Tree Bylaw funds generated from the past year 2016/17, it is possible to support these
components with the additional City Arborist position that was created to help carry out these
implementation, outreach, and enforcement duties. Additional updates to the tree replacement
costs will help reduce costs to the City for the purchase and implementation of the trees.
There are no additional financial implications expected with these amendments to the Tree Bylaw.
5. CONCLUSIONS:
The current Tree bylaw has helped create a more consistent and pro-active process for professionals
resulting in responsible and standardized tree management practices on the ground. It has helped
the City of Maple Ridge move effectively towards its tree protection and management policies and
OCP objectives. It reflects the feedback received from the general public and permit stakeholders.
The proposed recommendations and amendments are not expected to impact development
potential; however, they are intended to improve clarity, efficiencies, and outcomes from the tree
permit review process and for non-development permit applicants. .
In summary, the proposed amendments and updates will help to:
Facilitate efficiencies and integration of relevant information that in turn will reduce overall
demands on staff time, municipal resources, and costs to taxpayers/stakeholders;
Improve clarification of existing bylaw definitions, regulatory requirements, processes, and
exclusions; and
Update financial criteria and security requirements;
It will support improvements with respect to supervision and monitoring by tree experts and
arborists overseeing development works.
9
To conclude, there remains through the proposed amendments to the Tree Bylaw an opportunity for
some minor changes, updates, and amendments that can create additional efficiencies, reduce
municipal costs, provide greater clarity for permit holders, and promote better integration of
development requirements with tree management requirements.
“Original signed by Rod Stott”
_______________________________________________
Prepared by: Rodney Stott
Environmental Planner
“Original signed by Gail Szostek”
___________________________________________________
Co-Prepared by: Gail Szostek
Environmental Coordinator
“Original signed by Christine Carter”
__________________________________________
Approved by: Christine Carter, M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
__________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
__________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Tree Protection Amending Bylaw No. 7314-2017
Appendix B - Tree Protection and Management Bylaw 7133-2015 (highlighted changes)
CITY OF MAPLE RIDGE
TREE PROTECTION AMENDING BYLAW NO. 7314-2017
A Bylaw to amend the text of Maple Ridge Tree Protection Bylaw No. 7133-2015 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Tree Protection Bylaw No. 7133-
2015 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Tree Protection Amending Bylaw No. 7314-2017
2. Maple Ridge Tree Protection Bylaw No. 7133-2015 is hereby amended by:
A. Section Three Definitions is hereby amended as follows:
a.The addition of the following in correct Alphabetical order:
“City Tree – any tree of any size located on City owned property, including, but not
limited to, Park, boulevard and Rights of Way “
b.That the definition of Permit Tree be amended by the addition of the following sentence
after the words “DBH or greater”
“and any size tree in a Conservation Area or on City owned property”
c.That the Definition of Significant Tree be amended by inserting the following after the
words “means a tree” and before the words “that is greater…”
“outside of Conservation Areas”
B. Section 5 Exemptions is amended as follows:
a.That Section 5.1 d be deleted in its entirety and be replaced with the following:
“cutting of no more than ten trees, “excluding alder and poplar species”, in any twelve
month period on parcel greater than half a hectare in the Rural Area; provided that there
remains 40 trees per hectare over 20 cm DBH on the parcel; and the trees being cut are
not over 70 cm DBH; and the removals are not for building or development purposes;
and not in a protected conservation area.”
b.That the definition of section 5.1.(f) be amended to include the following words…“or
is dead” after the words “Hazard Tree”
C. Section 6 Permits is amended as follows:
a.That subsection 6.3 is amended by inserting the following after the words “City Clerk”..
“…within thirty days of the date of letter of denial.” and before the words “There is no
fee”…
APPENDIX A
b. The addition of the following item:
6.11 A Permit application is valid for three months from date of application. If
required information for the permit application has not been submitted within three
months, the application will be closed.
D. Section 9 Replacement Trees is amended as follows:
a. That subsection 9.7 is amended by replacing $425 with $600 and replace $17,000 with
$24,000
E. Schedule B Tree Management Plan Requirements
a. That Schedule ‘B’ Tree Management Plan Requirements in Section 5 entitled
Replacement Planting Plan be amended by inserting the following after the words “then
replacement trees are required” and before the words “the replacement plan must
identify the locations”:
“Replacement trees must be located across proposed lots to equal the 40 trees per
hectare ratio for each lot, where possible.”
b. That Schedule ‘B Tree Management Plan Section 7 entitled “Calculation of Security” be
amended as follows:
replace $425 with $600 and replace $17,000 with $24,000
F. Schedule D Tree Cutting Permit Application
a. That Schedule D title be amended to delete the word ‘Cutting’ from the title after the
word “tree” and before the word “permit” to read “Tree Permit Application”.
b. That the deletion of Sections 7 and 8. in their entirety be deleted from Schedule “D” and
that the section is renumbered accordingly.
G. Schedule E Replacement Tree Criteria
a. That the Deletion of the table in Schedule “E” Replacement Tree Criteria be deleted in its
entirety and be replaced with the following:
“All trees removed from Conservation Areas require replacements. Trees removed
from non-Conservation Areas require replacements or Cash in Lieu to achieve 40
trees/hectare ratio.”
b. That there is an amendment to Schedule “E” City Tree Fund as follows:
replace $425 with $600 and replace $17,000 with $24,000
c. That section 1 of Schedule “E” be deleted and that the section is renumbered
accordingly.
READ a first time the day of , 2017.
READ a second time the day of , 2017.
READ a third time the day of ,2017.
ADOPTED, the day of , 2017.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
CITY OF MAPLE RIDGE
TREE PROTECTION & MANAGEMENT BYLAW
BYLAW NO. 7133-2015
A bylaw to manage the urban forest and tree canopy and regulate, prohibit and impose requirements
in relation to tree cutting and removal in Maple Ridge.
WHEREAS, section 8(3)(c) of the Community Charter enables Council by bylaw to regulate and
prohibit, and impose requirements in relation to the cutting and removal of trees;
AND WHEREAS, sections 15 and 194 of the Community Charter enable Council to permit and
establish conditions and fees for permit issuance;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.Citation
This bylaw may be cited for all purposes as the “Maple Ridge Tree Protection and Management
Bylaw No. 7133-2015”.
2.Repeal
The “Maple Ridge Tree Protection Bylaw No. 5896-2000” is hereby repealed.
3.Definitions
“Agricultural use” means the use of land for the growing of crops or the raising of livestock as
permitted under the Maple Ridge Zoning Bylaw.
“Certified Arborist” means a person who is certified by the International Society of Arboriculture
(ISA).
“City” means the City of Maple Ridge.
“City Arborist” means a person employed by the City of Maple Ridge, who has current certification as
a Certified Arborist and uses that certification as part of their job description.
“City Tree Fund” means the money collected by the City through replacement cash-in-lieu as per
Schedule “E” of this Bylaw for the sole use of replacing lost tree canopy through the planting of trees
on public and private properties, and affiliated extension activities to educate the public on the
importance of trees and requirement of tree permits within the City.
“City Tree” means any tree of any size located on City owned property, including, but not limited to
Park, boulevard and Rights of Way.
APPENDIX B
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 2
“Conservation Area” means a streamside protection and enhancement area as defined in the
Streamside Protection Regulation or slopes over 25% or land subject to a geotechnical covenant or
habitat protection covenant.
“Critical Root Zone” means the area of land surrounding the trunk of a tree contained within a circle
of radius equal to the DBH of the tree multiplied by 18; or equal to the dripline of the tree; whichever
is greater.
“Cut” and “Cutting” means the removal, knocking down or cutting into, any or all parts, of any tree in
such a manner that damages or is detrimental to the health of any tree; and shall include the
topping of a tree.
“Damage” and “Damaging” means any action which will cause a tree to die or to decline in health;
including, but not limited to, cutting, ringing, poisoning, burning, topping, or excessive pruning.
“DBH” means the diameter of a tree at breast height, measured from a height of 130 cm above
natural grade of the ground, as measured from the base of the tree. For multi-stemmed trees, the
DBH is equal to the cumulative total of the DBH of each stem.
“Developable Area” means the parts of a parcel which are not in a Conservation Area
“Drainage System” means the system and network of streams, creeks, waterways, watercourses,
waterworks, ditches, drains, or sewers located in the City on private or public property, by which
water is conveyed or travels from lands.
“Drip Line” means the vertical line extending down from the outer most branches of the tree to the
natural grade of the land.
“Environmental Technician” means the person employed by the City of Maple Ridge with the job title
of Environmental Technician.
“Excessive Suspended Solids Discharge” means an indirect or direct fluid discharge containing
suspended solids exceeding 75 milligrams per litre into any drainage system.
“Farm Plan” means a plan prepared by a professional Agrologist that indicates the proposed use of
agriculturally zoned land for agricultural purposes. The Farm Plan would indicate placement of
structures and production areas, ponds, pastures and fencing specifically for agricultural use.
“Floodplain” means the land that is adjacent to a watercourse that is subject to regular flooding, as
depicted on the current Maple Ridge mapping floodplain layer.
“Hazard tree” means a tree that is determined to be currently in a condition dangerous to people or
property in a report prepared by a Qualified Tree Risk Assessor, that is to be reviewed and approved
by the City.
“Heritage Tree Protection Area” means the area of land designated for tree protection as shown in
Schedule “A” to this Bylaw.
“Large Scale Building Permit” means a permit for the construction of the following:
Building complexes such as apartment buildings, multiple residential developments,
or townhouses with more than five units;
Maple Ridge Tree Management Bylaw No. 7133-2015
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A building that is designated for industrial, commercial, or institutional use;
A large structure where the building lot coverage is equal to or larger than 2000
square metres.
“Large Woody Debris” means fallen trees, dead trees and snags, eroded root structures and logs
within a Conservation Area.
“Manager” means the Manager of Development and Environmental Services for the City of Maple
Ridge and his/her designate.
“Natural Causes” means death or decline of a tree as a result of natural diseases, pests, climatic
conditions, or inherent structural defects.
“Owner” means the registered owner or owners of a fee simple parcel of land, or the strata
corporation of a strata lot.
“Permit” means a permit issued by the Manager under the authority of this bylaw to cut or remove a
tree or trees.
“Permit Tree” means a tree that is 20 centimetres DBH or greater; and any size tree in a
Conservation Area or on City owned property.
“Prune” or “pruning” means the selective cutting of living or dead branches of a tree consistent with
promoting the health and growth of the tree, as consistent with the International Society of
Arboriculture’s standards of arboriculture practice. This does not include topping of a tree.
“Public Utility” means a utility service provided by the City of Maple Ridge, BC Hydro, Telus, Terasen
Gas and any other company, utility or authority providing a public service or utility.
“Qualified Tree Risk Assessor” means a person who has a valid Tree Risk Assessment Qualification
as awarded by the International Society of Arboriculture (ISA).
“Replacement Tree” means a tree required to be planted to replace a tree that has been cut or
damaged in accordance with this Bylaw.
“Rural Area” means areas of the City of Maple Ridge outside the Urban, Urban Reserve, and
Suburban Area boundaries as shown on Schedule “B” of the current Maple Ridge Official Community
Plan.
“Significant Tree” means a tree outside of Conservation Areas that is greater than 50cm DBH in the
urban and suburban area, and 70 cm DBH for trees in the rural area; not including Cottonwood or
Alder species.
“Significant Tree Stand” means a stand of three or more Significant Trees with less than ten metres
between any two trees, and all vegetation within the outer dripline of that stand.
“Streamside Protection Regulations” means the watercourse setback protection methodology that is
adopted and used by the City for protecting watercourses, ponds, wetlands, and water features.
“Topping” means the removal of major portions of a tree crown by cutting branches to stubs or
cutting of the main leader or branches, and includes re-topping of previously topped trees.
Maple Ridge Tree Management Bylaw No. 7133-2015
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“Tree Management Plan” means a plan prepared by a Certified Arborist or Registered Forester to
indicate the removal and retention of trees as per City requirements in Schedule “B”.
“Tree Protection Barrier” means a barrier erected to protect a tree and its roots from damage during
site work or construction; and as specified in Schedule “C” of this Bylaw.
“Tree Risk Assessment” means a written assessment prepared by a Qualified Tree Risk Assessor of
the risk of trees to persons and property using the most current International Society of Arboriculture
Tree Risk Assessment Standards and Tree Risk Assessment Qualification.
“Tree Survey Plan” means a survey plan prepared by a registered BC Land Surveyor. The plan
illustrates the location of trees in relation to the property lines of a lot, along with the size and
species of each tree, plus any other information required for the purpose of assessing a Permit
application.
“Urban and Suburban Area” means the areas of land designated as “Urban Residential”, “Estate
Suburban Residential”, “Suburban Residential”, “Urban Reserve”, “Commercial”, “Industrial” and
“Institutional” on Schedule “B” of the current Maple Ridge Official Community Plan,.
“Vulnerable Aquifer” means an aquifer that has been provincially designated as high vulnerability by
the BC Water Resource Atlas and aquifers identified in the Aquifers Map Figure 7 in the Maple Ridge
Official Community Plan, Bylaw No. 7060-2014.
Maple Ridge Tree Management Bylaw No. 7133-2015
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4. Prohibitions
4.1 No person shall cut or damage or cause or permit the cutting or damaging of a Permit Tree
without first obtaining a Permit.
4.2 No person shall cut or damage or permit to be cut or damage a tree in the Heritage Tree
Protection Area without first obtaining a Permit and written confirmation that the tree is a
Hazard Tree.
4.3 No person shall cut or damage or permit to be cut or damaged a tree in a Conservation Area
without first obtaining a Permit and written confirmation from a Qualified Tree Risk Assessor
that the tree is a Hazard Tree.
4.4 No person shall cut or damage or permit to be cut or damaged a Significant Tree and a tree
and all vegetation within a Significant Tree Stand without first obtaining a Permit.
4.5 No person shall cut or damage or permit to be cut or damaged a tree that is on a highway, park
or land owned by the City unless the work is undertaken by or on behalf of the City.
4.6 Without limiting sections 4.1 to 4.5, no person shall carry out any of the following activities in
respect of any tree protected by those sections without a Permit or contrary to a Permit issued
pursuant to this bylaw:
a. topping so as to significantly alter a tree’s natural canopy except if the tree forms part of a
hedge;
b. cutting or damaging the roots within the Critical Root Zone of a tree;
c. operating or storing heavy equipment within the Critical Root Zone of a tree;
d. placing fill, building materials, asphalt or erecting a structure within the Critical Root Zone
of a tree;
e. stripping bark, gouging or otherwise damaging the trunk of a tree;
f. depositing, within the Critical Root Zone of a tree, concrete washout or other liquids
harmful to the health of a tree;
g. removing soil from within the Critical Root Zone of a tree; and
h. undermining the roots within the Critical Root Zone of a tree.
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5. Exemptions
5.1 No Permit is required to cut a tree for which a Permit is required under section 4 where:
a. Cutting is undertaken by or on behalf of the City on park, highway or land owned or held
by the City;
b. Cutting is undertaken by a public utility for the purpose of safety, maintenance or
operation of the public utility’s infrastructure following standard arboricultural
practices;
c. Pruning is required to ensure the health and sustainability of the tree following
standard arboricultural practices;
d. The tree is an alder or a poplar tree (including a cottonwood) located in the Rural Area,
outside of a Conservation Area and provided that:
i) not more than 10 Permit Trees have been cut on the parcel in the previous
twelve months; and
ii) 40 trees per hectare (16 trees/acre) are being retained on the parcel.
e. Cutting of no more than 10 trees, excluding alder and poplar species, in any twelve
month period on parcels greater than half a hectare in the Rural Area; provided that
there remains 40 trees per hectare over 20 cm DBH on the parcel, and the trees being
cut are not over 70 cm DBH.; and the removals are not for building or development
purposes; and not in a protected conservation area.
f. The tree is a Hazard Tree or is dead;
g. The cutting is permitted by statute;
h. Trees that are being cut for survey lines less than 2 metres wide, and the trees are less
than 30 centimetres DBH; and
i. Cutting is required for construction, improvement, repair or maintenance of public
works or services undertaken by a government authority.
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6. Permits
6.1 An application for a Permit or an amendment to a Permit shall:
a) be submitted to the Manager;
b) include a completed and signed application form as set out in Schedule “D”;
c) include all required plans and approvals in accordance with Section 7 of this Bylaw; and
d) be accompanied by the applicable Permit fee in accordance with the Maple Ridge
Development Application Fees Bylaw No. 5949-2001.
6.2 Subject to Section 12 of this Bylaw, after reviewing an application for a Permit, the Manager
may do any of the following:
a) issue a Permit which may impose terms and conditions in accordance with this Bylaw;
b) refuse to issue a Permit and provide written notice of the reasons for refusal within 15
days of the date of refusal.
6.3 The Owner who is subject to a decision of the Manager to grant or refuse a Permit, or to
impose conditions on the granting of a Permit is entitled to appeal to Council to have the
decision reconsidered. An application for reconsideration must be made in writing to the City
Clerk within thirty days of the date of letter of denial. There is no fee for an appeal application
for reconsideration.
6.4 When a Permit authorizes a tree to be Cut, cutting shall be undertaken in compliance with the
conditions imposed by this Bylaw and the Permit.
6.5 All work authorized by a Permit shall be conducted by the Owner or by a tree service company
that has a valid business license to work within the City of Maple Ridge.
6.6 A Permit in respect of a Significant Tree or a tree in a Significant Tree Stand shall not be issued
unless one of the following circumstances applies:
a) The tree is a Hazard Tree;
b) The land use and density permitted under the Maple Ridge Zoning Bylaw cannot be
undertaken on the parcel in accordance with all the provisions of the Zoning bylaw without
the cutting of the tree;
c) The tree is within 2 metres of an existing building foundation wall;
d) The tree is causing structure or infrastructure damage as determined by the City or a
qualified professional engineer with the approval of the City;
e) A Permit related to subdivision or building has been issued and identifies tree removal and
protection areas in an approved Tree Management Plan as per Schedule “B” or an Arborist
Report as per Schedule “F”;
f) The Cutting of the tree is required to site a building, driveway, septic field, roadway, or
utility corridor as approved by the City prior to issuance of a building permit;
g) The tree is on a lot zoned for agricultural use, with active farm status or a Farm Plan that
shows that the tree will interfere with the best use of the land for agricultural purposes;
and
Maple Ridge Tree Management Bylaw No. 7133-2015
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h) More than 50% of Significant Trees on the parcel shall be retained where possible and
there will be a minimum of 40 Permit Trees per hectare (16 trees/acre) retained.
6.7 For the purpose of calculating whether a parcel retains 40 Permit Trees per hectare under
section 6.6(h), there will be credit granted for the retention of trees on the parcel as per the
table below where the number in the right column indicates how many Replacement Trees
each retained tree of specified size in the left column equals:
DBH of trees to be retained # of Tree Credits
20cm - 50 cm 1 tree
50cm – 70 cm 3 trees
More than 70 cm 6 trees
6.8 All Owners and contractors shall ensure that all tree work is performed in a safe manner as
outlined in WorkSafe BC regulations and International Society of Arboriculture Best
Management Practices.
6.9 A Permit is valid for a period of four months from the date of issuance. Application for
amendments to the Permit can be made within the four month period.
6.10 A Permit may be revoked by the Manager if the terms and conditions of the Permit have been
breached or the information supplied by the applicant is determined to be inaccurate,
incomplete or erroneous.
6.11 A Permit application is valid for three months from date of application. If required information
for the permit application has not been submitted within three months, the application will be
closed.
Notice of Tree Cutting or Removal
6.12 Written notice of a Permit shall be posted on the parcel in respect of which the Permit has
been issued in a location visible to the public at least 24 hours prior to the commencement of
any tree cutting; and shall remain posted on the parcel until the completion of the work. The
notice shall provide the Permit number, address, number of trees to be removed, expiry date of
the Permit, a City contact number, and a map showing where trees are being removed.
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7. Plans and Conditions
Where an application for a Permit is required by this Bylaw, the application must contain the following
information:
a. Proposed planting plan for required Replacement Trees in accordance with Schedule ‘E’
with security deposit required by section 9.7 of this Bylaw;
b. Any applicable Federal or Provincial submissions for approvals, including a Bird Nesting
Survey if removing trees between March 15 and August 1 as per the Wildlife Act (British
Columbia) and its regulations;
c. Tree Management Plan, in accordance with Schedule “B”; where:
(i) the parcel is subject to a permit application related to development,
(ii) more than 20 Permit trees are proposed to be cut; or
(iii) clearing more than 500 square metres of land.
d. Arborist Report, in accordance with Schedule “F”, where
(i) the parcel is subject to a development permit application and 20 or less Permit
Trees are proposed to be cut; or
(ii) the parcel is in the Rural Area on a parcel greater than 0.5 hectares and between
11 and 20 Permit Trees less than 70cm are proposed to be cut;
(iii) the parcel is in the Urban and Suburban Area or the parcel is less than 0.5 ha in
the Rural Area and more than 5 Permit Trees between 20 and 50cm DBH are
proposed to be cut; or
(iv) one or more Significant Trees are proposed to be cut.
e. Where tree removals will be within 50 metres of a watercourse or slopes over 25%, a
survey prepared by a B.C. Land Surveyor that identifies top-of-bank or top of ravine bank,
along with watercourse setbacks and geotechnical setbacks approved by the City will need
to be identified and prepared by a B.C. Land Surveyor on the ground and in a legal survey
plan.
8. Tree Cutting
A person cutting a tree must:
a. dispose of the tree parts in a manner approved by the City and in accordance with
Provincial and City regulations;
b. keep the Drainage System free of Excessive Suspended Solids Discharge originating from
the tree cutting area, as per the Maple Ridge Watercourse Protection Bylaw No. 6410-
2006;
c. stabilize all bare and exposed soil by Oct. 15 of any given year in order to reduce potential
erosion impacts in accordance with City regulations;
d. restrict all tree cutting work to the hours of 8:00 a.m. to 6:00 p.m. Monday to Saturday,
excluding holidays;
Maple Ridge Tree Management Bylaw No. 7133-2015
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On parcels on which the applicant proposes to cut more than 20 Permit Trees or all trees
within an area of 500 square metres or more:
e. cut trees between August 1 and October 15, unless an erosion control plan prepared by a
Qualified Professional in accordance with the current Maple Ridge Watercourse Protection
Bylaw has been approved by the City and implemented prior to site disturbance; and,
f. obtain a bird nesting survey prepared and submitted by a Qualified Professional Biologist if
cutting trees between April 15 and August 1;
Conservation Area:
g. when cutting a Hazard Tree, within a Conservation Area, leave the larger pieces of the tree
as Large Woody Debris and leave the cut tree stump at a safe habitat height in order to
retain fish and wildlife habitat;
9. Replacement Trees
9.1 Where a person cuts a tree for which a Permit is required under this Bylaw, the owner of the
parcel on which the tree was located shall install Replacement Trees in accordance with
Schedule E.
9.2 An owner shall maintain Replacement Trees in good health in accordance with standard
arboricultural practice.
9.3 A person shall provide Replacement Trees as per Schedule “E” and approved by the City
Arborist in respect of trees unlawfully cut on highways and City-owned lands.
Cash in Lieu Option
9.4 If an owner determines it is not feasible or desirable to provide Replacement Trees on the
same parcel on which the trees were cut, the Owner shall provide to the City a cash-in-lieu
payment for each required Replacement Tree not replaced on the parcel into the City Tree
Fund in accordance with Schedule ‘E’.
9.5 Replacement Trees of all sizes cannot be cut without a Permit.
9.6 Trees that were planted as part of a landscaping plan pursuant to a Development Permit for
multi-family and commercial units shall require an Arborist report as per Schedule ‘F’, and a
phased removal and replanting plan approved by the City in accordance with the intention of
the original Development Permit landscape plan.
Security Deposits for Replanting
9.7 Prior to the issuance of any Permit, the Owner shall provide the City with a refundable security
deposit in cash or irrevocable letter of credit in the amount of $425.00 600.00 per
Replacement Tree to a maximum of $17,000 $24,000 per hectare and a maximum of
$100,000 per application.
9.8 The security required under section 9.7 shall be held by the City for one year from the date a
Replacement Tree is planted, and shall thereafter be released to the Owner provided that the
Maple Ridge Tree Management Bylaw No. 7133-2015
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Manager is satisfied that the Owner has complied with the tree replacement criteria and has
maintained the Replacement Tree in good health for one year from the date of planting. No
interest shall be paid by the City on security deposits.
9.9 If the Owner has not complied with the tree replacement criteria as outlined in this Bylaw, the
City may use the security provided under section 9.7 to meet the replacement conditions
specified in the Permit.
10. Tree Protection and Mitigation Requirements
10.1 Where the Critical Root Zone of any tree to be retained, either on the parcel or on an
adjacent parcel is within 5 metres of any excavation, demolition, construction or engineering
works, the owner must install a Tree Protection Barrier around the tree.
10.2 No work authorized by a demolition permit, building permit, or tree permit shall commence
before all Tree Protection Barriers required by this Bylaw have been installed and approved
by the Manager.
10.3 No subdivision servicing works shall be permitted before the Tree Protection Barrier has
been installed and approved by the Manager.
10.4 Tree Protection Barriers shall remain in accordance with Schedule “C” until all construction is
completed and a final completion certificate or final occupancy permit is issued by the City.
10.5 The Owner shall protect all land dedicated or transferred to the City, and all covenanted
conservation lands on the parcel, by erecting a fence, as per the specifications in Schedule
“C” around that dedicated or transferred land prior to any development. The on-site clearing
or removal of any vegetation, the alteration of on-site grades, and the removal or deposition
of soil from or to this dedicated or transferred land is prohibited.
11. Administration and Enforcement
11.1 The Manager, the Environmental Technician, a Bylaw Enforcement Officer and all City
employees under their direction will have the right at all reasonable hours to enter upon and
inspect any land or premises in the City to determine if the provisions of the Bylaw are being
met.
11.2 The Manager may suspend work carried out under a Permit or in violation of this Bylaw if the
work is not being undertaken in accordance with the terms and conditions of the Permit or
this Bylaw.
12. Offense and Penalty
12.1 Every person who violates any provision of this Bylaw or who suffers or permits any act or
thing to be done in contravention of this Bylaw commits an offence against this Bylaw and is
liable to the penalties hereby imposed.
12.2 Every person who commits an offence against this Bylaw is liable to a fine and penalty of not
more than $10,000.00 for each offence.
Maple Ridge Tree Management Bylaw No. 7133-2015
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12.3 Where more than one tree is cut or damaged in violation of this bylaw a separate offense is
committed with respect to each tree.
12.4 Each day that a violation exists or continues shall constitute a separate offense.
12.5 When a tree has been cut or damaged in violation of this Bylaw, the Owner shall submit a
complete Permit Application and the applicable fee, a post-cutting assessment fee, plus a
refundable security deposit for Replacement Trees in cash or letter of credit in the amount
specified on the Permit or penalty notice. When a post-cutting assessment does not provide
evidence satisfactory to the City of the size of the tree cut or damaged, the tree shall be
deemed to be > 70 cm DBH for the purpose of providing Replacement Trees.
12.6 If work not in compliance with Permit conditions is proceeding, a stop work order shall be
posted on the parcel, and no further work shall take place on the parcel until the work is in
compliance with the conditions of the Permit.
12.7 Any owner who cuts or damages, or suffers or permits any tree to be cut, or damaged in
contravention of this Bylaw or in violation of any terms and conditions of a Permit shall be
required to submit a Permit application (including appropriate fees and securities) for the
trees cut or damaged and to replace trees on the same parcel in accordance with Schedule
“E”.
12.8 If an owner fails or refuses to plant the required replacement trees as specified on the Permit
or in the Replacement Planting Criteria in Schedule “E”, within ninety (90) days of receiving
written direction from the City to do so, the City may use the security collected to either have
the trees planted on the Owner’s parcel or to plant the trees on City-owned property.
12.9 Where an owner fails to comply with section 9.1 or 12.5 of this Bylaw, the City may plant
Replacement Trees in accordance with Schedule ‘E’ of this Bylaw on the parcel on which
trees were cut and the Owner shall pay the City’s costs, which costs may be collected in the
same manner and with the same remedies as property taxes and if due and payable by
December 31 and unpaid on that date shall be deemed to be taxes in arrears.
13. If any section or lesser portion of this Bylaw is held invalid, it will be severed and the validity
of the remaining provisions of this will not be affected.
14. Schedules “A”, “B”, “C”, “D”, “E”, and “F” attached to this Bylaw are incorporated herein and
form part of the Bylaw.
READ a first time the 8th day of December, 2015.
READ a second time the 8th day of December, 2015.
READ a third time the 8th day of December, 2015.
ADOPTED the 12th day of January, 2016.
PRESIDING MEMBER CORPORATE OFFICER
Maple Ridge Tree Management Bylaw No. 7133-2015
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Maple Ridge Tree Management Bylaw No. 7133-2015
SCHEDULE “A”
HERITAGE TREE PROTECTION AREA
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Maple Ridge Tree Management Bylaw No. 7133-2015
SCHEDULE “B”
TREE MANAGEMENT PLAN REQUIREMENTS
For lands under development permit applications
And for tree permit applications proposing the removal of more than 20 trees
And for tree permit applications proposing the clearing of more than 500 square metres
Applicants shall provide a comprehensive Tree Management Plan prepared by a Certified Arborist or
registered Forester and approved by the City before any trees are cut. This Plan is required to clarify
the intent with respect to protection, management, replacement and hazard assessment of trees
that are on and adjacent to the site.
A Tree Management Plan shall include the following:
1. Initial Tree Assessment to be prepared by a qualified professional forester or Certified Arborist.
The assessment and initial sketch plan shall include the following information:
i) the location, species, size (dbh) and number of Permit Trees to be removed within the
Developable Area where tree cutting is required or proposed;
ii) the location, species, size, age class, health condition, and number of Significant Trees
and Significant Tree Stands outside of Conservation Areas to be retained or removed
within the site where tree cutting, disruption or development activity is proposed;
iii) the location, species, age class, and health condition of Permit Trees identified for
retention or replacement on Developable Areas of the parcel. This includes:
Permit Trees within 10 metres of the property boundary line and Conservation Areas;
Permit Trees within 10 metres of Significant Trees, Heritage Tree Protection Areas, or
Significant Tree Stands where development activity and Tree Cutting is being proposed;
and
Permit trees within 10 metres of the existing or proposed building envelope footprint
including building structures, accessory buildings, servicing and infrastructure;
iv) location of the proposed development layout and/or building envelope layout including
existing or proposed structures, accessory buildings, services, and other infrastructure.
Maple Ridge Tree Management Bylaw No. 7133-2015
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2. Tree Retention Plan to identify trees to be retained outside Conservation Areas using selective
clearing methods that demonstrates an intention to achieve the following:
retain trees along the perimeters of parcels with consideration for windfirm forest edges,
critical root zones, and privacy;
to minimize impacts to adjacent properties including consideration of retention of trees
to minimize impacts to groundwater, drainage, blowdown; and
to retain Significant Trees and Significant Tree Stands through appropriate development
or building layout siting and low impact design efforts.
A Tree Retention Plan shall include a complete description of proposed trees to be retained,
including the names (common and botanical names), locations, quantities, health condition, and size
in centimetres DBH of trees to be retained, and the Critical Root Zone for each retained tree.
3. Tree Protection Measures During Construction with recommendations for tree protection
measures and monitoring during construction, including consideration for grading, drainage,
irrigation, space, and placement of Tree Protection Barriers around the Critical Root Zone of
retained trees and trees located on property boundaries in accordance with Schedule D.
4. Tree Risk Assessment completed by a Qualified Tree Risk Assessor to identify all trees that are a
potential hazard to proposed development during and after construction. Tree Risk Assessments
shall be submitted to the City before construction begins and after construction is complete; and
will include trees within Conservation Areas or adjacent City-owned lands that are within 10
metres of proposed structures. All mitigation for risk of Hazard Trees identified in the report
shall be addressed and confirmed prior to final approval of the works under the Permit.
5. Replacement Planting Plan in accordance with Schedule “E”.
If the proposed development does not retain a ratio of 40 Permit Trees per hectare within the
Developable Area, then replacement trees are required. Replacement trees must be located
across proposed lots to equal the 40 trees per hectare ratio on each lot, where possible. The
replacement plan must identify locations for re-planting, numbers of Replacement Trees, species
and size of Replacement Trees, or the cash-in-lieu total to be paid.
Trees to be retained within the Developable Area count as Replacement Trees. Size of retained
tree determines equivalent number of replacement trees, as per the following:
DBH of trees to be retained Replacement Credits
20cm - 50 cm 1 tree
50cm – 70 cm 3 trees
More than 70 cm 6 trees
6. Monitoring Schedule for tree retention and planting on the site during and after the construction.
A Certified Arborist must be retained as a monitor to ensure proper protection measures and
planting quality. Monitors may be requested by the City to report on issues that arise on site
throughout the construction phases.
7. Calculation of security amount on the planted and retained trees, to be paid by the applicant in
accordance with Schedule ‘E’. Each tree to be planted or retained requires $425 $600 security;
not to exceed a total of $17,000 $24,000 per hectare to a maximum of $100,000 per
application. This security shall be returned one year after the trees have been planted by the
applicant with the submission of a Certified Arborist report confirming the healthy condition of
the trees, and approved by the Manager.
Maple Ridge Tree Management Bylaw No. 7133-2015
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Other plans that are required as per the site conditions include:
8. Groundwater Impact Assessment as related to tree removals when removing more than 20
Permit Trees or clearing more than 500 square metre area over a Vulnerable Aquifer. The
assessment shall be prepared by a qualified hydrological professional.
9. Phased Clearing Plan, (except for farm use), if the area to be cleared has slopes over 15%, or is
on a Floodplain. The Plan will indicate how cutting will be phased to minimize the immediate
impacts of clearing.
10. Windfirm Assessment for clearing activity that will create a new forest edge; to address
blowdown risk and mitigation including tree removal, pruning and replacement
recommendations, and retention of Large Woody Debris within Conservation Areas. This
Assessment shall be prepared by a Registered Forester or a Certified Arborist with experience in
blowdown risk mitigation.
11. Detailed Tree Survey to be prepared by a registered BC Land Surveyor to indicate proposed tree
retention and replacement areas that require restrictive covenants. A BCLS survey will also be
required for location of trees to be cut within five (5) metres of property boundary lines,
Conservation Area boundaries, or areas with steep slopes over 25%.
All protection and mitigation measures shall be inspected and reported by the Certified Arborist, and
submitted to and approved by the City, before development work can begin on site.
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Maple Ridge Tree Management Bylaw No. 7133-2015
SCHEDULE “C”
Tree Protection Specifications
Trees that are identified for protection through a Permit require the following protection measures to
be implemented if any demolition, construction or change of land grade will take place within 5
metres of the Critical Root Zone of the tree; and for all existing trees on the highway fronting the
parcel on which construction is to take place:
A protection barrier or temporary fence of at least 1.2 meters in height shall be placed around
the Critical Root Zone of the tree. This barrier shall be in place before any excavation or
construction work begins, and the barrier shall remain intact throughout the entire period of
construction.
Specifications for Construction:
1. 1.2 m (~4’) height;
2. 2"x 4"s to be used for vertical posts, top and bottom rails and cross-bracing (in an "X"); round, un-
treated vertical posts may be used with a minimum diameter of 9 cm;
3. Spacing between vertical posts to be a minimum of 3.7 m (12’) on center;
4. Structure shall be sturdy with vertical posts driven firmly into the ground;
5. Continuous plastic mesh high visibility screening (e.g. orange snow fencing);
6. Posted with visible all weather signage advising that encroachment inside the protected area is
forbidden;
7. Located at a distance from the tree based on the calculation of its Critical Root Zone.
The area within a Tree Protection Barrier shall remain undisturbed and not be used for any purpose
including storage, dumping, parking and machinery operation.
Any required excavation in and around the Critical Root Zone of a tree shall be approved by the City
and shall be completed by hand. (eg. underground servicing, footings, etc.) under the supervision of
a Certified Arborist.
Grades within the Critical Root Zone shall be maintained as original. Re-grading outside the Critical
Root Zone shall not negatively affect the drainage or the health of the retained trees. Trees within
the Critical Root Zone shall be adequately cared for throughout the construction process.
If trees within the Critical Root Zone are damaged beyond repair, the Owner shall provide 4
Replacement Trees for each tree damaged.
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 18
SCHEDULE “C” con’t
Tree Protection Specifications
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 19
Maple Ridge Tree Management Bylaw No. 7133-2015
Schedule “D”
Tree Cutting Permit Application
1. Full name(s) and address of applicant:
Postal Code: home phone: cell:
Email:_____________________________________________________
2. Full name(s) and address of owner (if different than applicant):
Postal Code: Telephone:
Email: _____________________________________________
A consent form signed by the Owner must accompany this application if applicant and owner are not
the same.
3. Full name(s) of tree cutting company:
Telephone: ___________________ email: _________________________________
4. Property proposed for tree cutting:
Street Address:________________________________________________________
Or Legal Description: _____________________________________________________
5. Purpose of proposed tree cutting:
_____________________________________________________________________________________
_____________________________________________________________________________________
________________________________________________________________
6. Number and Species of trees to be cut:
7. Drainage and erosion control methods to minimize impacts to adjacent lands or to nearby
watercourses from the tree removal site. Attach erosion control plan in accordance with the
Maple Ridge Watercourse Protection Bylaw No.6410-2006.
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 20
8. Methods proposed to restore the site to a suitable condition, including appropriate disposal of
wood waste and stabilization of bare and exposed soil:
9. If trees to be removed are not affiliated with a subdivision or Large Scale Building Permit, then
attach a dimensional sketch of the parcel which shows the location of the trees to be cut, the
location of the trees to be protected, the location of barrier fencing, the location and species of
any required Replacement Trees, topographic and hydrological features, structures, roads and
other information useful in determining location.
10. A Tree Management Plan must accompany this application if tree cutting is taking place on
parcel that is under a development application, when cutting more than 20 trees; or when
clearing more than 500 square metres of land.
FEE: Applications for a permit shall be accompanied by the prescribed fee as set out in the Maple
Ridge Development Application Fees Bylaw No. 5949-2001.
I HEREBY DECLARE that the above information is correct, and that I have read a copy of the City of
Maple Ridge Tree Management Bylaw No. 7133-2015 and that I will abide by all the applicable
provisions of the said bylaw and such terms and conditions as may form part of any Tree Removal
Permit issued pursuant to this application.
Name of Applicant(s):
__________________________________________________________________
Signature of Applicant(s):
__________________________________________________________________
Date:_____________________________________
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 21
Maple Ridge Tree Management Bylaw No. 7133-2015
SCHEDULE ‘E’
REPLACEMENT TREE CRITERIA
The criteria below applies to the replacement of trees required under Section 9 of the City of Maple
Ridge Tree Management Bylaw. The Bylaw sets a target of 40 trees per hectare (16 trees per acre) to
be on every site within the Developable Area of the parcel.
All trees removed from Conservation Areas require replacements. Trees removed from non-
Conservation Areas require replacements or Cash in Lieu to achieve 40 trees/hectare ratio.
Size of Tree
Removed cm
DBH
Replacement Requirement per tree
removed
Retention requirement or cash-in-
lieu
0-20 1 in Conservation Areas N/A
20-50 2 in Conservation Areas or if not
retaining 40/ha (16/acre)
40 trees/ha (16/acre) or $425 per
replacement tree
50-70 4 in Conservation Areas or if not
retaining 40/ha (16/acre)
40 trees/ha (16/acre) or $425 per
replacement tree
>70 6 in all areas $425 per replacement tree
Notwithstanding the above, Replacement Trees will NOT be a requirement:
1. When the parcel is being actively used for agricultural uses –with farm status or with a
proposed Farm Plan reviewed by the City;
2. When the tree being removed is dead;
3. On parcels that are retaining a minimum of 40 Permit Trees per hectare (16/acre) outside of
Conservation Areas, provided that the trees being removed are < 70 cm DBH.
City Tree Fund
If trees cannot be replaced on the same parcel, the Owner shall pay cash in lieu of $425 $600 per
Replacement Tree; to a maximum of $17,000 $24,000 per hectare. The cash compensation will be
placed in a City Tree Fund and will be used to plant trees on public and private lands to replace tree
canopy lost and for the promotion and stewardship of maintaining a healthy tree canopy in the
community.
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 22
SCHEDULE ‘E’ con’t
Trees to be retained count as Replacement Trees if they are not in Conservation Areas
The size of a retained tree determines how many Replacement Trees it equals, as per the following:
DBH of trees to be retained Replacement Credits
20cm - 50 cm 1 tree
50cm – 70 cm 3 trees
More than 70 cm 6 trees
Species and Size:
Replacement Trees shall be a species proposed by the Owner and approved by the City and shall
meet the current BC Landscape and Nursery Standards for quality of plants, spacing and installation.
Replacement Trees
For sites under a rezoning, subdivision or building permit shall be a minimum of 6 cm DBH at
time of planting for deciduous trees and 2 metres in height for coniferous trees;
for residential non-development sites shall be a minimum 4 cm DBH or 10 gallon pot size for
deciduous trees and 1.5 metres in height for coniferous trees.
Two small stature trees (mature height of less than 10 metres) are required to equal one
large stature tree (mature height over 10 metres).
Location and Spacing:
In determining the location of Replacement Trees, the Owner shall consider the mature space
requirements for the species and shall not plant trees within 3 metres of a building foundation wall
or within 1.5 metres of a property line.
Proposed locations must be approved by the City Arborist.
Time of Replacement Planting:
Where no construction or site disturbance is proposed that would affect the planting of Replacement
Trees, the Replacement Trees shall be planted within ninety (90) days of the date of tree removal or
of the issuance of a notice of compliance from the City.
Where construction or site disturbance is proposed within 10 metres of the Replacement Tree
installation, the tree shall be planted within ninety (90) days of the end of construction.
Maple Ridge Tree Management Bylaw No. 7133-2015
Page 23
Maple Ridge Tree Management Bylaw No. 7133-2015
SCHEDULE ‘F’
ARBORIST REPORT
An Arborist Report is required for a Permit as per Section 7(d) in the following instances:
(i) the parcel is subject to a development permit application and 20 or fewer Permit Trees are
proposed to be cut;
(ii) the parcel is in the Rural Area and between 11 and 20 trees are proposed to be cut; or
(iii) the parcel is in the Urban and Suburban Area and more than 5 trees are proposed to be
cut
(iv) the tree to be Cut is a Significant Tree.
The Arborist Report shall include the following:
1. Tree Assessment which identifies:
a. The location, species, size DBH and health conditions of Permit Trees proposed to be
removed from the parcel;
b. The location, species, size DBH and health conditions of Permit Trees proposed to be
retained or replaced within 10 metres of property boundary lines, Conservation Area
boundaries, or proposed building footprints including infrastructure;
c. The location, species, size DBH and health conditions of any Significant Trees being
retained or removed within the proposed building envelopes; and
d. The locations of any park boundaries, conservation or setback areas on the parcel
along with existing or proposed building layout and infrastructure.
2. Replacement Plan If the proposed cutting activity does not retain a ratio of 40 Permit Trees
per hectare within the Developable Area of the parcel, then Replacement Trees are required.
The replacement plan must identify locations for re-planting, numbers of Replacement Trees,
species and size of Replacement Trees, or the cash-in-lieu total to be paid.
3. Protection and Mitigation Plan which details mitigation and protection measures that will be
in place to avoid or reduce negative impacts to protected trees on the parcel and on
neighbouring parcels. This plan shall include measures to protect Critical Root Zones and to
address blowdown concerns, drainage issues and Hazard Trees.
4. Final Tree Survey to be prepared by a registered BC Land Surveyor of proposed tree retention
and replacement areas that require restrictive covenants. A BCLS survey will also be
required for location of trees to be cut along property boundary lines, or within 5 metres of
Conservation Area boundaries, or areas with steep slopes over 25%.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-198-AL
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Application to Exclude Land from the Agricultural Land Reserve
21587 128 Avenue
EXECUTIVE SUMMARY:
An application has been received under Section 30 (1) of the Agricultural Land Commission Act to
exclude approximately 0.357 hectares (0.88 acres) of land from the Agricultural Land Reserve. The
Applicant’s submission conforms with the notice of application requirements of the Agricultural Land
Commission. Due to its small parcel size, the subject property is exempt from the regulations of the
Agricultural Land Commission1. However, the notation that the property is within the Agricultural
Land Reserve remains on title.
This application is a required first step towards an eventual application to rezone the parcel for a
commercial use. Although exempt from ALC regulations, the property is designated Agricultural in
both the Maple Ridge Official Community Plan and in Metro Vancouver’s Regional Growth Strategy.
For this reason, the property cannot be rezoned to a non-agricultural zone without first amending its
municipal and its regional designation.
As this parcel is too small to be feasible as an agricultural property on its own, its redevelopment
would not be considered a loss of farmland. The policy context and redevelopment options for this
property have been outlined using information provided by the Agricultural Land Commission, Metro
Vancouver, and the Maple Ridge Official Community Plan. The compiled findings of these documents
indicate there are both threats and opportunities related to the redevelopment of exempt parcels in
the Agricultural Land Reserve, which are under the jurisdiction of municipal and regional
governments.
The threats relate to the potential for incompatible land uses that could undermine adjacent
agricultural uses. The opportunities involve the possibilities for supportive non-farm uses that could
enhance agriculture and benefit the farming community. Generally, the policies of the Regional
Growth Strategy and the Official Community Plan will guide potential land uses towards meeting this
latter objective. On this basis, this application could be considered supportable.
1 Exemptions from ALC regulations due to parcel size are conditional and outlined in ALC Policy P‐02.
http://www.alc.gov.bc.ca/assets/alc/assets/legislation‐and‐regulation/policies/alc_‐_policy_p‐02_‐
_parcels_less_than_2_acres.pdf
1102
- 2 -
The recommendation of this report has been provided in accordance with Council direction for
applications for exclusion from the Agricultural Land Reserve. The Alternatives section of this report
discusses options for Council’s consideration in greater detail.
RECOMMENDATION:
The following resolutions are provided for Council’s consideration:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
DISCUSSION:
a) Background Context:
Applicant: OTG Development Concepts
Legal Description: Section 25 Township: 9
OCP : Existing: Agricultural
Zoning: Existing: A-2 (Upland Agricultural)
Surrounding Uses
North: Use: Rural Residential
Zone: A-2 Upland Agriculture
Designation: Agricultural
South: Use: Farm, Rural Residential
Zone: RS-3 One Family Rural Residential
Designation: Agricultural
East: Use: Rural Residential
Zone: A-2 Upland Agriculture
Designation Agricultural
West: Use: Farm and Agricultural product processing
Zone: A-2 Upland Agriculture
Designation: Agricultural
Existing Use of Property: Residential with farm status
Proposed Use of Property: Commercial
Site Area: 0.375 ha (0.88 acres)
Access: 216th Street
- 3 -
b)Site Context:
The subject property is situated at the intersection of 128th Avenue and 216 Street. The agricultural
context of the site is highly visible including forage crops, blueberries, and the blueberry processing
plant to the west of the subject property. At this location, 128th Avenue is an east- west arterial that
provides the furthest north connection between 216th Street and the Pitt River Bridge, and the most
direct access for Silver Valley residents. As it would serve both rural and urban traffic, this site may
be a strategic location for modest commercial uses.
The subject parcel is 0.375 ha (0.88 acres) and is therefore exempt from requirements of the
Agricultural Land Commission. Estimates from the Agricultural Land Commission indicate that
province wide, there are about 20,000 exempt properties. In general, these properties are the
result of historic subdivision patterns. Due to this exemption, municipalities and regional districts
have considerable autonomy in permitting non-agricultural uses on these properties.
This parcel has a single family dwelling and an accessory building upon it. Municipal records indicate
that the subject property has assessed farm status. Due to its small size, it is likely that this status
has been achieved by leasing a portion of the site to a larger farming operation.
c)Project Description:
This application proposes to exclude the subject property from the Agricultural Land Reserve in order
to allow for commercial development. This exclusion application is necessary due to requirements
set forth by the Metro Vancouver’s Regional Growth Strategy, and those of the local government in
order to facilitate a non-farm use on this property.
The proposed commercial land uses are broadly conceptual, without being linked to a specific zone.
The applicant’s list of potential uses and conceptual site plan are attached as Appendix C.
There are a number of commercially zoned properties within Maple Ridge that are outside of the
Urban Area Boundary. Typically, these are historic commercial parcels with legal non conforming
zoning that today would be inconsistent with the Official Community Plan. Typically, these uses are
modest in scale and geared towards serving the neighbouring population.
d)Planning Analysis:
On July 19, 2004, a report for processing exclusion applications was received by Council outlining
legal implications and the local government’s role in processing applications for exclusion from the
Agricultural Land Reserve. Council resolved to consider the following options for referring
applications to the Agricultural Land Commission:
The application be authorized to go forward to the Agricultural Land Commission with no
comment.
The application be authorized to go forward to the Agricultural Land Commission with comments.
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to exclude the property with or without comments.
- 4 -
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to not exclude the property with or without comments.
The application not be authorized to go forward to the Agricultural Land Commission.
The process for decision making on applications for exclusion from the Agricultural Land Reserve
was further refined by Council at their February 14, 2005 Workshop. At that time, Council
streamlined this process to include the following options:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
The above resolution forms the recommendations presented in this staff report. To assist Council in
the decision of allowing this application to proceed further, this development proposal will be
reviewed in light of the policies and policy concerns of the Official Community Plan, the Regional
Growth Strategy, and land use planning information prepared by the Agricultural Land Commission
Agricultural Land Commission
A 1998 publication produced by the Agricultural Land Commission, titled “Planning for Agriculture”,
provided an extensive land use evaluation of small parcels within the ALR. Pertinent excerpts from
the document are, as follows:
The actual amount of land consumed by these small, exempt parcels is not the real problem.
However, they do hold the unique position of being ALR land that is largely in the exclusive
regulatory control of local governments. This compares to the bulk of the ALR that is influenced
by both the authority of the Commission, through the ALC Act, and by the plans and bylaws of
local governments where these exist.
These small lots, however, have been described as potential "time bombs" in agricultural areas.
Free of the regulatory provisions of the ALC Act, these exempt parcels could be subdivided into
even smaller lots or be the subject of non-farm land use proposals that could be in direct conflict
with surrounding agricultural uses. This possible clash of land uses and subsequent harm to
agriculture could occur if local governments do not recognize this potential and utilize planning
and zoning powers to enact regulations sensitive to the overall farm community.
This excerpt expresses the concerns of the Commission that local governments could permit
incompatible land uses that would be detrimental to adjacent agricultural parcels. However, the
Commission also recognizes that there is potential for these uses to support the farming community,
as outlined in the following excerpt:
A degree of caution should be exercised in the application of policies to discourage non-farm
uses. It is important to discriminate between uses that are truly non-farm and should be sited in
a more suitable location, and those which cause minimal impact on the productive capacity of
the land base and do not destabilize, but support the agricultural community.
Metro Vancouver
- 5 -
In general, the Regional Growth Strategy designates all properties within the Agricultural Land
Reserve as Agricultural. Any amendment to an agricultural designation could not occur without first
excluding a property from the Agricultural Land Reserve. There is no exemption for small parcels that
are not subject to ALC regulations. Metro Vancouver staff may review this matter in the future in
order to provide regulations that would give municipalities greater flexibility, and avoid the procedural
difficulties associated with amending land use designations and rezoning these properties. However,
at present, the existing process remains.
These procedure difficulties relate to requiring the approval of Metro Vancouver to amend the
Regional Growth Strategy. This type of amendment would likely be considered by Metro Vancouver
to be a Type 2 Minor Amendment. The bylaw amendment process would include a regional public
hearing and a two-thirds weighted vote of the Metro Vancouver Board. In this instance, the
municipal government would apply for the amendment to Metro Vancouver.
Although the process is onerous, a supportable amendment from Agriculture could be to a Rural land
use designation. Rural lands are generally compatible with an agricultural context as they retain a
rural character. As noted in the Regional Growth Strategy, the acceptable land uses in this context
are low density residential, small scale commercial, industrial, and institutional uses that do not
require sewer extension.
Official Community Plan
The subject property is outside of the Urban Area Boundary, and the most supportable land use
redesignation would be for Rural Commercial purposes. Section 6.3.8 of the OCP, titled “Rural
Commercial”, notes the following about the Rural Commercial designation:
Rural Commercial centres cater to the daily convenience shopping and service needs of a rural
population and provide a limited range of services. Rural Commercial retail centres are typically
less than 93 m2 (1,000 ft2) in area. Community serving outdoor recreational facilities are also
appropriate in the rural area.
Policies pertaining to scale and compatibility of these commercial uses are provided by Policies 6-39
and 6-40 of the Official Community Plan, as follows:
6 - 39 Rural Commercial Centres and outdoor commercial recreation facilities will be considered
subject to satisfying Parking Bylaw and Zoning Bylaw requirements, traffic, access, site design,
and compatibility with adjacent land uses.
6 - 40 Total commercial space in a Rural Commercial centre is typically less than 93 m2 1,000
ft2) in area. Outdoor commercial recreational facilities may exceed 93 m2 (1,000 ft2) in area.
Properties designated Rural Commercial align with the CS-3 Commercial Recreation and the CS-4
Rural Commercial Zone. Both zones are limited in the range of permitted uses. The CS-4 Rural
Commercial Zone is also limited in the maximum size of a commercial building.
As it proposes non-farm uses adjacent to agriculture, a requirement of the rezoning application will
be an agricultural impact assessment.
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Analysis
The concerns, policy context, and the procedural hurdles associated with the rezoning of exempt ALR
parcels, from the provincial, regional, and municipal perspectives have been outlined above. From
this information it may be concluded that:
1.The Regional District and the municipality have jurisdiction over these exempt ALR parcels
2.There is potential for incompatible land uses to be permitted on these small parcels that
could be detrimental to agricultural areas
3.There is also an opportunity for non-farm uses that could support agriculture, and these
should be supported.
4.The Regional Growth Strategy and the Maple Ridge Official Community Plan provide a
consistent framework that can assist in ensuring that land use changes are compatible with
an agricultural context.
5.The supportable commercial land use for the subject property will be small scale with little
adverse effect on agriculture.
Zoning Bylaw
As noted, there is no specific zone attached to this proposal, but the CS-4 Rural Commercial Zone is
the most supportable. Support for redevelopment of this property should prioritize low impact
development that supports the agricultural potential of neighbouring properties, with little risk of soil
or groundwater contamination. Principal permitted uses in the CS-4 Zone are limited to convenience
store, restaurant, and retail uses. The maximum gross floor area for principal uses in the CS-4 Zone
is 279 m2, which is significantly greater than the 93 m2 recommended maximum for rural
commercial centres in the Official Community Plan. The applicant’s conceptual site plan suggests a
gross floor area of 719 m2, which is greater than either the Zoning Bylaw or the Official Community
Plan would permit for rural commercial development.
Of further note is the minimum parcel size for the CS-4 Rural Commercial Zone, which is 0.8 hectares
(2 acres) where served by on-site septic and community water. With a site area of 0.375 hectares
(0.88 acres), the subject property is smaller than minimum lot size in the available zone. Although
rezoning to CS-4 may still be supportable, some consideration for the scale of development is
warranted, especially as the site will need to rely on septic disposal.
Attached as Appendix C, the applicant has provided for Council’s consideration a list of proposed
uses for the subject property. Some of these uses could be supportive for local agriculture, including
veterinarian services (especially if intended for farm animals), and agri-tourism. The applicant has
expressly stated that there is no intention to develop the site for a gas station.
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Interdepartmental Implications:
The Engineering Department has provided a preliminary review of the implications of redeveloping
this property. A recent upgrade along 128th Avenue with corner truncation would meet municipal
standards. However, upgrades would likely be triggered for 216th Street, which is classified as an
arterial road. These upgrades could include a 3 metre dedication, and road widening of existing
asphalt, or if supported, waiving these requirements with a Development Variance Permit. Existing
storm drainage is likely sufficient.
The applicant’s conceptual site plan indicates two access points. One of these is on 128th Avenue
and the other is on 216th Street. Revisions would likely be required as the Engineering Department
has indicated that access must be from the northern edge of the property along 216th Street.
e)Alternatives:
The recommendation format of this report has been prepared in accordance with Council direction.
Based on the considerations as outlined in this report, there may be some merit in considering
certain commercial uses on the subject property, if the exclusion application is supported by the
Agricultural Land Commission. These considerations would be explored more fully as part of the
required rezoning and Official Community Plan amendment that must precede the re-development of
this property.
As noted, this application may be supportable. However, Metro Vancouver has no process at this
time that would exempt this property from the Regional Growth Strategy amendment procedures. In
addition, Metro Vancouver has indicated the possibility to revise their process in order to give
municipalities greater flexibility. Supportable land uses would likely form part of that dialogue.
Council may therefore wish to consider deferring or denying exclusion applications for exempt
properties until this work has been completed. Under the current required process, the request to
amend the Regional Growth Strategy would be forwarded to Metro Vancouver after third reading of
the rezoning application.
CONCLUSION:
This application for exclusion from the Agricultural Land Reserve has been considered within the
policy context of the provincial, regional, and municipal concerns and objectives. On review of this
context, this application is found to be supportable.
- 8 -
However, the report recommendation has been prepared in accordance with previous Council
direction for applications for exclusion from the Agricultural Land Reserve.
“Original signed by Diana Hall”_______________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“Original signed by Christine Carter” ______ ___________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”______________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” _________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject map
Appendix B – Ortho map
Appendix C – Applicant’s proposed uses
Appendix D – Conceptual Site Plan
DATE: Jun 27, 2017
FILE: 2017-198-AL
21587 128 AVENUE
PLANNING DEPARTMENT
SUBJECT PROPERTY
216 ST´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Indefinite Creek
Lake or Reservoir
APPENDIX A
DATE: Jun 27, 2017
FILE: 2017-198-AL
21587 128 AVENUE
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
216 STAerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
1
Via E-Mail
File No. 17-001
City of Maple Ridge
11995 Haney Place
Maple Ridge, BC Canada V2X 6A9
October 16, 2017
Attention: Diana Hall, Planner II
Re: 21587 - 128th Ave, Maple Ridge BC – Application to Exclude Land from the
Agricultural Land Reserve - Supplement to ALC Exclusion Application
Ms. Hall,
Please accept this letter as a supplement to the above noted application which proposes to
exclude land from the Agricultural Land Reserve (ALR).
Prior to submitting the application, we met with Staff and Maple Ridge’s Economic Development
Officer, and have engaged with the Community. In addition, we have met with all members of
Council to received feedback from all stakeholders on the proposed development. We have
found the process thus far to be positive.
It is understood that this application is just the beginning of a lengthy process that will hopefully
culminate in a commercial project that can provide employment, commercial taxes and a benefit
to the community. It is understood that there are some concerns about agricultural conflict, but
we feel very confident that we can work through these issues with Maple Ridge Staff to provide
a project which meets the goals of all associated stakeholders.
The current application represents the beginning of this process and proposes to remove the
land from the Agricultural Land Reserve. This would seem a formality as the property is exempt
from the regulations of the Agricultural Land Reserve. Should this application be forwarded by
Council to the Agricultural Land Commission (ALC) and summarily supported by the ALC, then
we will begin the next steps in the process which will include the local Land Use Decisions
(OCP Amendment and Rezoning).
Currently our proposal would be to either create a Comprehensive Development Zone or have a
Site Specific Text Amendment to one of the existing CS-3 or CS-4 zones. Likely proposed
permitted uses would include items such as:
APPENDIX C
Phone: 1-604-217-7953 E-mail: ryan.anderson@otgdevelopments.com 2
1. PRINCIPAL USES
a) commercial agriculture – means a use providing for the growing, rearing,
producing and harvesting of agricultural products; includes all manufacturing
and any processing not specifically included.;
b) produce sales – means the retail sale of agricultural products produced
locally or regionally;
c) tourism (including agri-tourism and adventure tourism) – this use came
specifically from stakeholders who voiced a perceived need for this use in
the area;
d) tourist accommodation – this use is a permitted use in the CS-3 Zone;
e) indoor commercial recreation – this use is a permitted use in the CS-3
Zone;
f) veterinarian – means a person qualified to treat diseased or injured animals;
g) convenience store – this use is a permitted use in the CS-4 Zone;
h) restaurants, licensed premises, and/or drive through - the restaurant and
licensed premises make up parts of the CS-3 and CS-4 zones – more on the
drive-through below;
i) retail - means a use providing for the sale for final consumption, in contrast
to a sale for further sale or processing, and includes accessory
manufacturing or assembly of the products for sale, and would exclude adult
entertainment and pawnshop use;
j) financial Institution – this proposed use would be limited to a financial
institution that specifically tailored its services to the agricultural community
(ie agricultural co-op);
k) civic uses – this proposed use would be specific to having an Agricutlural
Hub on this site – all other civic uses would be excluded; and
l) family day care – this use was cited by the stakeholders we interviewed as
a specific need for the area.
2. ACCESSORY USES
a) personal services - this use is a permitted use in the CS-4 Zone;
b) personal repair services - this use is a permitted use in the CS-4 Zone;
c) recycling depot - this use is a permitted use in the CS-4 Zone;
d) rentals - this use is a permitted use in the CS-4 Zone;
e) outdoor display or sales area - this use is a permitted use in the CS-4
Zone;
f) residential use (as long as the uses is not on the main floor) – this use is
a permitted use in the CS-3 Zone; and
g) home occupation – this use is a permitted use in the CS-3 Zone.
h) liquor store – this use would be secondary to a primary use;
Additional Comments
Drive Through – it is understood that there would be concerns about this use from a traffic
engineering standpoint. As such, it is further understood that this use would require a traffic
study and a traffic pattern plan that would alleviate any concerns regarding access and stacking
issues.
Phone: 1-604-217-7953 E-mail: ryan.anderson@otgdevelopments.com 3
Gas Station – at this time we would like to give assurances that we do not wish to pursue a gas
station on this site. As such, we would like to offer to enter into a restrictive covenant with the
City of Maple Ridge restricting the use of the site by excluding gas stations of any kind on the
subject property. We are open to providing a draft of this document now, or as part of any
additional development processes in the future.
Exempt parcels offer a unique opportunity for communities to support the agricultural industry
and local agricultural community while also providing services which the larger local community
may be lacking. We look forward to working with Staff on this application and all the future
development processes.
Thank you for your time and consideration. If there are any questions or concerns, please do
not hesitate to contact the undersigned.
Regards,
Ryan J Anderson, Project Manager
OTG Development Concepts
Phone: 604-217-7953
Email: ryan.anderson@otgdevelopments.com
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-376-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7388-2017
12179 Fletcher Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential District) to permit a seven (7) unit townhouse
residential development with approximately 774 m2 (8,337 sf) of floor area. This application is
exempt from the Community Amenity Contribution charge because it is located in the Town Centre
Area. To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7388-2017 be given first reading; and
That the applicant provide further information as described on Schedules C, D and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: Vivid Green Architecture Inc., Rosa Salcido
Legal Description: Lot 13, Section 20, Township 12, NWP11845
OCP:
Existing: GOMF (Ground-Oriented Multi-Family)
Proposed:No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential District)
Surrounding Uses:
North: Use: Single family residential
Zone: RS-1 (One Family Urban Residential)
Designation: GOMF
South: Use: Single family residential
Zone: RS-1 (One Family Urban Residential)
Designation: GOMF
1103
- 2 -
East: Use: Single family residential
Zone: RS-1 (One Family Urban Residential)
Designation: GOMF
West: Use: Single family residential
Zone: RS-1 (One Family Urban Residential)
Designation: GOMF
Existing Use of Property: Single family residential
Proposed Use of Property: Townhouses
Site Area: 0.132 ha (0.33 acres)
Access: Fletcher Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property, located at 12179 Fletcher Street, is a flat, rectangular lot with a single family
dwelling on it (see Appendix A). The site also has a few large trees in the front and back yards (see
Appendix B). The subject property is located in an established single family neighbourhood
characterized by one to two storey houses along the entire length of Fletcher Street between Brown
Avenue to the south and 123 Avenue to the north. Fletcher Street is classified as a local road, and
has open ditches or gravel shoulders, and no curbs, gutters or sidewalks.
c) Project Description:
The proposed development is a seven unit, three storey, market rate townhouse development with a
total floor area of approximately 774 m2 (8,337 SF) and a floor space ratio of 0.59. This will be the
first multi-family development on the street. It provides 3 two-bedroom units, 2 two-bedroom and
den units, and 2 three-bedroom units. Each unit has a usable open space either as a backyard or
front yard, while the site also has a common outdoor amenity area on its south side (see Appendix D
Site Plan).
There are 16 off street parking spaces included in this project. Each unit has a two-car garage. Four
of the garages are arranged as tandem parking and three as double wide parking. Two visitor
parking spaces, as well as a rack for six short term bicycle parking spaces are provided on site. Two
long term bicycle parking spaces are provided in the garage of each unit. The number of vehicle and
bicycle parking spaces provided is in conformance with the requirements of the City’s Off Street
Parking and Loading Bylaw No. 4350-1990.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) 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, OCP 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 North View Precinct of the Town Centre Area Plan.
Development within the North View Precinct should offer a mix of housing types, densities, and
- 3 -
housing choices that cater to people of all ages, family types and income levels. Furthermore, it
should provide residents with easy access to transportation choices, shops and services in the
central business district, which in turn supports the vibrancy and viability of those shops and
businesses. Adequate private and semi-private green spaces, such as front, back, and courtyards
should also be included.
This project conforms with the general intent of these guidelines. It increases housing diversity by
introducing the townhouse form with a mix of bedroom sizes into a neighbourhood almost entirely
occupied by single family dwellings. It provides easy access to a range of transportation choices and
services in the Town Centre Area.
The subject property is currently designated Ground-Oriented Multi-Family (GOMF). No OCP
amendment is required to support the proposed RM-1 (Townhouse Residential District) zoning.
The following policies apply to this proposal:
Official Community Plan Policies
3-33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
Residential units constructed in accordance with SAFERhome standards and with the adaptable
dwelling unit provisions of the BC Building Code (BC Reg. 216/2006, Division B, Section 3.8.5)
support “age-in-place” senior housing, as well as individuals with limited mobility or disability. Other
projects in the Town Centre Area have volunteered approximately 10% of their units constructed to
these standards. While all of these units have been in the apartment form, it would not be unusual to
see some townhouse units include these features. For example, the Township of Langley requires
rezoning applications for townhouses to include a minimum of 5% of units with adaptable housing
features. To date, this policy has resulted in over 49 townhouse units include these features.
Adaptable homes have also been noted to be very marketable.
The current application does not include any adaptable units, and the applicant will be asked
whether at least one or more of the units can be adapted for seniors or other special needs.
Town Centre Area Plan Policies
3-1 An increase in residential and commercial density is encouraged in the Town Centre…
Land-use should include a mix of housing types catering to various demographics, including
affordable and special needs housing, within walking distance to a broad mixture of uses,
including shops, services, cultural facilities, and recreation.
This project increases housing density and diversity by providing a mix of 2, 2+ and 3 bedroom units
in close proximity to a range of amenities and services around the Town Centre. It is within walking
and cycling distance of the numerous services and restaurants in the Central Business District to the
south; Eric Langton Elementary School to the west; and Fletcher Park to the north.
3-18 Ground-Oriented Multi-Family development should be a maximum of three (3) storeys
in height, with ground level entry to each unit.
This project complies with this policy.
- 4 -
3-19 Townhouse development typically includes an internal private street for vehicle access
to each unit. All townhouse forms of development should include a site size and
configuration that allows for two or more units to face directly onto the street; and residential
parking provided in a ground level concealed structure.
This project complies with this policy. Three units face the street and will include façade treatments
that are compatible and respectful of the single family oriented streetscape. Vehicle parking is
provided in garages concealed from the street behind the first row of townhouses. Furthermore, the
applicant has been asked to ensure that the fencing and landscaping of the three front yards facing
the street create a useful semi-private space for residents, an attractive streetscape, and a pleasant
transition between the street and private space.
Zoning Bylaw:
The current application proposes to rezone the property located at 12179 Fletcher Street from RS-1
(One Family Urban Residential) to RM-1 (Townhouse Residential) to permit the townhouse
development. The minimum lot size for the current RS-1 zone is 668 m2, and the minimum lot size
for the proposed RM-1 zone is 557 m2.
The applicant will request a variance to reduce the front setback from 7.5 m to 5.5 m. This variance
results from the applicant’s desire to achieve a certain number and size of units for financial
reasons, as well as from the requirement to dedicate approximately 1.0 m off the front of the
property. This variance is supportable because it does not excessively disrupt the building line along
the street.
All variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Off Street Parking:
The number (16) and design of parking spaces in this project complies with the requirements of the
City’s Off Street Parking and Loading Bylaw No. 4350-1990. While tandem parking spaces are
allowed in RM-1 (Townhouse Residential District) zones according to this bylaw, it has been the City’s
practice not to allow more than 70 % of parking spaces to be configured in this manner. In this
project, 50 % (8 spaces) are configured as tandem parking, while the other 50 % have unobstructed
access.
Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application for the North
View Precinct is required for all multi-family residential, flexible mixed use and commercial
development located in the Town Centre.
Advisory Design Panel:
A Town Centre Development Permit for the North View Precinct is required and must be reviewed by
the Advisory Design Panel prior to second reading.
- 5 -
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) Fire Department;
c) Licences, Bylaws and Permits Department;
d) School District; and,
e) Canada Post.
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) 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. A complete Rezoning Application (Schedule C);
2. A Town Centre Development Permit Application for the North View Precinct (Schedule D);
3. A Development Variance Permit (Schedule E).
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information specified in this report being provided and
assessed prior to second reading.
“Original signed by Chee Chan”__________________________
Prepared by: Chee Chan, MUP, MCIP, RPP, BSc
Planner 1
“Original signed by Christine Carter”_______________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”__________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”____________ ________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7388-2017
Appendix D – Proposed Site Plan
DATE: Aug 28, 2017
FILE: 2017-376-RZ
12179 FLETCHER STREET
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^PLANNING DEPARTMENT 228 ST.122 AVE.228 ST.HER ST.228 ST.228 ST.12151
12
12192
1221822609
12
12178
12139
1214122610 12203
12253
2265212250
12
12208
12255
121
122
12230
12240
12222
12087
12130
12
12086
12184
12193
12214
12141
2262012090
12239
12 147
12169
12263
12166/6822611 12229
12157
12070
12
12102
12
12105
12264
122
12076
12128
12194
12153
12221
12183
12231
12270
12216
12281
2264012121
12244
12211
12230
121
12211
12152
12177
12131
12195
12259
12261
12187
12
12203
12139
12208
12
122
12154
12
12126
12
12275
12254
121142262012162
120812261712178
12219
12201
12
12119
12253
1208722632 12191
122
12136
12257
12161
12148
12272
12142
12261
12179
12071
12136
1213 1
12243
2266012096
12228
2268012115
1210 1
12243 12
12167
12185
1217022642
12120
12111
12271
12260
12273
SUBJECT PROPERTY
FLETCHER ST227 ST´
Scale: 1:2,000 BY: PC 228 STAPPENDIX A
DATE: Aug 28, 2017
FILE: 2017-376-RZ
12179 FLETCHER STREET
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^PLANNING DEPARTMENT 228 ST.122 AVE.228 ST.HER ST.228 ST.228 ST.12151
12
12192
1221822609
12
12178
12139
1214122610 12203
12253
2265212250
12
12208
12255
121
122
12230
12240
12222
12087
12130
12
12086
12184
12193
12214
12141
2262012090
12239
12 147
12169
12263
12166/6822611 12229
12157
12070
12
12102
12
12105
12264
122
12076
12128
12194
12153
12221
12183
12231
12270
12216
12281
2264012121
12244
12211
12230
121
12211
12152
12177
12131
12195
12259
12261
12187
12
12203
12139
12208
12
122
12154
12
12126
12
12275
12254
121142262012162
120812261712178
12219
12201
12
12119
12253
1208722632 12191
122
12136
12257
12161
12148
12272
12142
12261
12179
12071
12136
1213 1
12243
2266012096
12228
2268012115
1210 1
12243 12
12167
12185
1217022642
12120
12111
12271
12260
12273
SUBJECT PROPERTY
FLETCHER ST227 STAerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: PC 228 STAPPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7388-2017
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7388-2017."
2. That parcel or tract of land and premises known and described as:
Lot 13 Section 20 Township 12 New Westminster District Plan 11845
and outlined in heavy black line on Map No. 1733 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 , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
228 ST.122 AVE.228 ST.228 ST.228 ST.12151
12128
12192
12218
12166
12178
12139
1214122610 12203
12253
2265212112
12250
12208
12154
12255
12230
12240
12222
12130
12248
12086
12184
12193
12214
12141
2262012090
12239
12147
12169
12263
12166/6822611 12229
12157
12246
12102
12140
12105
12264
12128
12076
12194
12153
12221
12183
12231
12216
12121
2264012244
12211
12230
12182
12211
12152
12177
12131
12195
12259
12187
12092
12203
12139
12208
12194
12208
12154
12126 121202280612254
121142262012162
12178
12219
12201
12090
12119
12253
1208722632 12191
12258
12136
12257
12161
1214812142
12261
12179
12136
12131
12243
12228
2266012096
2268012115
12101
12243 12244
12167
12185
1217022642
12120
12111
12260
175
S 1/2 A
N 50' 5
N 1/2 10
309
340
228
13
1
289
226
1
1
331
334
308
130
331
S. 52.5' 2
2
122
A
N 1/2 A
336
N 1/2 9
197
148
S 1/2 10
Rem. 5
332
401
9
S1/2 16
131
7
402
75' of 1
280
Rem 10
21
338
227
1
2
1
147
4
3
A
1
2
337
10252
2
N1/2 16
B
1
B
S 1/2 9
333
A
5
6
Rem. A
A
8
2
1
198
Rem 2
265
330
279
355
251
1
250
229
2
N 1/2
225
66
288
290
3
261
353
2
287
2
65
123
1
339
264
Rem. N
354
Rem.P 11845P 32642P 14396
LMP 6030P 45792
P 66473
LMP 1034P 11845P 7948
P 38897
PARK
EPP 66006P 66473BCS 569
BCS 1124
P 9944
P 7219
*PP090
P 58171P 42772LMP 4065P 21417P 68638P 11845P 11644
P 56987
BCS 3189P 39649P 62211 P 14396P 56893P 62578
P 67081P 28497P 81396P 71970
P 82923
P 28939
P 57607
P 13667
P 19921P 11845P 23392
P 11845P 44381BCP 23946
BCP 21032
RP 16335
P 72365P 23392
P 14396
RP 84324
RW 18394EPP 66005LMP 6031EPP 51714
122 AVE.227 ST.FLETCHER ST.228 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)
7388-20171733
LOT # 254
UNIT 534.67 m5.50 m1.00 mDRIVE ENTRYRS-1 (OCP LAND USE: GOMF)EXISTING PROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINE12179LOT AREA 1,293 SQM13915 SQFTFRONT - BLDG SITING MIN. 5.5 m + 1 m (24'-7 1/2")PERMITTED REARSETBACK - MIN. 7.5 m.PERMITTED SIDE SETBACKMIN. 6.00 mts (19'-8 1/4")PLPL PLFLETCHER STREETUNIT 1UNIT 2UNIT 3UNIT 4CENTER LINE OF THE ROADLOT # 3557.30 mVISITOR PARKINGPROPOSED REAR SETBACK: 7.5 mMANEUVERING AREAPROPOSED SIDE SETBACK6.30 m (20'-8")7.50 mPERMITTED FRONTSETBACK - MIN. 7.5 m.7.50 mNEW PROPERTY LINEPERMITTED SIDESETBACK - MIN. 4.5 m.PROPOSED SIDESETBACK: 4.5 m6.50 m1M ROAD DEDICATION1.00 m7.50 mEFGHIABCD136' - 0"136' - 0"EXISTING TREES TO MAINTAINEXISTING TREESTO BE REMOVEDEXISTING TREETO BE REMOVEDEXISTING TREESTO MAINTAIN4.50 m6.50 mSHORT-TERMBICYCLERACKS136' - 7 1/2" 41.65133' - 9 1/2" 40.78133' - 10 1/2" 40.80135' - 4" 41.25135' - 4" 41.257.30 mUNIT 5 USABLE OPENSPACE36 SM (395 SF)UNIT 4 USABLE OPENSPACE45 SM (485 SF)UNIT 1 USABLE OPEN AREA30 SM (322 SF)UNIT 2 USABLE OPEN AREA38 SM (414SF)UNIT 3 USABLE OPEN AREA39 SM (420 SF)UNIT 6 USABLE OPEN SPACE36 SM (395 SF)UNIT 7 USABLE OPENSPACE45 SM (485 SF)COMMONACTIVITY AREA35 SM (377 SF)UNIT 6UNIT 75.56 m 4.89 m 4.89 m 5.56 m136' - 8" 41.66135' - 6 1/2" 41.31135' - 1 1/2" 41.18135' - 0" 41.15134' - 11" 41.127.05 m6.95 m7.05 mRECYCLING BINS& GARBAGEPMTAPPROXIMATE ADJACENT BUILDING SETBACK 1/16" = 1'-0"Site Plan1PROPOSED 7 TOWNHOUSES12179 FLETCHER STREET, MAPLE RIDGE, BCArea Schedule SummaryName Area Area m²UNIT11123 SF 104.32 m²UNIT21114 SF 103.47 m²UNIT31126 SF 104.64 m²UNIT41313 SF 121.95 m²UNIT51173 SF 108.95 m²UNIT61173 SF 108.96 m²UNIT71316 SF 122.29 m²Grand total 8337 SF 774.57 m²ScaleProject numberDateDrawn byChecked byUNIT 1141, 11871 HORSESHOE WAY,RICHMOND, BC V7E 1Z9TEL: 778 - 3894904www.VividGreenArchitecture.com12179 Fletcher Street, Maple Ridge, BC 1/16" = 1'-0"A101SITE PLAN1714FLE7 TOWNHOUSES03/24/17SA-MN-OPRSAPPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-434-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7399-2017
24364 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit a 15 lot single
family residential subdivision with environmental conservation areas. To proceed further with this
application additional information is required as outlined below.
The Albion Area Plan designates the subject property as Low/Medium Density Residential and
conservation. The proposed zoning of RS-1b (One Family Urban (Medium Density) Residential) is
supported within the Zoning Matrix. This Zoning Matrix supports a Density Bonus for RS-1b (One
Family Urban (Medium Density) Residential) that will further permit 371m2 lots. The proposed
application could result in a Density Bonus Contribution of approximately $46,500.00. This
application is also subject to the Community Amenity Contribution (CAC) at a rate of $5,100.00 per
lot.
Portions of the site have watercourses and steep slopes that are enviornmentally sestivies areas
that will be protected. In addition, the southern portions of the property will be dedicated as park for
conservation purposes. As such, an Official Community Plan (OCP) amendment will be required to
amend the land use designation in this area from Residential Low Density to Conservation. 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;
1104
- 2 -
That Zone Amending Bylaw No. 7399-2017 be given first reading; and
That the applicant provide further information as described on Schedules (B, E, F and G) of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Aplin & Martin Consultants David Laird
Legal Description: Lot A, Section 10, Township 12, Plan NWP7408
OCP:
Existing: Conservation, Low/Medium Density Residential
Proposed: Conservation,Low/Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential) density
bonus to R-1
Surrounding Uses:
North: Use: Single Family Homes
Zone: RS-1b (One Family Urban (Medium Density) Residential) with
Density Bonus to R-1 (Residential District).
Designation: Low/Medium Density Residential
South: Use: Single Family Homes and Vacant land
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
East: Use: Single Family Home
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential and Conservation
West: Use: Single Family Home
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Subdivision into 15 single family lots with conservation areas
and park dedication.
Site Area: 3.76 ha (9.29 acres)
Access: 112th Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 3.76 ha (9.29 acres) in size located between the blocks of
242nd and 245th Street on the south side of 112th Avenue. The site slopes southerly from 112th
Avenue. Located at the toe of the slope is Dunlop Creek that runs east and west through the
property. The property has a mixture of deciduous and coniferous trees. Located north of the
- 3 -
subject property are single family homes that are zone RS-1b (One Family Urban (Medium Density)
Residential) that have used the Density Bonus provision to R-1 (Residential District). (Appendix A
and B)
c) Project Description:
The applicant has requested to rezone the development site from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus which
will permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot
area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density)
Residential) zone and shall be applied as follows:
a. A Density Bonus Contribution of $3,100 per lot will be required in any subdivision containing
one or more lots with an area of less than 557 m2, payable when the Approving Officer
approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and
supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density)
Residential) zone.
The proposed development consists of approximately 15 R-1 (Residential District) sized lots,
amounting to a Density Bonus Contribution of approximately $46,500.00. The final number of lots
and amenity contribution will be determined at the time of approval of the subdivision. As per
Council direction, this application will also be subject to the City-wide Community Amenity
Contribution Program which will require a contribution of $5,100.00 per lot.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) 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, OCP 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 and Conservation.
The Low-Medium Density Residential designation corresponds with single detached or duplex
housing with lot sizes ranging from 891 m2 (9590 ft2) to 557m2 (5996 ft2). High densities many be
supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning
Bylaw.
- 4 -
The Conservation Designation identifies ecologically sensitive lands that require protection in order
to ensure that their health, diversity and integrity are maintained. They are considered to be of high
environmental or geological sensitivity.
Albion Plan Policy 10.2.2 – is intended to meet the needs of the community and respond to changes
in housing form and demand over time by enabling an additional means of providing neighbourhood
amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density
Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’
density may be achieved through an Amenity Contribution toward community amenities that will be
located within the boundaries of the Plan Area.
The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the
Density Bonus Program, and in compliance with the proposed Zone Amending Bylaw No. 6996–
2013, that permits a Density Bonus option in the Residential Low-Medium Density designation in the
Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone the property located at 24364 - 112 Avenue from RS-2
(One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a
Density Bonus (see Appendix C), to permit future subdivision into approximately 15 single family lots
(see Appendix D).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Density Bonus Contribution of $3,100 per lot for
each lot that is less than 557 m2 is required, as discussed in the Project Description above. As per
Council direction, this application will also be subject to the City-wide Community Amenity
Contribution Program and will result in a contribution of $76,500.00.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.9 of the OCP, 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.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”; and
All lands with an average natural slope of greater than 15 %;
- 5 -
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions and will be issued as a combined
Development Permit.
Development Information Meeting:
A Development Information Meeting is required.
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) Building Department;
e) Parks Department;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure;
i) Fisheries & Oceans Canada;
j) Ministry of Environment; and
k) Canada Post.
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 475 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 City’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 required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Development Variance Permit (Schedule E);
3. A Watercourse Protection Development Permit Application (Schedule F);
4. A Natural Features Development Permit Application (Schedule G); and
5. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, 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, Zone Amending Bylaw No.7399-2017
many need to be amended and an OCP Amendment to adjust the Conservation boundary may be
required.
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 City of Maple Ridge’s Approving Officer.
“Original signed by Wendy Cooper”_____________________
Prepared by: Wendy Cooper, MCIP,RPP
Senior Planning Technician
“Original signed by Christine Carter” _____ ______________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_______________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” __________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7399-2017
Appendix D – Proposed Site Plan
DATE: Sep 28, 2017
FILE: 2017-434-RZ
24364 112 AVENUE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
112 A AVE
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Lake or Reservoir
APPENDIX A
DATE: Sep 28, 2017
FILE: 2017-434-RZ
24364 112 AVENUE
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
112 A AVE
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7399-2017
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7399-2017."
2.That parcel or tract of land and premises known and described as:
Lot A Section 10 Township 12 New Westminster District Plan7408
and outlined in heavy black line on Map No. 1736 a copy of which is attached hereto and
forms part of this Bylaw, is/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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-455-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7400-2017
10309 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) for a proposed 15 unit Townhouse development.
Pursuant to Council Policy this application is subject to the Community Amenity Contribution Program
(CAC Program) and will be based on a contribution rate of $4,100.00 per townhouse dwelling unit.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 475 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.Boards of Education, 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 City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7400-2017 be given first reading; and
That the applicant provide further information as described on Schedules (A, C, D, E, F, and G) of the
Development Procedures Bylaw No. 5879–1999, along with the information required for an
Intensive Residential Development Permit and a Subdivision application.
1105
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Graham Farstad
Legal Description: Lot 1, D.L. 405, Plan NWP60014
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Urban Residential
South: Use: Fallow Agricultural Land
Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Designation: Agricultural
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential) and Conservation
West: Use: Single Family Residential (Applications 2016-053-RZ)
Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouses
Site Area: 0.405 HA.(1.00 acre)
Access: Temporary 240th Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 0.40 ha (1.00 acre) in size located on the west side of 240th
Avenue, south of 103rd Avenue. (Appendix A and B). The subject site is within the Urban Area
Boundary and the Agricultural Land Reserve abuts the subject property to the south. The site slopes
to the south towards Spencer Creek.
c) Project Description:
The applicant has applied to rezone the subject property from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) to facilitate a 15 unit Townhouse development. These
15 units are proposed to be broken into 3 structures consisting of 5 units each. The site slopes to
the south with two areas that are plateaued and orientated east and west. These slopes must be
taken into consideration with the site design. Part of the site design will be incorporating the future
- 3 -
road connection from Slatford Place to 240th Street that is part of Rezoning Application 2016-053-
RZ. Until the property to the west is developed providing the access to Slatford Place, a temporary
access will be provided from 240th Street with restricted movements from the subject property.
As per Council direction, this application will also be subject to the City-wide Community Amenity
Contribution Program which will require a contribution of $4,100.00 per townhouse dwelling unit.
The subject property is adjacent to the Albion Flats property to the west under development
application 2016-053-RZ. This application was advanced in in recognition of the steep slopes that
are on the property and also not being suited for employment use. The subject property under this
rezoning application has similar constraints and has not been identified to be suitable for
employment use.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) 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, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is currently designated Urban Residential – Major Corridor in the OCP. The
following OCP Policies support the proposed development:
Policy 3.1.3 (3-18) Urban Residential, 2) Major Corridor Residential – General Characteristics:
a) Major Corridor Residential is characterized by the following:
i) has frontage on an existing major Road Corridor as identified on Figure 4 Proposed
Major Corridor Network Plan…
b) includes ground oriented housing forms such as single detached dwellings, garden suites,
duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential,
subject to compliance with Major Corridor Residential infill policies.
For the proposed development, an OCP amendment may be required to adjust the Conservation area
boundary.
Agricultural Impact:
The subject property is adjacent to land in the Agricultural Land Reserve. The following Sustainable
Agricultural Policy within the Official Community Plan applies:
Policy 6-12 Maple Ridge will protect the productivity of its agricultural land by:
b) requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessments of
non-farm development and infrastructure projects and identify measures to off-set impacts
on agricultural capability;
- 4 -
c) preserving larger farm units and areas by using appropriate buffers such as roads,
topographic features, watercourses, ditching, fencing, or gradually reduced residential
densities on properties adjacent to agricultural lands.
All future development of this land will be required to complete an Agricultural Impact Assessment
for adjacent Agricultural Land Reserve property. Mitigation recommendations may include but are
not be limited to: landscape buffering, fencing, and road design with each future development
application.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit the future development of 15 townhouse
units (see Appendices C and D). Any variations from the requirements of the proposed zone will
require a Development Variance Permit application. As per Council direction, this application will
also be subject to the City-wide Community Amenity Contribution Program and will result in a
contribution of $61,500.00.
Development Permits:
Pursuant to Section 8.7 of the OCP, 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 OCP, 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.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
All lands with an average natural slope of greater than 15 %; and
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions. These two permits may be combined
into a single application.
Advisory Design Panel:
A Multi-Family Development Permit is required and the proposed design must be submitted for
review by the Advisory Design Panel(ADP) prior to Second Reading.
- 5 -
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) Building Department;
e) Parks Department;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure;
i) Agricultural Land Commission; and
j) Canada Post.
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 475 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 City’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 required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F); and
6. A Natural Features Development Permit Application (Schedule G);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The development proposal is in compliance with the policies of the OCP; however an OCP
amendment to adjust the Conservation area boundary may be required. It is, therefore,
recommended that Council grant first reading to Bylaw No.7400-2017subject to additional
information being provided and assessed prior to second reading.
“Original signed by Wendy Cooper”__________________
Prepared by: Wendy Cooper, MCIP, RPP
Senior Planning Technician
“Original signed by Christine Carter” _________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”_______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7400-2017
DATE: Nov 7, 2017
FILE: 2017-455-RZ
10309 240 STREET
PLANNING DEPARTMENT
103 AVE.
102A AVE.SLATFORD PL.240A ST.2407010325
1034923944
238880276
312
102
240112408610222
10390
10319
10380 24022239600302
10352
10337
2403910366
240172388510313
102
0284
0268
24078239862395210307
102
10386
240462408310273
10270
240412388210316
2403824055240732404724030102
1035524028
103
2
0
102
24023026023879
240332406510309
103
5
0
10343 240602405410328
10370
1031023948
10294
2405710337
20
240210296
10250
10332
2406210260
10322
10340
2403110389 1034623942
10331
10358
2406324075240498 B
65
5
12
PARK
28
8
15
3 3562
4
3
7
9
11
1
29
10
5
A
59
16
PARK
1923
12
A
332
14
26
63
325
13
Rem 1
2
24
3
2
2
28
1
10
S 5.25 CHAINS OF J
4
27
PARK
1
25
1
2
7
6
64
2
B
60
30
17
3
1
N 75' of 4 3468
11
20
4
18
67
7
6
58
9 Rem D
5
3
22
61
364
6
21
31
PARK
EPP 56456
LMP 48057
P 37992
P 18337P 21769
P 18337BCP 36407BCP 45800
P 19249EPP 56457(EPS 763)
P 13554
LMP 48057
P 60014
RP 9287F
EPP 7699
NWP7139
P 8149BCP 46162P 13554
240 ST.2016-053-RZ
´
Scale: 1:2,000 BY: DT
SUBJECT PROPERTY
Urban Area Boundary
Legend
Urban Area Boundary
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
APPENDIX A
DATE: Nov 7, 2017
FILE: 2017-455-RZ
10309 240 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
103 AVE.
102A AVE.SLATFORD PL.240A ST.2407010325
1034923944
238880276
312
102
240112408610222
10390
10319
10380 24022239600302
10352
10337
2403910366
240172388510313
102
0284
0268
24078239862395210307
102
10386
240462408310273
10270
240412388210316
2403824055240732404724030102
1035524028
103
2
0
102
24023026023879
240332406510309
103
5
0
10343 240602405410328
10370
1031023948
10294
2405710337
20
240210296
10250
10332
2406210260
10322
10340
2403110389 1034623942
10331
10358
2406324075240498 B
65
5
12
PARK
28
8
15
3 3562
4
3
7
9
11
1
29
10
5
A
59
16
PARK
1923
12
A
332
14
26
63
325
13
Rem 1
2
24
3
2
2
28
1
10
S 5.25 CHAINS OF J
4
27
PARK
1
25
1
2
7
6
64
2
B
60
30
17
3
1
N 75' of 4 3468
11
20
4
18
67
7
6
58
9 Rem D
5
3
22
61
364
6
21
31
PARK
EPP 56456
LMP 48057
P 37992
P 18337P 21769
P 18337BCP 36407BCP 45800
P 19249EPP 56457(EPS 763)
P 13554
LMP 48057
P 60014
RP 9287F
EPP 7699
NWP7139
P 8149BCP 46162P 13554
240 ST.Aerial Imagery from the Spring of 2016
2016-053-RZ
´
Scale: 1:2,000 BY: DT
SUBJECT PROPERTY
Urban Area Boundary
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7400-2017
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7400-2017."
2.That parcel or tract of land and premises known and described as:
Lot 1 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 1737 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 , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
103 AVE.
103A AVE.WYNNYK WAY241 ST.102A AVE.SLATFORD PL.240A ST.2407010325
2410410325
1034923944
102632388810276
10312
240112408610222
10390
2393610319
10380 240222410024108239602409110302
10352
2405410337
240392410110366
24017241072388510313
10259 2410110284
10268
10309 2387624078241022408423986239222395224030/4210307
2410610255
2410310386
24046238732408310273
10270
10301
240412388210316
241042410924038240942405524105240732404724086240302410310267
1035524028
10320
10267
10251
2402310260
10331 23861238792410910293
241022406524033240202410810309
10275
10350
10343
24110240602405410328
2410610370
2410910310
10281 239482386710294
24057241052410710337
10320
240212406410296
10250
2410010332
240702406210213
10260
10322
10340
2403110389 1034623942
10317
10331
10358
10339
240632407510261
240495
8 B
65
5
2
12
PARK
28
8
15
733562
22
4
3
25
7
1
911
1
29
10
5
A
40
18
59
14
16
4
PARK
1923
21
12
A
332
14
26
63
325
23
15
13
PARK
Rem 1
2
24
3
42
8
2
2
28
1
10
24
13
S 5.25 CHAINS OF J
4
27 20
PARK
1
25
1
2
66
94
38
16
PARK
7
6
64
2
B 7
60
30
17
6
3
5
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7
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PARK
LMP 48057
EPP 56456
LMP 48057
LMP 51757
P 37992
P 39666
EPP 56457
LMP 48057P 18337P 21769
P 18337BCP 36407BCP 45800
EPP 41143
P 19249EPP 56457(EPS 763)
LMP 51757LMP 48057
P 13554
LMP 48057
LMP 51757
P 60014
EPP 56457
P 11176
EPP 56456
RP 9287F
EPP 7699
NWP7139
P 8149BCP 46162P 13554
EP 811816.0
EPP 7700
BCP 36409
LMP 48058EPP 59457
BCP22027BCP 14769E P P 6 0 7 5 8BCP 36408EPP 49495EPP 59458
16.5EPP 7700
LMP 48059BCP 52219EPP 5214815.56.0SLATFORD PL.240 ST.102 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RM-1 (Townhouse Residential)
7400-20171737
Urban Area Boundary
Urban Area Boundary
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:2014-039-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7397-2017
Second Reading
Zone Amending Bylaw No. 7089-2014;
12040 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12040 240 Street
(Appendix A and B) from RS-3 (One Family Rural Residential) to C-2 (Community Commercial), to
allow the future construction of a two storey mixed use building for retail and office commercial uses,
including a space capable of accommodating a daycare, and two (2) apartments; one being intended
for a resident caretaker. Council granted first reading to Zone Amending Bylaw No. 7089-2014 and
considered the early consultation requirements for the Official Community Plan (OCP) amendment on
June 10, 2014.
This application requires two amendments to the Official Community Plan (OCP):
1.To amend the Urban Area Boundary to include the subject property; and
2.To redesignate the land use from Estate Suburban Residential to Commercial.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of ($3,100.00 per apartment dwelling unit); for an estimated amount of $6,200.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7397-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7397-2017 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7397-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7397-2017 be given first and second
readings and be forwarded to Public Hearing;
1106
- 2 -
5) That Zone Amending Bylaw No. 7089-2014 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedules "B" and “C”;
iii) Road dedication on 240 Street as required;
iv) Registration of a Restrictive Covenant protecting the residential and visitor parking spaces;
v) Registration of a Restrictive Covenant for the protection of the ALR buffer;
vi) Registration of a Restrictive Covenant for the protection of the Public Art;
vii) Registration of a Restrictive Covenant prohibiting doors to the naturalized areas to the
north and the east of the building;
viii) Removal of existing building/s;
ix) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
x) That a voluntary contribution, in the amount of $6,200 ($3,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Pivotal Dev Consultants Ltd.
Legal Description: Lot 20 Section 22 Township 12 NWD Plan 25968
OCP:
Existing: Estate Suburban Residential
Proposed: Commercial
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: C-2 (Community Commercial)
- 3 -
Surrounding Uses:
North: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
South: Use: Service Station
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Residential
Zone RS-3 (One Family Rural Residential)
Designation: Agricultural (in the ALR)
West: Use: Shopping Centre
Zone: C-2 (Community Commercial)
Designation: Commercial
Existing Use of Property: Residential
Proposed Use of Property: Commercial with daycare and two apartments
Site Area: 0.607 Ha
Access: 240 Street
Servicing: Urban Standard
Companion Applications: 2014-039-RZ, 2014-039-DP, 2014-039-VP &
2016-204-DP
2) Project Description:
The site is relatively flat with a slight depression along the north property line containing a
watercourse. The property abuts the Agricultural land reserve to the east. The area in the
vicinity of Dewdney Trunk Road and 240 Street (see Appendix A and B) is considered to be a
Community Commercial Node. South of the subject property is an existing service station and
across 240 Street is an existing shopping centre with a grocery store and restaurants.
The proposal is to build a 2 storey mixed-use building with about 1,278 sq. m. of ground floor
retail (including 152 sq. m. of daycare use) and a partial second story with about 551 sq. m. of
office space and two residential dwellings. The total floor area will be about 2,205 sq. m.
(Appendix E).
Two hard-surfaced pedestrian areas are provided. One is in front of the wing facing 240 Street
and the other is on the inside corner of where the two wings meet, that will include Public Art
and bicycle racks.
The exact nature of the Public Art will be developed further in the course of completing the
details of this application, will be reflected in the development permit and protected by way of
a restrictive covenant.
There is lighting, shop signage and pedestrian weather protection integrated into the
architecture. Landscaping plans, including a sign integrated with the architectural design and
landscaping, bio-filtration, a naturalized area behind the building and an ALR buffer are
attached as Appendix F and G.
- 4 -
3) Planning Analysis:
i) Metro Vancouver Regional Plan
In the Metro Vancouver Regional Growth Strategy, the property is “General Urban” designation
and is within the Urban Containment Boundary. The site is also within the Fraser Sewer Area.
No regional plan amendment is required to accommodate this proposal.
ii) Official Community Plan:
Background: The subject site is designated Estate Suburban Residential. This rezoning will
require an OCP Amending bylaw to redesignate the site to Commercial and to shift the OCP
Urban Area Boundary area to include the subject site; therefore, the necessary OCP and Urban
Area Boundary amendment (Appendix C) is in compliance with the Metro Vancouver Regional
Plan.
The area at the intersection of Dewdney Trunk Road and 240th Street is identified as a
Community Commercial Node subject to Section 6.3.5 in the Official Community Plan. The
policies include:
Policy 6 - 27 The Community Commercial Nodes are located within the urban area boundary
and are identified on Figure 2. The nodes are centred at the intersections of
Dewdney Trunk Road and 240th Street, 232nd Street, and 216th Street, with
residential developments interspersed between.
The subject site is located at this node; however, the OCP will require an amendment to add
this property into the urban area boundary as part of this application. The property is already
within the Metro Vancouver Urban Containment Area thus being compliant with the regional
plan.
Policy 6 - 28 Total commercial space within each Community Commercial Node is typically less
than 7000 sq. m. (75,350 sq. ft.) although it is recognized that over time they
may expand to 9290 sq. m. (100,000 sq. ft.) in area.
The proposal is compliant with the size restriction. The total floor area will be about 2,205 sq.
m. or about 23,734 sq. ft.
Policy 6 - 29 Commercial and Mixed Use Developments within an identified Community Node
must be designed to be compatible with the surrounding area and will be
evaluated against the following:
a) adherence to additional design criteria as detailed in the Section 8
Development Permit Guidelines section of the Official Community Plan;
b) required commercial use or mixed use component along the street frontage,
within 100 metres from the intersection;
c) continuity of commercial or mixed use from the intersection; and
d) the ability of the existing infrastructure to support the new development.
The proposal is compliant with this OCP policy being a mixed use proposal with retail, office,
daycare and residential uses. With respect to the Development Permit Guidelines, the Advisory
Design Panel is satisfied with their comments being reflected in the proposed design. It will
align with the applicable form and character guidelines. Being contiguous with the fuel station
- 5 -
and convenience store to the south and the shopping centre across 240 Street to the west, the
proposal is part of a continuous and compact commercial node as well as interfacing for a
portion of its frontage along the 240 Street frontage. Engineering has identified the works for
the infrastructure to support the new development.
Policy 4 - 22 Maple Ridge encourages the development of accessible quality child care
facilities throughout the community, and will encourage the provision of space
for child care in all assisted rental housing projects developed under senior
government programs.
The proponent has designed the project to accommodate a daycare of about 150 sq. m. of
floor area, with direct access to a south-facing open space. In the future, it could be fenced
and equipped with child play equipment. The parking for this portion of the building has been
calculated at the higher level required for a daycare use. This complies with the above quoted
policy.
The Commercial & Industrial Strategy: 2012 – 2042: The Commercial & Industrial Strategy
analyses future commercial demand and provides insight about locating additional commercial
floor space meeting this potential demand by sub-areas in Maple Ridge. The subject site is
within the Core East Commercial Area. The strategy states:
Consider the potential for the southwest corner of Dewdney Trunk Road & 240th
Street to evolve into a neighbourhood-serving retail node anchored by the
existing fuel station and convenience store.
The lands on the southwest corner anchored by the fuel station and convenience store
referenced above are nearing development. Two applications have been considered by
Council. The first is a restaurant at 11951 240 Street (2016-039-RZ) immediately south of the
Outpost Liquor store. To the south at 11939 240 Street is a second commercial application
(2016-191-RZ) for a tenant commercial development of about 2,859 sq. m. (30,774 sq. ft.).
Although not specifically identified in the Commercial & Industrial Strategy, the subject site is
immediately to the north of the existing fuel station and convenience store identified as the
anchor to this area. It is also across from the existing shopping centre with Save-on-Foods
(former Coopers), two (2) restaurants, coffee shop and hair salon. It is an appropriate addition
from both the perspective of the Commercial & Industrial Strategy to accommodate
commercial floor space demand and from the perspective of the OCP as described above.
Earlier this year, Council received a report to expand existing areas of employment in the City.
This proposal would contribute toward achieving this Council goal.
Housing Action Plan: The establishment and retention of new rental housing stock has been a
priority for Council. The Housing Action Plan was endorsed by Council on September 15, 2014
and Housing Action Plan Implementation Framework endorsed on September 14, 2015.
Among its strategies are to create new rental housing opportunities.
The initial pre-application meetings and negotiations in 2013, predated the Council
discussions respecting provision of rental housing. The main focus for this project was to
achieve an economically viable project within the constraints of being in a watercourse
protection areas, dealing with storm water issues and buffering with the adjacent ALR lands.
The applicant has indicated that one of the two units being proposed by the developer is a
- 6 -
caretakers/ groundskeeper residence, and the other could be rental or a residence for one of
the business operators, to provide “eyes-on-the-street.”
In this emerging commercial node, two nearby projects along the west side of 240th Street
south of Dewdney Trunk Road were not required to provide rental accommodations above the
proposed commercial buildings. For the retail commercial application 2016-191-RZ, the
Council resolution accompanying first reading did not require second storey for dwellings, nor
did Council indicate a preference for revisions towards this objective. For 2016-039-RZ, the
proposal was for a single storey chain coffee shop and no second storey for dwellings proposed
or required.
Therefore, the subject application is consistent with the previous decisions in this commercial
node to not provide rental apartments.
iii) Zoning Bylaw:
The subject site is proposed to be zoned Community Commercial (C-2). This zone is consistent
with the zones allowed in the OCP matrix for the Commercial Designation. The project complies
with the C-2 Zone regulations, with the exception of the following variances being required:
• Increase the maximum building height from 7.5 metres to 8.3 metres; and
• To allow the second storey to cover more than 50% of the first storey (59.24%).
These proposed variances will be the subject of a separate report to Council.
iv) Off-Street Parking And Loading Bylaw:
The required parking for the proposed use is as follows:
Residential:
• One (1) concealed parking space per
dwelling unit; plus
• 0.2 concealed spaces per dwelling unit
designated for visitors.
Rounding up as required by the Bylaw, the
Residential requirement is 2 residential
parking spaces and 1 visitor parking space for
a total of 3 spaces.
Commercial:
• 1 per 30 sq. m. for retail or personal
services (41 spaces); plus
• 1 per 40 sq. m. for office (14 spaces);
plus
• 1 per 20 per sq. m. for daycare (8).
The commercial requirement is 63
parking spaces.
The total parking requirement is 66 spaces and 65 are provided. This requires a variance of
one commercial or office parking space.
One disabled parking space is provided (included in the number calculated above) and two
bicycle racks are proposed in the main pedestrian area. There are a total of seven (7) small car
parking spaces, which is one more than permitted in the bylaw. Two of the small car spaces
are to accommodate the location of the garbage and collection area.
- 7 -
Therefore, three variances are required:
• Reducing the parking requirement for the commercial/office use by one space;
• Vary the 10% maximum portion of small car spaces from a maximum of six (6) spaces to
seven (7) spaces for the recycling/garbage storage area designed to encompass
architectural elements of the building architecture in its design; and
• In exchange for being concealed, the three spaces associated with the residential use
may be surface parking provided that they are (1) located together with surface
treatment and landscaping distinguishing them from commercial parking, (2)
appropriate signage and (3) located as close as possible to the residential entrance(s).
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following relaxations:
Zoning Bylaw No. 3510 -1985, Section 702 6) No building or stricture shall exceed:
a) a height of 7.5 m; and b) a second storey greater that 50% in area of the first
storey.
The height of the building is proposed to be varied from 7.5 metres to 8.7 metres, to
accommodate taller building roof elements punctuating the end of the two wings of the
proposed building. This was reviewed by the Advisory Design Panel and helps to allow the
form and character guidelines relating to “adding emphasis with vertical architectural
features and roofscape features,” and the shielding of rooftop mechanical elements from
public view. Consequently, staff supports this proposed variance.
Off-Street Parking and Loading Bylaw No. 4350 -1990, requires 1.0 concealed space
per dwelling unit plus 0.2 concealed spaces per dwelling unit designated for visitors.
This development proposes to have all parking provided as surface parking. The
requirement for concealed parking includes: underground, in a carport, tucked under a
second storey or with some trellis element. With none of these options being proposed, this
provision needs to be varied. The variance is being supported by staff because the two
required residential spaces and the associated visitor parking space will be distinguished
from the commercial and daycare parking by surface treatment (stamped concrete),
landscaping and signage (“Resident Only” or “Visitor Only”).
Off-Street Parking and Loading Bylaw No. 4350 -1990, Section 4.1 (a) i) b) allowing
for a maximum of 10% of the parking to be small car spaces
The applicant is proposing seven (7) small car spaces and six (6) is the maximum number
permitted. Staff is not recommend that this variance be supported because through a
minor adjustment to the design of the garage/recycling area, two (2) of the seven (7) small
car spaces can become regular sized spaces.
Off-Street Parking and Loading Bylaw No. 4350 -1990, Schedule A, 2.0 f)
Office Use, 1 space per 40 square meters of gross floor area is required.
- 8 -
The parking requirement for the proposed combination of units is 66 spaces. A total of 65
spaces are required, which represents a variance of 1 space. Staff is supportive of the
variance because of the applicant’s commitment to provide: public art, the open area
suitable to be equipped to support a daycare play area, two (2) dwelling units giving “eyes-
on-the-street” improves safety and security and the large amount of land to be naturalized
to protect the watercourse along the north lot line. The proviso on this is that the reduction
may not apply to the residential or daycare uses, but for the office use, varying the
requirement from 14 to 13 spaces based on a floor area of 551 square metres.
The requested variances will be the subject of a future Council report.
vi) Development Permits:
Pursuant to Section 8.5 of the OCP, 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. There are some minor inconstancies
between the site plan and landscaping plans (location of residential spaces and small car
spaces) that will be corrected when the Development Permit report is brought forward to
Council at a later date.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Through this development permit, there will also be a landscaping buffer incorporated in
accordance the Agricultural Land Commission guidelines, along the eastern property line
abutting the Agricultural Land Reserve to the east.
vii) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed
development and the landscaping plans at a meeting held on September 20, 2017.
Following presentations by the project Architect and Landscape Architect, the ADP made
the following resolution that:
Landscape Comments
1. Provide more trees at bioswale and a perimeter planting bed at south perimeter.
2. Provide details of the enclosed garbage enclosure, coordinate appropriately with the
architecture of the building.
3. Confirm trees in medians will get 10 cubic meters of soil or be supplemented with
structural soil.
4. Consider different paving material, especially at entry, and consider banding in other
areas.
5. Resolve trellises in conflict with bioswale location.
6. Provide buffer between seating area and parking.
7. Provide wheel stops at parking to walk ways.
8. Emphasize pedestrian main entrance to the development with architectural elements.
9. Delete tree (proposed to be planted in conflict) at the location of the proposed
community art.
10. Provide guard rail for fence on retaining wall where wall height exceeds two feet.
- 9 -
11. Consider adding landscape island or drop-off area for loading close to the loading
space.
12. Provide rain water leaders at the north and east side of the building.
13. Consider removing concrete retaining wall along front lot line if possible.
14. Differentiate the residential parking from the commercial parking through different
surface treatment, landscaping, etc.
Architectural Comments:
1. Review garbage and recycling requirements.
2. Provide let down or access from loading area to store fronts.
3. Provide landscape or street furniture for paved area in front of day care.
4. Address the corner of the building on the community area (daycare) side to match the
entry drive corner.
In addition to the formal resolution the following Panel comment was provided:
If community area will be used for daycare then consider 8 foot high fence as an
extension to the retaining wall and provide detailed design of the outdoor play area.
The majorities of the ADP concerns have been addressed and is reflected in the current
plans. A detailed description of how all these landscaping and agricultural comments were
incorporated into the final design will be included in a future development permit report to
Council.
viii) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Seniors Activity Centre on
July 26th, 2017. Four (4) people attended the meeting. A summary of the main comments
and discussions with the attendees was provided by the applicant and include the following
main points:
The resident to the east asked that garbage pick-up be limited to daylight hours to
limit night –time noise.
The residents to the north asked that the roof-top HVAC equipment be screened
from their view.
The resident to the east asked that the cedar trees proposed for the ALR be
changed to something that would be smaller on reaching maturity. The
Environmental Consultant has confirmed that Western Yew or Yellow Cypress
could be substituted for the Cedars subject to approval.
Confirmation was requested that the drainage from the ALR would not increase
the likelihood of further flooding. The applicant’s Civil Engineer and the
Environmental Consultant have both been asked to comment on this.
Past history of the stream over spilling its banks. This issue seems to have been
resolved with recent changes and improvements by the City to the culvert and
sewer into which the stream drains. The applicant’s Civil Engineer will confirm
this.
No general objections to the development were made and the realtor was in
favour of seeing it proceeding.
All attendees indicated their intention to write to the City with their comments.
- 10 -
4) Environmental Implications:
The attached plans (Appendix H) for the areas of the site subject to the watercourse protection
development permit were accepted by the Environmental Planner. It incorporates suitable
plantings and a post and beam fence to delineate the covenant area being protected. No doors
are to be allowed from the commercial units into the covenanted naturalized areas to the north
and east of the building. There will be a restrictive covenant registered on title for this
restriction.
There are six (6) street trees (Red Horse Chestnuts) being proposed along 240 Street.
5) Agricultural Impact:
The plan for the watercourse protection development permit (Appendix H) incorporates an ALR
buffer along the east side of the subject property. The applicant’s consultant required a 15
meter wide vegetated buffer with coniferous trees, trespass inhibiting shrubs and screening
shrubs with a fence at the lot line. This was integrated with a bio-swale containing appropriate
plantings. It also reflects the concern raised at the DIM respecting the species being planted
along the boundary and confirmed by the environmental consultant as meeting the
requirements set out the Agricultural Impact Study submitted to the City for this project. To
further protect this area, there will be no doors permitted to this area from the rear of the
building. There will be a restrictive covenant registered on title to protect this agricultural
buffer.
6) Interdepartmental Implications:
i) Engineering Department:
Engineering advises that a Rezoning Servicing Agreement is required to address deficiencies.
These include road widening along 240th Street together with curb, sidewalk and lighting to
meet City standards, planting of street trees, water upgrading and utility service connections. A
Traffic Study is required. Engineering would support a variance to allow overhead wires to stay
in this location.
ii) Fire Department:
Comments related to installation of a fire hydrant, numbering of the commercial and dwelling
units and other fire safety planning normally addressed at the building permit stage.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties
and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the
Local Government Act. The amendment required for this application, (Estate Suburban
Residential to Commercial) is considered to be minor in nature. It has been determined that no
additional consultation beyond existing procedures is required, including referrals to the Board
of the Regional District, the Council of an adjacent municipality, First Nations, the School District
or agencies of the Federal and Provincial Governments.
- 11 -
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:
This development will allow more commercial floor space, including a space suitable for daycare, to
strengthen the commercial center focused on Dewdney Trunk Road and 240 Street. Two apartment
units and the office space on the second floor will make this an attractive mixed use building. Care
has been taken to create attractive pedestrian spaces, including seating, public art and a focal
feature to help create a sense of place.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7397-2017,
that second reading be given to Zone Amending Bylaw No. 7089-2014, and that application 2014-
039-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski” ____________
Prepared by: Adrian Kopystynski, M.SC, RPP, MCAHP
Planner
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7397-2017
Appendix D – Zone Amending Bylaw No. 7089-2014
Appendix E – Site Plan and Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Restoration Planting and ALR Buffer Plan
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: May 15, 2014 2014-039-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT
12067
24079/2408523998 239882398724054239
5
7
12074
12112
24009239972398123997240362407223951 2397112077
12079
12040
12084
24022120B AVE.240 ST. ST.DEWDNEY TRUNK
7728Rem N 1/2
BCP 50716
3
7
N1/2
P 7893
20
5
*PP097 P 5A
EP 1253714
10
8
2
Rem
4
Rem 2
3
P 57747P 180133
P 88032
32of B
Rem
Rem 21 P 25968P 53176
Pcl
9
1
P 86310
Subject Property
´
Scale: 1:1,500
12040-240 St
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: May 15, 2014 2014-039-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT
12067
24079/2408523998 239882398724054239
5
7
12074
12112
24009239972398123997240362407223951 2397112077
12079
12040
12084
24022120B AVE.240 ST. ST.DEWDNEY TRUNK
7728Rem N 1/2
BCP 50716
3
7
N1/2
P 7893
20
5
*PP097 P 5A
EP 1253714
10
8
2
Rem
4
Rem 2
3
P 57747P 180133
P 88032
32of B
Rem
Rem 21 P 25968P 53176
Pcl
9
1
P 86310
District of Maple Ridge´
Scale: 1:1,500
12040-240 St
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. No 7397-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7397-2017.
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot: 20, Section: 22, Township: 12, Plan: NWP25968
and outlined in heavy black line on Map No. 960 a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to include the land within the Urban Area
Boundary; and
and outlined in heavy black line on Map No. 961, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of ,20 .
________________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
23957
2396223895241142397111951 24079/240852397211942 24022239811196023925
238992399712126
12084
2405411968 2411123976239962399
4
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P 82308
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RW 83679RW 86310
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LMP 38196
RP 84994
240 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend the Urban Area Boundary as Shown
Existing Proposed Remove
7397-2017960
ProposedUrban Area BoundaryUrban Area BoundaryTo Be Removed
ExistingUrban Area Boundary
ExistingUrban Area Boundary
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
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RP 84994
240 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Commercial
7397-2017961
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7089-2014
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7089-2014."
2.That parcel or tract of land and premises known and described as:
Lot 20 Section 22 Township 12 New Westminster District Plan25968
and outlined in heavy black line on Map No. 1619, 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 10th day of June, 2014
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
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DEWDNEY TRUNK RD.
P 1676
7
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4 P 83677P 75285
S 1/2 7
P 7893RP 13881BCP 456426
Rem N 1/2
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3
3
7
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2
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R
W
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LMP 38196
BCP 28926(lease)
BCP 46754
RP 85321
BCP 41049BCP 7213LMP 54074
239 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
C-2 (Community Commercial)
7089-20141619
Urban Area Boundary
Urban Area Boundary
7 stallsHC9 stalls 2.5 mgated & screened garbage collection15.00PROPERTY LINEPROPERTY LINE6.00ZONING SETBACKALR SETBACKPROPERTY LINEOLD PROPERTY LINEASSUMED NEW PROPERTY LINESTREAM SETBACKDAYCARE OUTDOOOR PLAY AREA180 SQ M5.904 stalls2.903.00retaining wallretaining wallfencefencefenceretaining wallCBCBconcrete padLBtyp.FLOOR SLAB ELEVATION56.47M GEODETIC(185' - 2 5/8")NORTH2ASK-1 rev L3ASK-1 rev Ldropped curb for HC accessstreet lightssite sign integrated into trellisstreet lightstreet lightstreet lightstreet lightfire hydrantsprinkler valve roomfire dept. connectionfire lane shown hatchedHC parking signbench seatingbike racksrough-in for washrooms (typ)7.305.50R12.00R12.00R11.4817.405.502.50 2.50 2.50 2.50 2.50 2.507 stalls5.505.505.045.002.407 stalls7.002.848 stalls3.3310.00
R 15.008 stalls3.702.503 stalls2.502.903.00R3.475.90R3.682.50 2.40 2.40
conc.retaining wall LBLBtrellisnew sidewalknew crossingnew sidewalk9.63R 10.65
R 10.58ramp down11 stalls at 2.5conc wheel stopsramp down7.30stamped and coloured asphalt entry pavingwater meter chamber with access hatchesconc wheel stops17.502.405.505.507.305.500.626.007.30bollardbollardcollection area for individual garbage bins4.904.9722.5027.50electrical roomsidewalk entry lightsbench seating with trellis overPMT with bollard protectionexisting utility pole to remaincoloured concrete sidewalk highlightstamped and coloured asphalt reserved parkingrainwater leaders to dischrge into bio-swale and vegetationbenchsculpture to be commissioned by Developerbuilding level56.70streamproperty lineproperty linebuilding level56.70property lineproperty lineadjacent wheel stopsgates, vertical cedar boards stained to match building sidinghasp and bolthinges built into CMU wallstone veneer facing to match buildingCMU painted to match building sidingsteel post cast into CMU support to beam 0.102.303 x 12 rough sawn fir profiled beams6 x12 rough sawn fir profiled beamsvertical cedar 1 x 6 boards stained to match building sidingsteel post cast into CMU support to beam 3 x 12 rough sawn fir profiled beams6 x12 rough sawn fir profiled beamsstone veneer facing to CMU col., veneer to match building3" square steel rails, painted, built into CMU cols.1.320.862.650.65project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968proposed C2 zoningASK-1rev Lsite plan with 10m stream setback & 15 m ALR setback 1 : 200site plan1rev A, July 16/15building model and site up-datesrev B, July 28/15design up-datesrev C, Aug 18/15parking reversed, building updatesrev D, Aug 25/15parking adjusteddaycare outdoor play adjustedrev E, Sept 17/152nd apartment added, general adjustmentsrev F, Nov 18/15grades adjusted to suit civilrev G, Nov 25/15renumbered ASK-1 1 : 200site section 12 1 : 200site section 23rev H, March 16/16scales changed to metricsite sections & views addedsite details addedrev I, May 17/16crossing on west side of 240th shownrev J, July 11/16trellis & sculpture addedrev K, Aug 18/16location map addedrev J, Dec 5/16design adjusted to suit 10m stream setback, project data added.rev K, May 16/17west side adjusted to suit new civilArchitectural Drawing ListSheet Number Sheet NameASK-1 rev L site planASK-2 rev K site elevationsASK-4 rev G perspective viewASK-5 rev C location map & surveyASK-6 shadow studies 1 : 50garbage enclosure - front4 1 : 50garbage enclosure - side5 1 : 50garbage enclosure - rear6 1 : 50trellis screen elev.7rev L, Oct 5/17ADP comments incorporatedAPPENDIX E
building level56.70ABFCGABHJIfront lot line datum elevation55.897.50property linerear lot line datum elevation57.667.50property linemax. permitted building ht.8.53Nbuilding level56.70AFBICCHKLJMKAFBCDKHBcommunity sculpturebuilding level56.70ABCEDFC3 1/212127Nbuilding level56.70AAFKCCBHIcommunity sculptureBAprefinished metal roofingBpainted cement fibre board siding6" exposureCaluminum framed windowDmech grilleEpainted aluminum guardrailwith glass infill panelsFmetal fasciaG screened mechanical equipmentHcultured stoneIpainted steel canopyJ steel RWL painted dark greyKstore signagepainted latticeLMlight fixtureEXTERIOR FINISHESNsteel RWL painted to match sidingbuilding level56.70Level 1256.34Level 1356.26building level56.70AAFKCCBHIcommunity sculptureBproject #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968proposed C2 zoningASK-2rev Koption 3site elevationsrev A, July 16/15building updates, landscape addedrev B, July 28/15further building and landscape up-dates rev C, Aug 18/15parking reversed, building updates 1 : 200North1 1 : 200South2 1 : 200East3 1 : 200West4rev D, Sept 17/152nd apartment added, general adjustmentsrev E, Nov 18/15grades adjusted to suit civil rev F, Nov 25/15re-numbered ASK-2 1 : 50detail of south elevation5rev G, Nov 27/15scales altered, detail addedrev H, March 16/16scales changed to metricrev I, July 11/16trellis addedrev J, Aug 8/17HVAC equip screened, landscape added 1 : 200West with landscape6rev K, Oct 5/17ADP comments incorporated
Canopies & RWLs paint to match fasciaFascias:Vicwest Charcoal QC 16078Roof:Vicwest Pacific TurquoiseQC 16078Aluminum window framing:painted to match roofCement fibre board siding:paintedRalph LaurenLamp Room GreyRL 4347project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968ASK-4rev Goption 3perspective viewrev A, Aug 18/15parking reversed, building updatesrev B, Sept 24/15apartment added, general adjustmentsrev C, Nov 25/15re-numbered ASK-4rev D, Nov 27/15roof line adjustedCultured Stone Veneer byIXLEldorado Montecito Cliffstonerev E, April 18/16colours and materials addedrev F, July 11/16trellis & sculpture addedrev G, Oct 5/17ADP comments incorporated
project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968ASK-6shadow studies1 : 300shadow study - fall eqinox -3 pm11 : 300shadow study - springequinox - mid day21 : 300shadow study - summersolstice - 10 am3night lighting studyAug 16, 2017
APPENDIX F
APPENDIX G
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:2015-155-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7172-2015;
Second Reading
Zone Amending Bylaw No. 7173-2015;
23702 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 23702 132 Avenue from
RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential)
to permit a future subdivision of 16 lots. Council granted first reading to Zone Amending Bylaw No.
7173-2015 and considered the early consultation requirements for the Official Community Plan
(OCP) amendment on April 16, 2017. The minimum lot size for the current RS-2 zone is 4000 m2.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing on the site has established the developable areas,
and as a result, an OCP amendment is required to revise the boundaries of the land use
designations to fit the site conditions.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $81,600.00.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7172-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7172-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7172-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7172-2015 be given first and second
readings and be forwarded to Public Hearing;
5)That Zone Amending Bylaw No. 7173-2015 be given second reading, and be forwarded to Public
Hearing;
1107
- 2 -
6)That the following terms and conditions be met prior to final reading:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 3C - River Hamlet, Figure 4 - Trails / Open
Space,
iii)Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
iv)Registration of a No Build / No Disturb Restrictive Covenant for the protection of the
Environmentally Sensitive areas on the subject property;
v)Registration of a Statutory Right-of-Way plan and agreement for servicing easement;
vi)Registration of a Restrictive Covenant for Stormwater Management;
vii)Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site; and
viii)That a voluntary contribution, in the amount of $81,600.00 ($5100.00/lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1)Background Context:
Applicant: Don Bowins
Legal Description: Lot 4 South East Quarter Section 28 Township 12 NWD Plan 2637
OCP:
Existing: Conservation, Low Density Residential, Med/High Density Residential,
Open Space
Proposed: Conservation and Low Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: 2 properties, urban and rural residential
Zone: RS-1 (One Family Urban Residential) and RS-3 One Family Rural
Residential
Designation: Combination of Low Density Urban, Medium/High Density
Residential, Conservation
South: Use: 2 properties, suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Combination of Conservation, Eco Clusters, Medium/High
Density Residential
- 3 -
East: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
West: Use: 2 properties, 1 vacant, 1 suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Medium/High Density Residential, Eco Clusters
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Access: 132 Avenue
Servicing requirement: Urban Standard
BACKGROUND:
Located within the Silver Valley Area, the subject property is outside of the River Village location. A
watercourse traverses the property near its south and east edges. A second watercourse meanders
near the Northwest boundary of the property.
2)Project Description:
The subject property is located within the Silver Valley Area Plan, and is sited outside of the periphery
of River Village and Horse Hamlet. The applicant proposes to develop the property to an urban
residential standard for RS-1b One Family (Medium Density) Residential with a minimum lot size of
557m2 and minimum lot widths of 15 metres. In order to improve the subdivision layout, the
applicant proposes to relocate a short portion of the watercourse. The applicant would be required
to provide riparian enhancement work along the entire length of the watercourse on the site in order
to compensate for relocating the stream. Such compensation will consist of restoration and
enhancement works to improve the long term health of the stream. Planning Staff support the
restoration and enhancement proposal, which will provide a 0.83 hectare (2.0 acre) conservation
area. A total of 16 fee simple lots are proposed with this development.
3)Planning Analysis:
i)Official Community Plan:
The land use designations of the subject property are outlined in the Silver Valley Area Plan. For
most of the developable portions of the site, the existing designation is Low Density Urban
Residential, which supports densities ranging from 8 to 18 units per net hectare. The balance of the
site is designated Conservation. The applicant is proposing the RS-1b One Family Urban Residential
Zone, which is consistent with the low density urban land use designation.
Design features of the Silver Valley Area Plan included concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is therefore located in an area that is generally associated with
lower density residential development, as reflected in its current designation.
- 4 -
ii)Zoning Bylaw:
The minimum lot size for the current RS-2 zone is 4000m2. The minimum lot size for the proposed
RS-1b zone is 557m2. The proposed site plan provided by the applicant includes lot dimensions,
indicating that all proposed lots will conform to requirements and no variance requests will be
needed to realize this proposal.
iii)Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw establishes a minimum of 2 off- street parking spaces be
provided for one family residential uses. It should also be noted that a secondary suite or a
detached garden suite is permitted in the proposed RS-1b zone. Each of these uses requires an
additional parking spot. The applicant has not confirmed an intent to develop the properties with
additional accessory dwelling units, but wishes to retain this option.
Parking requirements will be addressed as part of the building permit application upon completion of
the subdivision application.
iv)Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
v)Development Information Meeting:
A Development Information Meeting was held at Yennadon School on August 1, 2017. There were
no attendees to express comments and concerns.
vi)Parkland Requirement:
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land will be required to be dedicated as a condition of Final Reading.
vii)Environmental Implications:
The creek that traverses the site is proposed to be relocated closer to the eastern property line. This
relocation is supportable with appropriate compensation measures provided. The applicant has
provided site details about the watercourse that have been accepted as the revised conservation
boundary. Agency approvals will be required for this work.
4)Interdepartmental Implications:
i)Engineering Department:
Engineering comments focused on the requirements for servicing upgrades including road
construction to an urban rural standard, provision of sidewalks, sanitary sewer, water, storm sewer,
street lighting, and street trees. Revisions are required for the geotechnical report to include
comments about the watercourse relocation and the accompanying channel construction.
ii)License, Permits and Bylaws Department:
The Building Department review noted that for 2 of the proposed lots, the Geotechnical Setback line
was included within the property line. The requirement for a 6 metre rear yard area from the rear of
the house will be maintained. For this reason, the building envelope on the affected lots will be
impacted. These portions of the lots will need to be protected with a no build / no disturb covenant,
which has been established as a condition of rezoning.
- 5 -
5)Intergovernmental Issues:
i)Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to conservation boundaries, is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
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.
6)Citizen/Customer Implications:
A Development Information Meeting was held previously. An additional opportunity for public
comment will be provided by the Public Hearing, which will be required prior to advancing this
application.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7172-2015,
that second reading be given to Zone Amending Bylaw No. 7173-2015, and that application 2015-
155-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”____________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7172-2015
Appendix D – Zone Amending Bylaw No. 7173-2015
Appendix E – Subdivision Plan
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
23702 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
City of Maple Ridge´
Scale: 1:2,500
23702 132 AVENUE
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7172-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7172-2015."
2.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure3C - River Hamlet,
is hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 916, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
3.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 964, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
________________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
236 ST.237A ST.
132 AVE.236 ST.132A AVE.2361313050
13260
2361613144
13220
13032 2379613104
13230
2381023627237022373513215
13227
237112381513036 2383013160 236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
SL2
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19
15
PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4
SL4
52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
SL6
9
18
SL20
51
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 7739
EPP 49096
P 2637
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509
P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19
9
8
1
EPP 62733BCP 11179BCP 23304EPP 53011
EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure3CConservation, Open SpaceLow Density Residential, and Med/High Density ResidentialLow Density ResidentialConservation
7172-2015916
236 ST.237A ST.
132 AVE.236 ST.132A AVE.2361313050
13260
2361613144
13220
13032 2379613104
13230
2381023627237022373513215
13227
237112381513036 2383013160 236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
SL2
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19
15
PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4
SL4
52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
SL6
9
18
SL20
51
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 7739
EPP 49096
P 2637
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509
P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19
9
8
1
EPP 62733BCP 11179BCP 23304EPP 53011
EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Silver Valley Area Plan Figure 4: Trails/Open Space
To Remove from Conservation To Add to ConservationTo Remove from Open Space
7172-2015964
CITY OF MAPLE RIDGE
BYLAW NO. 7173-2015
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7173-2015."
2. That parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
and outlined in heavy black line on Map No. 1645 a copy of which is attached hereto
and forms part of this Bylaw, is 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 April, 2016.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
236 ST.237A ST.132 AVE.236 ST.132A AVE.
130502361313260
130282361613144
13220
13032
130252379613104
13230
238102362713029237022373513215
13227
2371113036 238152383013160
13251
236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
14
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4
52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
9
SL6
18
SL20
51
6
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 64261P 7739
EPP 49096
P 2637
EPP 60509
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19
9
8
1
EPP 62733BCP 11179BCP 23304
EP67619EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´
SCALE 1:2,472
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7173-20151645
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-396-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7403-2017
23782 and 23810 River Road
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment to the M-2 (General Industrial)
Zone, permitting off-street parking use as a principal use, on the properties located at 23782 and
23810 River Road. There is a twofold purpose. Kingfisher Pub is seeking in the near future to add a
micro brewery. It will need to be accommodated on the pub site which will lead to the loss of some
of the current parking spaces. It is proposed that the neighbouring lot which they own accommodate
parking to offset this loss. Secondly, there are long term plans to establish a marina and boat
launch. This operation would require the storage of trailers and boats as a principal use. The
amendment proposed will permit vehicle parking as an outright use in preparation to develop the
site in the future.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7403-2017 be given first and second readings and forwarded to
Public Hearing.
DISCUSSION:
a)Background Context:
Applicant: G.E. Ted Hume
Legal Description: Lot 2, D.L. 405, Plan NWP7324 and
Lot 3, D.L. 405, Plan NWP7324
OCP:
Existing:Industrial
Zoning:
Existing: M-2 (General Industrial)
Surrounding Uses:
North: Use: CP Rail Right-of-way
Zone: RS-3 (One Family Rural Residential)
Designation: Industrial
South: Use: Fraser River
Zone: N/A
Designation: N/A
1108
- 2 -
East: Use: Restaurant
Zone: M-3 (Business Park)
Designation: Industrial
West: Use: Industrial
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Vacant and Parking
Site Area: 2.15 HA
Access: River Road
Servicing requirement: Urban Standard
b) Site Characteristics:
The site is largely vacant except for parking abutting the lands to the east for overflow restaurant
parking. The lands gently slope toward the Fraser River, with a more pronounced slope along River
Road and the river bank. The site is spotted with trees and remnants of its past industrial use.
c) Project Description:
This is a site specific text amendment to allow for vehicle parking as a principal use for two reasons.
Firstly, this would allow for the parking of vehicles related to the Kingfisher Pub, also owned by the
applicant. The applicant is intending to expand his current business by adding an addition to
accommodate a micro brewery on site. This use will displace some parking which will be relocated to
his other property. Parking provided off site is required to be secured and protected by way of a
restrictive covenant.
Secondly, the applicant has longer term plans to establish a marina and boat launch. This operation
would require the storage of trailers and boats on the land as a principal use. The amendment
proposed in this report is for vehicle parking as an outright use. Respecting the applicant’s long term
plans, the M-2 Zone allows for indoor but not outdoor recreational use. At this point in time, the
specific details regarding the marina and boat launch are not available. A separate rezoning
application would be required to determine matters such as: how to extend zoning from the land
over the Fraser River and the Provincial approval necessary for private marinas and boat launches in
the foreshore and/or on Aquatic Crown lands.
These proposals will require the submission of development permit application respecting the
establishment of parking lots, landscaping and associate buildings and structure.
In addition, a separate development permit will be required for environmental protection, Fraser
River bank/slope protection and restoration/enhancement planting along the abutting portion of the
site on the Fraser River.
d) Planning Analysis:
Official Community Plan:
The development site is designated Industrial - Business Park Industrial category in the Official
Community Plan. No change in the designation is being proposed. The Business Park Industrial
Category provides for a range of industrial uses and services with an emphasis on good design and
landscaping. The proposed parking change allows the pub to expand its services and offer new
- 3 -
products and meet new demands. It cannot be done within the existing pub and thus will facilitate a
business expansion. This will occur once the parking shortfall is resolved and permitted to relocate
to the neighbouring land. The following OCP industrial policies support the proposal:
Policy 6 – 47: Maple Ridge will review bylaws and regulations to align with market demand.
Policy 6 – 51: Maple Ridge will update regulations to be supportive of contemporary
business needs for lands and buildings by reviewing policies and bylaws for industrial and
business park uses. Consideration will be given to regulations that accommodate more
mixed use developments, that allow more flexibility in uses and that increase the permitted
office component of businesses.
Policy 6 – 54: Maple Ridge will be flexible in the types of uses permitted in the Maple
Meadows Business Park and Albion Industrial Area.
Consequently, this site specific text amendment can be supported.
In addition to the above policies, the Commercial and Industrial Strategy promotes efforts to expand
and support existing businesses to protect and increase employment opportunities in Maple Ridge.
Although the study does not anticipate significant development in the Albion Industrial Park for
another decade, it does discuss the possibility of future incentives to help existing and new
businesses. Accepting an amendment to permit parking on this site will promote an expansion of a
small but successful business and will not prevent the redevelopment site in the future. Therefore,
this request for a text amendment can be supported and can be considered an incentive or benefit
to the business to help maintain its success.
Zoning Bylaw:
The subject properties located at 23782 and 23810 River Road are zoned M-2. No change of
zoning is being proposed as part of this application. The proposed change would add “off street
parking” as a permitted site specific use by way of a text amendment for 23810 and 23782 River
Road. The parking of vehicles at this site will only be short term as the site will be redeveloped in the
future for industrial type uses. As well, the parking use will accommodate a needed business
expansion of the Kingfisher Pub to make the business more versatile and open to new revenue
streams.
Off Street Parking and Loading Bylaw:
Section 3.6 of the Off Street Parking and Loading Bylaw, states that required off-street parking
spaces shall be located on the same lot as the building for which they are required.
Required non-residential parking can be provided off the site for a use, building or structure being
served, if both of the following criteria are met:
(1) those spaces are located no more than 150 metres from the lot on which the building or
structure it serves is located; and
(2) a restrictive covenant in favour of the City is registered on such a lot to protect the off site
parking spaces.
The subject property is immediately to the west of the Kingfisher Pub, this meeting the first criteria.
This covenant would be registered on title as part of the building permit approval process.
- 4 -
Development Permits:
A development permit is not required for this application because it is a text amendment and no
paving for parking or construction of buildings or structures are being proposed with this application.
If this site develops in the future, including alteration to build a parking lot, it would be subject to:
an Industrial Development Permit application pursuant to Section 8.6 of the OCP, to ensure
that the current proposal meets the needs of industry, through attractive design that is
compatible with adjacent development. A parking lot as a principal use would require a
development permit to assess matters such landscaping, lighting, pedestrian connections
and stormwater management Such applications would be subject to a submission to the
Advisory Design Panel.
A Watercourse Protection Development Permit application pursuant to Section 8.9 of the
OCP and a Natural Features Development Permit application pursuant to Section 8.10 of the
OCP, being along the Fraser River shoreline and its steep bank. The purpose is to ensure the
preservation, protection, restoration and enhancement of shoreline and any riparian areas.
CONCLUSION:
The proposed text amendment and purpose for allowing Off Street Parking on this site is deemed
appropriate and in compliance with the OCP; therefore, it is recommended that Council grant First
and Second Reading to Zone Amending Bylaw No. 7403-2017 and that the application be advanced
to the next Public Hearing.
“Original signed by Adrian Kopystynski”______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”___________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”_______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7403-2017
APPENDIX A
DATE: Sep 12, 2017
FILE:2017-396-RZ
23810 & 23782 RIVER ROAD
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: LP
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7403-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 3510-1985 as
amended:
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This bylaw may be cited as “Maple Ridge Zone Amending Bylaw No. 7403-2017”.
2.Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
802 GENERAL INDUSTRIAL M-2, Section 1) PRINCIPAL USES be amended by adding the
following new clause at the end of this section:
i)Off Street parking use shall be permitted at 23782 and 23810 River Road (Lot 2, D.L.
405, Plan NWP7324 and Lot 3, D.L. 405, Plan NWP7324).
3.Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the day of , 2017.
READ a second time the day of , 2017.
READ a third time the day of , 2017.
ADOPTED the day of , 2017.
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
-1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-145-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7252-2016;
11749 and 11761 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 11749 and 11761
Burnett Street (Appendix A and B) from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit the future construction of a 64 unit Apartment Building. At
the time of the application, the project was presented as a rental apartment building. However, the
applicant has reconsidered their position and would like the flexibility of making the decision later
and not entering into a Housing Agreement.
The applicant advised that the Homeowner Protection Act and its regulations, allow an owner-
developer not to have third-party home warranty insurance on the units if the owner developer
retains ownership and undertakes to correct any defects in labour, materials or design deficiencies
for 10 years after first occupancy. During this period, the units must be rented. This is their reason
for not entering into a Housing Agreement with the City.
Council granted first reading to Zone Amending Bylaw No. 7252-2016 (Appendix C) on June 28,
2016.
Over the past number of years, Council has been directing that applications address OCP Policy 3-32
(i.e. the provision of affordable, rental and special needs housing) consistent with the Housing Action
Plan goal relating to the creation of rental accommodations in the City. With the new approach
proposed by the applicant, Policy 3-32 and the Housing Action Plan may not entirely be satisfied. The
Adaptive Dwellings being proposed do achieve an aspect of Policy 3-32. The questions in
determining further compliance become: Does Council wish this project to be rental? If rental, should
it be subject to a Housing Agreement? As to a time period, is Council comfortable with a set rental
period (10 years) or prefer it to be in perpetuity? Finally, if the rental is set to end, does Council wish
a tenant relocation policy to be in place to assist tenants during the transition?
As listed in a table later in this report, whether proposals are for all or a portion of units to be rental
or adaptive dwellings, through negotiations taking place between first and second reading, all such
units have been secured by Housing Agreements between the City and developers.
In other respects, this application is in compliance with the OCP land use designation. Respecting
compliance with the Zoning bylaw, a variance is required to increase the building’s height to five (5)
storeys to accommodate the additional floor area being sought by this applicant.
Pursuant to Council policy, this application is not subject to the Community Amenity Contribution
Program because it is located in the Town Centre Area.
1109
- 2 -
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7252-2016 be given second reading, and be forwarded to Public
Hearing; and
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication on Burnett Street as required;
iv) Consolidation of the subject properties;
v) Registration of a Restrictive Covenant for the protection of the Adaptive Housing Units;
vi) Registration of a Restrictive Covenant for the protection of visitor parking;
vii) Registration of a Restrictive Covenant protecting the public art;
viii) Registration of a Restrictive Covenant for storm water management works;
ix) Removal of existing building/s;
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Quantum Properties Sienna Inc. (Robert Delves)
Legal Description: Lot 1 Except: North 55 Feet, Section 17 Township 12 NWD Plan 8312;
and the North 55 Feet of Lot 1 Section 17 Township 12 NWD Plan 8312
OCP:
Existing: Low-Rise Apartment
Proposed: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
- 3 -
Surrounding Uses:
North: Use: Urban Residential with Multi-Residential Zoning application
(2017-035-RZ) for a similar rental apartment building
Zone: RS-1 (One Family Urban Residential) with RM-2 (Medium
Density Apartment Residential) proposed
Designation: Low-Rise Apartment
South: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: CS-1 (Service Commercial
Designation: Town Centre Commercial
Existing Use of Properties: Vacant
Proposed Use of Property: Multi-family Residential
Site Area: 0.262 HA. (0.65 acres)
Access: Burnett Avenue
Servicing requirement: Urban Standard
2) Project Description:
The proposal is for a five (5) storey apartment building containing approximately 64 suites, four (4) of
which would be adaptive units, (37 one bedroom, 20 two bedroom and 7 three bedroom) with an
underground parking structure containing approximately 76 parking spaces, seven of which are
intended to be for visitors and two of which are disabled parking spaces (Appendix D), with
landscaping consisting of plantings, trees and hardscaping (Appendix E).
At first reading, the project was presented to Council as a rental project. The applicant prefers that
the decision about proceeding with market housing or rental housing be made at the building permit
stage. The applicant may apply the provisions of the Homeowner Protection Act and retain the
building as a rental project for a period of up to 10 years in lieu of having third-party new home
warranty insurance for the units. This is described in greater detail later in the report.
Four (4) of the apartments will be Adaptive Units designed to meet the combined requirement of
SAFERHome (Appendix F) and Section 3.4.5 of the BC Building Code. This complies with OCP Policy
3-32, which in part, encourages this type of special need housing and aging in place as described
further later in this report. The attached plans show these units and the Building Department
confirmed they are in compliance. This will permit aging in place and accommodate the mobility
needs of individuals confined to wheelchairs. A restrictive covenant would specify the units to be so
designed.
The subject site is flat with some mature trees and shrubs being removed for construction of the
proposed underground parking structure. The lands to the south are automotive-related commercial
that front Lougheed Highway, with access both to the Highway and Burnett Avenue. North is a site
consisting of two properties subject to a rezoning to RM-2 (Medium Density Apartment Residential)
and a Housing Agreement for a similar rental apartment building (2017-035-RZ). To the west is a
commercial site with a number of restaurants. Burnett Avenue is the eastern boundary of the Town
Centre Area. The properties to the east are Urban Residential, some with proposals to permit infill lot
subdivisions.
- 4 -
The developer is proposing to incorporate public art elements into the area between the apartment
building entrance and the street. The details of this public art will be included in the development
permit plans.
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the East Precinct of the Town Centre Area Plan and is
currently designated Low Rise Apartment. The following policies apply to this proposal:
Town Centre Area Plan Policy 3-10 Land assembly or lot consolidation proposed in conjunction
with development, redevelopment, conversion, or infilling should meet the following conditions:
a. That any residual lots or remaining land parcels are left in a configuration and lot area which
are suitable for a future development proposal, or can be consolidated with other abutting
residual lots or land parcel and complies with the applicable Land-Use Designations and
Policies of Section 3.3 of this Plan;
There will be two lots forming a site of approximately the same size, between the subject site and an
existing multi-residential building further to the north. It is anticipated that the adjacent site could
accommodate a similar project in the future. Therefore, the proposal complies with this policy.
Town Centre Area Plan Policy 3-22 All Low-Rise Apartment developments should be a minimum
of three (3) storeys and a maximum of five (5) storeys in height.
The proposal will comply with this height range envisioned by the policy.
OCP Policy 3 - 31 Maple Ridge supports the provision of rental accommodation and encourages
the construction of rental units that vary in size and number of bedrooms. Maple Ridge may also
limit the demolition or strata conversion of existing rental units, unless District-wide vacancy
rates are within a healthy range as defined by the Canada Mortgage and Housing Corporation.
The applicant has provided a healthy mix of one (1), two (2) and three (3) bedroom sized units and
aside from not necessarily being rental units, the proposal complies with the portion of this policy
that pertains to achieving a good mix in the size and the number of bedroom units. The three (3)
bedroom units would accommodate families with children.
OCP Policy 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs
housing throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.
The proposal may not be in compliance with this policy if the owner chooses to proceed to sell the
units as strata housing or if the rental is limited to up to 10 years. While the proposal will provide
short term rental (up to 10 years), beyond that date some of these units may be lost as rental stock.
OCP Policy 3 – 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts
and seniors housing designed to accommodate special needs.
The applicant is proposing to provide four (4) Adaptive Housing units designed to meet the combined
requirement of SAFERHome and Section 3.4.5 of the BC Building Code. This would be 6.25% of the
units, which generally in keeping with the other projects in the Town Centre Area.
- 5 -
Community Amenity Contribution (CAC) Policy:
The project is exempt from payment of the per-unit Community Amenity Contribution (CAC) fee;
because it is located in the Town Centre Area. However, the project does incorporate the usual
common areas and amenities for the convenience and health of the future residents such as indoor
recreation/common room space, outdoor open space, public art, pedestrian furniture, child play
furniture, etc.
Provision of public art located within the landscaped area in front of the proposed building, will be
concluded with the applicant, protected by way of a restrictive covenant on title and specified in the
detailed submission with the Development Permit Application.
Housing Action Plan:
Background:
The establishment and retention of new rental housing stock has been a priority for Council.
The Housing Action Plan was endorsed by Council on September 15, 2014 and Housing Action Plan
Implementation Framework endorsed on September 14, 2015. Among its strategies are to introduce
an adaptable housing policy, to create new rental housing opportunities. When originally presented
to Council, the project included rental units; however, the applicant is now seeking to make their
decision about whether the units will be sold on the market as strata units or to be offered as rental
units for about 10 years at the building permit stage.
If these dwelling units are rental units, this may help to increase the rental housing stock in the
community by 64 units, with a range of bedroom sizes, including seven (7) 3- bedroom apartments,
potentially suitable for accommodating families with children. Constructing four (4) or 6.25% of its
housing units as Adaptive Housing is similar to the 10% average being proposed by other projects in
the Town Centre Area. It may be assumed even if the building is stratified, that after 10 years, some
units will likely remain as market rental units and others owner occupied.
Current Practice:
The current practice of the City is for applicants to enter into Housing Agreements with associated
Restrictive Covenants to protect proposed rental apartments and adaptive dwelling in perpetuity. The
SAFERHome guidelines are attached to the covenant as well. By being on title, should ownership
change before a project is built, subsequent owners would be bound by the requirements to build
and maintain the rental and adaptive units.
The City has entered into such agreements for the following rental housing project, some including
Adaptive Housing:
File Number Location Description (# of units)
RZ/044/09 11225 240 ST 16 rental apartments
2011-015-RZ 11959 203 Street 6 rental apartments
2011-084-RZ 23980 Kanaka Way Two rental apartments
2013-052-RZ 23227Dogwood Ave. 5 rental apartments
2014-019-RZ 24815 Dewdney Trunk Road &
12040 248 Street
One rental apartment
2016-052-RZ 22260/92 122 Avenue &
12159/67 223 Street
289 rental apartments
- 6 -
Recently, Council expressed some thoughts as to the circumstances under which rental would be
required, whether rentals be subject to housing agreements, Council’s role in Strata Conversion and
leaving the decision to provide market versus rental housing to the development industry and
market analysis.
Subject Proposal:
This application was made to the City as a “64 unit, wood-frame rental building” and this was
presented to Council for first reading on June 27, 2016. The report and letter from the City
confirming Council’s first reading identified the applicant would be required to enter into a Housing
Agreement. Staff advised the applicant following first reading by letter dated July 4, 2016 of the
Council practice to require a Housing Agreement for rental buildings in the City.
This report does not include the draft housing agreement prepared and forwarded to the applicant
based on the current Council practice. Should it be Council’s direction to proceed with a housing
agreement, a separate report with the necessary authorizing bylaw would be forwarded to Council
and coordinated with final reading of this rezoning proposal.
The applicant, however, would prefer to leave the decision about whether the project will be rental or
strata owned to the building permit stage. In part, this is because the developer is not comfortable in
entering into a Housing Agreement or the provision to retain the rentals in perpetuity.
Instead, their desire is to follow the provisions contained in the Homeowner Protection Act and its
regulations. This Act requires all new dwelling units to have third-party home warranty insurance for
home buyers. The Act also provides for exemptions from requiring this warranty and placing the
obligation on the developer to correct any defects in labour, materials or design deficiencies for 10
years after first occupancy in these instances:
Multi-unit buildings owned under a single title and constructed for rental purposes.
Multi-unit buildings that are strata-titled, but held under single ownership and constructed for
rental purpose.
Three or more dwelling units built for rental purposes and owned under a single legal title.
The developer must register a restrictive covenant, using a provincial template, and promising not to
sell the units for a 10 year period, ostensibly to insure the owner-developer is responsible to
undertake the corrections in lieu of a third-part insurer. Thus, if the residential development is one of
the first two points above, it would be a de facto ten (10) year agreement for the rental of the subject
apartment units, except as described in the next section. The City would not be a party to such an
agreement. The proponent prefers to address the rental/condo question after rezoning and prior to
obtaining their building permit.
Discussion:
Basic Questions:
The fundamental question concerning this application is whether Council wishes this project to be a
rental or a market building. If it is to be a market building, the application can simply proceed with
the usual requirements, including a restrictive covenant for the adaptive dwelling.
- 7 -
If Council wishes this to be a rental building, then there are three matters Council needs to consider
and provide direction. These are:
1. Whether or not Council wishes to enter into a Housing Agreement: Without a Housing
Agreement, there is no certainty the building will become a purpose built rental building or
will remain as such once built;
2. Whether rental is to be in perpetuity or for a set period of time: If apartment building is only
rental temporarily and not in perpetuity as Housing Agreements currently require, there is no
guarantee units developed as rental housing will remain rental and contribute to building up
the rental housing stock in the City. This may make it more difficult to find suitable rental
housing in the City.
3. Whether Council wishes to approve conversion of rentals to ownership: Older apartment
buildings, which were not strata titled before they were occupied, require Council approval
before they are converted from rental units to strata titled units. New apartment are often
strata titled by developers before being occupied, whether or not it will be sold or rented.
Therefore, renters have no protection from being evicted and may face problems relocating
and finding suitable housing where the tenure chance can take place outside of the
conversion process.
Current Practice:
The current practice is that all buildings requiring rentals are subject to a housing agreement,
protecting the units in perpetuity. The uncertainty of whether the subject development will or will not
be rental, and the fact the rental may only be for 10 years calls to question whether the project fully
or only partially compiles with the OCP policy respecting the provision of affordable, rental and
special needs housing if Council wishes the building to be a rental.
Rental Termination and Potential Relocation Policy:
The potential that rental units may be for a fixed period also raises the specter of eviction and
relocation. Some protection would be offered to renters under the provisions of the Rental Tenancy
Act. Without going into details, there are various grounds with corresponding periods of notice that
the Act requires for a landlord to provide to their tenants. For example, notice can be 10 days
(involving breach of agreement, illegal activities, after repeated notices, etc.), 2 months (the typical
notice for landlord or landlord’s family member moving in, for a new owner buying the unit, etc.) and
12 months (Conversion of Manufactured Home Park). Council saw it fit to establish its own policy for
conversion of mobile homes, expanding on the Provincial requirements.
Furthermore, Council has passed the following resolution in relation to the impact on residents at the
fire damaged rental building being redeveloped under application 2016-052-RZ:
That staff be directed to prepare a tenant relocation assistance policy that will establish
acceptable guidelines for reviewing development proposals in light of existing tenants who
may be affected by potential impacts to affordable rental housing;
A report concerning this proposed policy is in its final stage of drafting and is to be presented at
Council Workshop in early 2018. The purpose of this policy will be to assist tenants in affordable
rental buildings that are subject to redevelopment, to be given sufficient notice for termination of the
rental, to assist renters to find suitable rental accommodations at comparable rental rate levels and
financial assistance to relocate.
- 8 -
Such a policy could also encompass greenfield-type development. As in the case of this project,
where units may be rented out for a particular period of time, a Tenant Relocation Assistance Policy
that Council may wish to establish could be registered on title as a condition of rezoning.
Alternatively, this policy could be included in a Housing Agreement or in a Restrictive Covenant in
those instances where such instruments are used.
Conversion of Non-strated Rental to Strata Ownership:
Council is granted power by the Strata Properties Act to be the Approving Authority when rental
housing is converted to strata. That authority includes considering acceptable relocation conditions.
More broadly, it gives Council the authority to require a number of factors to be considered in when
Council considers passing the necessary resolution approving a conversion, including the priority of
rental accommodations over privately owned housing, provisions for relocation, Code compliance
and any other matters Council deems relevant.
However, this approval process does not apply if an apartment is stratified immediately after it is
constructed and before it is first occupied by tenants who rent the units.
Restricting Stratafication:
If Council wises to be able to exercise its authority to approve conversions, stratification would need
to be prohibited. The rezoning condition to be added would be that the apartment building cannot be
strata titled before occupied. That would provide Council with the next best assurance after a
Housing Agreement that the building will be rented. Furthermore, it gives Council the added bonus
that before a conversion from rental to ownership is approved, Council will receive a conversion
application.
Markets and housing needs change in time. Council may explore and set conditions for actions to be
taken by applicants at the time the conversion applications are made, including: giving adequate
notice for tenants to vacate, providing necessary relocation assistance for the tenants and insuring
necessary building repairs are addressed before the units are sold and turned over to strata owners.
Council could also deny the conversion and not pass a resolution to approve a conversion if it is
deemed that the rental stock vacancy rates in the City are too low at the time of the conversion
application.
ii) Zoning Bylaw:
The two lots encompassing the site are proposed to be consolidated and rezoned to RM-2 (Medium
Density Apartment Residential). The proposed lot size, density and siting will comply with the Zoning
Bylaw. The building is proposed to exceed the maximum building height by one storey and
approximately 5 metres (20 metres rather than 15 metres).
The variance is justified because the project provides adaptive housing with some possibility of
rental housing, the shape of the site (narrow and deep) and there is a commitment by the developer
to incorporate public art into the project. There will be a separate report to Council detailing the
proposed variance and provision of public art.
- 9 -
iii) Off-Street Parking And Loading Bylaw:
The parking requirement for this project is as follows:
1 space for each of the 37 1-bedroom apartments = 37
1.1 spaces for each of the 20 2-bedroom apartments = 22
1.2 spaces for each of the 7 3-bedroom apartments = 9
0.1 visitor parking spaces for each of the 63 apartments = 7
Total = 75
The current proposal has 76 parking spaces all in an underground structure, which is one space
more than required by the Bylaw. Within this total, two (2) will be designed as small car spaces,
which is within the percentage of small cars permitted and two (2) are designed as disabled parking
spaces also compliance with the Bylaw. The width of the ramp into the underground parking ramp off
Burnett Street meets the Bylaw minimum of 7.0 meteres.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, 603 RM-2 Medium Density
Apartment Residential, Section 7 is proposed to be varied from a maximum building
height of 15 metres and 4 storeys to 20 metres and 5 storeys.
This proposed variance is justified because the Town Centre Low-Rise Apartment designation
permits development of three (3) to five (5) storeys, the shape of the lot (narrow and deep) and
public art is being incorporated into the project.
Given the uncertainty about this project becoming rental housing, the variance for the extra floor may
not align with the proposed new Zoning Bylaw. The RM-2 zone in the new Zoning Bylaw proposes to
allow a fifth storey; however, there is discussion underway whether this additional height would be by
way of a density bonus or be permitted outright.
The Planning Department has been tasked with preparing a report on Citywide Community Amenity
Contributions (CACs) and density bonusing, which will explore the issue of increasing height in
certain zone, including the RM-2 Zone, and determining if this will be done through a density bonus
or as a right. If additional height would be a bonus density, the bonus could be derived from the
following: provision of affordable, rental and special housing, public art (being provided by this
applicant), sustainable construction such as LEED, energy efficiently measures, electric vehicle
charging stations and sustainable features such as green roof and green walls.
The requested variance to RM-2 (Medium Density Apartment Residential) zone will be the subject of
a future Council report.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
- 10 -
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on July 19, 2017 and August 19, 2017 (see Appendix E & F)
All the following issues identified by the ADP were satisfactorily resolved in the resubmission made
by the Architect and Landscape Architect on August 19, 2017:
Architecture:
1. Provide protection over exit stairs on west side.
2. Show through wall flashings on building elevation.
3. Show operable windows on elevation.
4. Review slope of entrance canopy
5. Show where rain water leader are located on all elevations.
6. Demonstrate that the elevator meets emergency requirements.
Landscaping:
1. Landscape plan and site are not coordinated and need to be reviewed by both
consultants.
2. Provide details discussed, including the following:
a section showing transition from grass to planting bed.
a hardscape schedule for paving materials.
the guard rail.
the fence.
the garbage enclosure in regards to materials, finishes and green roof over garbage
enclosure.
3. Storm water management to be coordinated with the landscape plan.
4. Provide vertical landscape structure in outdoor amenity area.
5. Remove grass strip between amenity space and private unit.
6. Provide arborist report including protection methodology for the tree to be retained.
Site and Other:
1. Elaborate on the public art.
2. Enhance the entrance to the underground parkade. Coordinate with the entrance canopy.
3. Review ramp slope elevation and transition from the main street.
4. Raise walkway along ramp while maintain the required ramp width.
5. Provide building identification signage.
6. Consider outdoor visitor bike rack.
A detailed description of the how these items were addressed will be included in a future
development permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Seniors Centre on June 21, 2017.
Three (3) people attended the meeting. A summary of the main comments and discussions with the
attendees was provided by the applicant and include the following main points:
Accommodate a bike route, including removing on street parking to accommodate a bike
lane; and
Retaining the trees on the property.
- 11 -
The following are provided in response to the issues raised by the public:
If on street parking is removed, the project would need to increase the number of visitor
parking spaces by about two (2) spaces in accordance with the Off Street Parking
requirements.
The applicant is not proposing to retain the existing trees, but rather plant new ones because
the underground parking structured covers nearly the entire lot.
viii) Environmental Comments
The applicant has proposed a stormwater management strategy which incorporated a bio-swale and
soil amendments into the overall landscaping of the site. A tree cutting permit will be required. Tree
replacement recommended by the applicant’s Arborist has been submitted and accepted in
accordance with City requirements. Suitable street trees have been proposed.
4) Interdepartmental Implications:
i) Engineering Department:
Engineering has identified the upgrades necessary through a Rezoning Servicing Agreement. These
include road widening and constructing curbs, gutters and sidewalk, installing street lighting,
planting street trees and upgrading of utilities.
ii) Fire Department:
The Fire Department has reviewed the proposed plans. They outlined the typical details that are
addressed at the Building Permit stage, including the requirement for balconies to be sprinklered
and installation of an additional stand pipe in the underground parking area. The matters identified
do not affect the proposed siting or the form and character of the proposed development.
iii) Building Department;
The Building Department comments included the following:
The accepted stormwater management plans must be registered on title;
The submitted Geotechnical Report is acceptable; however, does not need to be
registered on title in this instance; and
The three (3) adaptive dwelling units were reviewed and required modification were
made by the architect for these units to comply with the combined requirement of
SAFERHome and Section 3.4.5 of the BC Building Code.
iv) Parks, Recreation and Culture Department;
The Parks, Recreation and Culture Department reviewed the proposal about the artist and their art
work to be incorporated into the project as public art. The final selection is to be suitable for the
context of this precinct in the Town Centre Area and the subject area. Parks, Recreation and Culture
Department staff is prepared to provide feedback to the applicant to assist in their selection process
for public art as may be requested by the applicant.
- 12 -
ALTERNATIVES:
Given Council’s recent discussion about rental housing and decision not to require certain Town
Centre Area applications to provide rental housing, the recommendation as written in this report
does not require the applicant to provide rental or enter into a Housing Agreement.
The alternatives are as follows:
1. If Council supports rental in perpetuity, then the recommendation would be to proceed with a
Housing Agreement. This would require a separate report to be brought to Council with a bylaw to
authorize such an Agreement and its terms. The authorization bylaw would be coordinated with
final approval of the zone amending bylaw for the subject application. If this is Council’s
preferred alternate, then following terms and conditions need to be added to those listed in
Recommendation 2:
xi) Proceeding with a bylaw to authorize entering into a housing agreement.
xii) Registration of housing agreement Restrictive Covenant.
2. If Council supports rental for the period of 10 years as proposed by the applicant, then the
recommendation would be to proceed to second reading with a Housing Agreement, proceeding
as described above, that specifies the 10 year period and relocation assistance, by adding the
following terms and conditions:
xi) Proceeding with a bylaw to authorize entering into a housing agreement for 10 years
with relocation assistance provisions.
xii) Registration of housing agreement Restrictive Covenant.
3. If Council supports rental for the period of 10 years as proposed by the applicant without a
Housing Agreement, but retaining the ability to approve conversion in the future, then the
recommendation would be to proceed to second reading, by adding the following terms and
conditions:
xi) Registration of a Restrictive Covenant prohibiting the building from being strata titled.
CONCLUSION:
The proposal is in compliance with the Official Community Plan respecting density, form and
character; however, it is not a permanent rental building as initially proposed. Adaptive housing units
are being proposed. It may become rental building for a period of time under Homeowner Protection
Act at the discretion of the applicant at the building permit stage.
- 13 -
It is, therefore, recommended that Council grant second reading to Zone Amending Bylaw No. 7252-
2016, noting that alternative terms and conditions may be selected by Council, and advance this
application to the next Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7252-2016
Appendix D – Site Plan and Architectural Plans
Appendix E – Landscape Plan
Appendix F – SAFERHome Standards for Adaptive Housing Units
DATE: Sep 15, 2017
FILE: 2016-145-VP
11749/61 BURNETT STREET
PLANNING DEPARTMENT
GILLEY AVE.BURNETT ST.228 ST.117 AVE.GILLEY AVE.GILLEY AVE.229 ST.LANE
LOUGHEED HWY
.
RITCHIE AVE.FULTON ST.CLIFF AVE.229 ST.228 ST.GEE ST.2296011669
11682
11659
11860
11795
11826
2273411781
11910
11902
2293011780
11848
11830
11869
11857
11662-90 22732274611662
11891
11900
11856
11703
11900
2297011667
11811
11655
11749
229632283811817
2290522711-512296111750
2282411903
11910
11844
229702289311824
11898
11760
11818
11841
11881
22998229422294011880
2299711621 2292911868
11879
11861
2295011800
11845
11672
11825
229
9
0
11632
229772276911801
11810
11692
2285
8
11791
11838
2290411779
11891
22900229452277711761
2290111790
11819
11831
2276211607
11809
11888
2270911798
11845
11900
2294511785
11686
11816
11868
11681
22979
11788
22761227931167122855 2296222774117812275
11764
2297111837
11880
1164
8
-
5
4
22904/06
11890
11829
11675
2279811646
11840
11810
11912
2295311801
22890 2293722952229282298411770
228972271222894 229642299611767
11780
11851
11695
11797
2275311663 2292711765
11911
11633
11901
11690
2279022750/7811768
11878
2276911791
2
2
9
7
8
11869
11771
11830
11821
22805229392285
6
222290
0/
0
2
11761
229422278011850
11887
2297611778
2298311905
11808
11895
11835
227222298422908/10
11790
2297511763
2278511881
11890
11775
11775
11747
11870
227562293011809
11820
11736 22910229942279911644
11843
11678 2292011680
11661
11739
22780/902293611871
227882297511911
11901
227242295111920
2293511858
11851
11661-
11836
229502299311851
11
6
7
0
11821
2277011917
´
Scale: 1:3,000 BY: DT
SUBJECT PROPERTIES
Legend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
DATE: Sep 15, 2017
FILE: 2016-145-VP
11749/61 BURNETT STREETCity of PittMeadows
District of
Langley District of MissionFRAS
^
PLANNING DEPARTMENT
GILLEY AVE.BURNETT ST.228 ST.117 AVE.GILLEY AVE.GILLEY AVE.229 ST.LANE
LOUGHEED HWY
.
RITCHIE AVE.FULTON ST.CLIFF AVE.229 ST.228 ST.GEE ST.2296011669
11682
11659
11860
11795
11826
2273411781
11910
11902
2293011780
11848
11830
11869
11857
11662-90 22732274611662
11891
11900
11856
11703
11900
2297011667
11811
11655
11749
229632283811817
2290522711-512296111750
2282411903
11910
11844
229702289311824
11898
11760
11818
11841
11881
22998229422294011880
2299711621 2292911868
11879
11861
2295011800
11845
11672
11825
229
9
0
11632
229772276911801
11810
11692
2285
8
11791
11838
2290411779
11891
22900229452277711761
2290111790
11819
11831
2276211607
11809
11888
2270911798
11845
11900
2294511785
11686
11816
11868
11681
22979
11788
22761227931167122855 2296222774117812275
11764
2297111837
11880
1164
8
-
5
4
22904/06
11890
11829
11675
2279811646
11840
11810
11912
2295311801
22890 2293722952229282298411770
228972271222894 229642299611767
11780
11851
11695
11797
2275311663 2292711765
11911
11633
11901
11690
2279022750/7811768
11878
2276911791
2
2
9
7
8
11869
11771
11830
11821
22805229392285
6
222290
0/
0
2
11761
229422278011850
11887
2297611778
2298311905
11808
11895
11835
227222298422908/10
11790
2297511763
2278511881
11890
11775
11775
11747
11870
227562293011809
11820
11736 22910229942279911644
11843
11678 2292011680
11661
11739
22780/902293611871
227882297511911
11901
227242295111920
2293511858
11851
11661-
11836
229502299311851
11
6
7
0
11821
2277011917
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: DT
SUBJECT PROPERTIES
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7252-2016
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7252-2016."
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 1 Except: North 55 feet, Section 17 Township 12 New Westminster District
Plan 8312
The North 55 feet of Lot 1 Section 17 Township 12 New Westminster District
Plan 8312
and outlined in heavy black line on Map No. 1678 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 28th day of June, 2016.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
BURNETT ST.228 ST.117 AVE.229 ST.FULTON ST.RITCHIE AVE.
CLIFF AVE.
L
O
U
G
H
E
E
D
H
W
Y
.GILLEY AVE.229 ST.11669
11682
2285811781
2293011826
11791
11662
11811
11749
11817
2290511750
11824
11818
229402292911672
11825
2280511801
11692
2292811791
11838
2290411779
22780/90229002294511761
2285511831
11848
11680
11798
11845
11775
2294511816
1168122799 11788
11671
11781
11764
11837
11810
2293711780
11695
11797
228562292711765
11841
11690
11716
11768
11821
2293911761
229422278011675
11778
2283811808
11790
11667
11747
11809
11736 2291011678
11843
2292011844
11661
11739
2293622824229511167
0
2293511836
11771
11686
11821
22770Rem. 5
S 1/2 5 67 1
81
10
103
106
82
2
S 1/2 1
84
11
244
171
125
122
A
128
B
172
1
238
108
86
227
3
9
242
LOT 2
2
119
60'
120
N 1/2 5
246
2
104 126
Rem
1
57
1
214
89
A
55
3
90
12
245
1
"A"
LOT 1
E
5
Rem 1
2
1
4
2
127
123
124
Rem.
173
80
N 1/2 1
8
87
243
2
54
88
56 79
Rem
Rem. A
68
85
Rem. 63
105
78
11
1
1
4
91
Rem.
228
A
83
121
1
2
53
A
P 51655
LP 76566
P 8871
P 70383
P 58813
P 12588P 22876NW P 407491830 P 8312P 72307
P 8881
P 13497
*PP089
LMP 34065 (LEASE)
P 65141
LP 76344
P 57530LMP 11048
P 59400P 8881P 42061
P 59452
P 81957
LMS
2
3
9
0
P 44489
P 71517
P 87494P 18773P 40889LMP 25642 (LEASE)
P 12588
LP 82566RP 8464P 18773P 41319
LMP 7787P 41319
P 51052 P 43788P
6
1
5
2
0RW 80528LMP 49848
RW 87
495
LMP 18896
LMP 2415LMP 2414LMP 7789
LMP 18897
EP 42071RW 51656
RW N'ly 20 Feet
RW 73
424
LMP 49850
EP 82567LMP 49849RW 48257RW 79939LMP 7788
LMP 2619228 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7252-20161678
APPENDIX D
C:\General CADD 8\Gxd\1110\1110 P1 SITEPLAN b.gxd -- 08/16/2017 -- 08:45 AM -- Scale 1 : 192.00
C:\General CADD 8\Gxd\1110\1110 P6 ELEVATIONS.gxd -- 08/16/2017 -- 08:51 AM -- Scale 1 : 96.00
C:\General CADD 8\Gxd\1110\1110 P7 ELEVATIONS.gxd -- 08/16/2017 -- 08:52 AM -- Scale 1 : 96.00
C:\General CADD 8\Gxd\1110\1110 P8 SUITES A A1 (2).gxd -- 08/16/2017 -- 08:52 AM -- Scale 1 : 48
APPENDIX E
Schedule B
The SAFERhome Standards Criteria
For Multi-Family Attached
1. All exterior thresholds are flush.
2. Interior thresholds meet minimal code constraints.
3. Bath and shower controls off set from centre, roughly 1/2 way between the historic centre
location and the outside edge of the shower or tub enclosure.
4. Pressure/temperature control valves on all shower faucets .
5. 2"x12" block lumber in all washroom tub, shower, and toilet locations.
6. Waste pipes brought in at 12-14" to the centre of the pipe from floor level.
7. Cabinets underneath sinks easily removable.
8. Doors a minimum of 34" wide but should ideally be 36".
9. Hallways and stairways a minimum of 40" wide but should ideally be 42" wide, passage ways
and pinch points like doors should be 36".
10. Light switches 42" to the centre of the electrical box from the finished floor.
11. Receptacles 18" to the centre of the electrical box from the finished floor.
12. Electrical receptacles placed as follows:
- Beside windows, especially where draperies or blinds may be installed.
- Top and bottom of stairways
- Beside the toilet
- Above external doors (outside and inside) - On front face of kitchen counter
- At Node Zero Location (the communications control centre for smart home options) where
all the house wiring meets in one place.
13. Larger grey electrical boxes utilized .
14. Four-plex receptacles in master bedroom, home office.
15. Level 5 (4 pair) telephone pre-wire to all areas returning to one central area (Node Zero).
16. RG-6 coaxial cable runs returning to one central area (Node Zero).
17. All low-voltage runs returning to one central area (Node Zero).
18. Walls at the top of stairs reinforced with 2"x12" at 36" to centre.
19. Either: allowance made for elevator in stacked closets or make the staircase 42" wide.
Source: saferhome_manual_final_2009-11-12
APPENDIX F
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:2017-281-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Official Community Plan Amending Bylaw No. 7357-2017;
Second Reading
Zone Amending Bylaw No. 7360-2017;
21428, 21460, 21472 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to re-designate the three subject properties from Urban Residential
to Institutional to allow for the expansion of the Maple Ridge Cemetery. Furthermore, the applicant
has requested that one of the three properties, 21428 Dewdney Trunk Road, be rezoned from RS-1
(One Family Urban Residential) to P-6 (Civic Institutional) to accommodate the cemetery expansion in
2018.
Council granted first reading to the Official Community Plan Amending Bylaw No. 7357-2017 and
Zone Amending Bylaw No. 7360-2017 on July 25, 2017. At that time, Council also considered the
early consultation requirements for the Official Community Plan (OCP) amendment.
The designation of the three properties for Institutional Use (cemetery) supports the future
expansion of the Maple Ridge Cemetery as guided by the City’s 2008 Cemetery Master Plan (CMP),
adopted by Council on March 11, 2008 (R/08-128). As the cemetery is anticipated to be at full
capacity for adult burial plots by the end of 2017, the first phase of expansion will be necessary to
accommodate requests for new burials. For this reason, the western most subject property, 21428
Dewdney Trunk Road, is being rezoned concurrently such that the development of cemetery grounds
may begin as soon as the OCP amendment and rezoning processes are completed. The subject
property being rezoned is anticipated to provide capacity for a five to ten year timeframe.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7357-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7357-2017 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7357-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
1110
- 2 -
4) That Official Community Plan Amending Bylaw No. 7357-2017 be given second reading and be
forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7360-2017 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Amendment to Official Community Plan Schedule "B"; and
iii) Road dedication on Dewdney Trunk Road as required.
DISCUSSION:
1) Background Context:
Applicant: City of Maple Ridge Parks, Recreation and Culture Department
Owner: City of Maple Ridge (21428 and 21472 Dewdney Trunk Road)
Private property owner (21460 Dewdney Trunk Road)
Legal Description: Lots 2, 3 and 4, District Lot 247, New Westminster Plan 8050
OCP:
Existing: Urban Residential
Proposed: Institutional
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: P-6 Civic Institutional for 21428 Dewdney Trunk Road only
No Change for 21460 and 21472 Dewdney Trunk Road
Surrounding Uses:
North: Use: Residential and Institutional
Zone: RM-1 (Townhouse Residential) and P-4 (Place of Worship
Institutional)
Designation: Urban Residential and Institutional
South: Use: Maple Ridge Cemetery
Zone: RS-1 (One Family Urban Residential)
Designation: Institutional
East: Use: Single Family Dwellings
Zone: R-1 (Residential District)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Properties: Vacant
Proposed Use of Properties: Cemetery
Site Area: 1.219 ha (3.0 acres)
Access: 214 Street
Servicing requirement: Urban Standard
- 3 -
2)Background:
The three subject properties were identified as suitable for future cemetery expansion in the 2008
Cemetery Master Plan (2008 CMP). The 2008 CMP, adopted on March 11, 2008 by Council (R/08-
128), serves as the guiding policy document for the planning and management of the two
cemeteries in Maple Ridge. Specifically in that Council Meeting:
It was moved and seconded that staff be authorized to move forward with the
recommendations contained in [the Cemetery Master Plan] as and when the required funding
becomes available to do so.
Maple Ridge’s main cemetery, first established in 1878, is directly to the south of the three subject
properties. The main cemetery has evolved to meet the needs of almost all burials that occur in
Maple Ridge.
3)Project Description:
The subject properties are located within the Urban Area Boundary and currently designated Urban
Residential. The City proposes to re-designate the site to Institutional to allow cemetery use. The
rezoning of one of the three properties, 21428 Dewdney Trunk Road, from RS-1 (One Family Urban
Residential) to P-6 (Civic Institutional) is running concurrently with this re-designation application so
that the City may be able to begin the development of cemetery grounds and services (e.g. laying out
new burial grounds, landscaping, local access roads, maintenance facilities, onsite parking, etc.) as
soon as the OCP amendment and rezoning processes complete.
A rezoning application for the other two subject properties, 21460 and 21472 Dewdney Trunk Road,
is not required at this time.
4)Planning Analysis:
At this time, the applicant, Parks, Recreation and Culture Department, has confirmed that the
current cemetery is nearing its capacity, and there are very few spaces left for burial (although
cremation interment is still possible). Furthermore, the 2008 CMP highlights that demographic,
burial and cremation trends point towards increased demand for cemetery services in the city over
the next 15 years and possibly beyond. Increased population growth and migration to Maple Ridge
are contributing to this demand. While cremation rates will rise, they are not likely to increase
significantly beyond current levels (approximately 85%). Therefore, there will continue to be demand
for space for full depth (i.e. in ground) burial as well as to inter cremated remains. At its foundation,
this application for the expansion of the cemetery will allow for cemetery services to continue to
serve the near and midterm needs of Maple Ridge residents for a place for burial, interment,
grieving, memorialization and commemoration that is closer to home.
i)Official Community Plan:
Section 4.2 of the OCP covers the Institutional Designation. The objective for institutionally
designated properties is to meet community needs in the provision of accessible institutional
facilities while minimizing potential conflicts.
The following policies should be considered in this application.
4-33 Large Scale Institutional Facilities […] should:
- 4 -
a) Be within the Urban Area Boundary;
b) Be conveniently located near public transit;
c) Have direct access to a collector, arterial, TransLink major road or Provincial Highway;
d) Where considered necessary, require the completion of a transportation impact study;
e) Respect the neighbourhood context and natural features.
The current application to expand the Maple Ridge Cemetery onto the subject properties respects
Policy 4-33 a) to c) by the nature of its location.
With respect to item d) staff have determined that a transportation impact study will not be required
for this rezoning application. Additional traffic due to the expansion is not anticipated to be heavy
and visitors will continue using the Cemetery’s current access from 214 Street off Dewdney Trunk
Road to access the site.
With respect to item e) the subject properties are located within the Urban Residential area. They,
and the existing cemetery, are surrounded principally by a range of residential housing forms ranging
from single family dwellings to townhouse complexes. The cemetery’s long history in this area (since
1878) and open spaces are a compatible and respectful land use type. In addition to its primary
function, it is also an attractive and welcoming amenity and outdoor space for passive recreational
activities such as walking, quiet contemplation, resting, reading, tai chi. Furthermore, the public
expressed, during a public open house held as part of the development of the 2008 CMP, that these
kinds of compatible recreational activities should be encouraged for the cemetery lands. Therefore,
the cemetery use respects the neighbourhood context, as is an important element in the spectrum of
open space and recreation opportunities in Maple Ridge.
4-34 Proposed expansion in the […] size of existing Large Scale Institutional Facilities must
be evaluated on their impacts to the adjacent neighbourhood, to the transportation network,
to existing services and facilities, and to the surrounding community and its natural features.
The applicant’s site plan for the subject property being redesignated and rezoned, 21428 Dewdney
Trunk Road, has been reviewed and found to be respectful and compatible with the existing
neighbourhood. It will serve as an amenity for the local neighbourhood, and go towards
implementing some of the recommendations set out in the 2008 CMP (see discussion below). Site
plans for the two other properties being redesignated, 21460 and 21472 Dewdney Trunk Road, will
be reviewed against this policy when a rezoning application is received at a future date.
2008 Cemetery Master Plan:
The current cemetery is setback approximately 100 metres from Dewdney Trunk Road. It is not easily
seen from the main road, thereby reducing both its physical and visual accessibility. The expansion
of the cemetery on the three subject properties adjacent to Dewdney Truck Road would help to
address these issues, strengthen its placemaking qualities, facilitate passive recreation, and provide
greater natural surveillance, as contained in the 2008 CMP.
If the site had access and visual sight lines from Dewdney Trunk Road, it would be perceived
as a more accessible open space […]. This would address security issues such as theft and
vandalism by creating better visibility. More exposure would also encourage passive recreation
and would make finding the cemetery site easier for out of town visitors and members of the
funeral entourage.
- 5 -
The 2008 CMP also recommends that cemetery lands should:
Accommodate most of the short and medium term cemetery needs in one location;
Be located in an attractive setting that can be designed and built to create a meaningful
place of remembrance;
Be situated on stable, free draining soils;
Be readily accessible; and
Not be a detriment to the neighbourhood.
For these reasons, the 2008 CMP recommends that the subject properties are ideal for acquisition
and cemetery expansion.
ii)Zoning Bylaw:
The current application proposes to rezone only 21428 Dewdney Trunk Road from RS-1 (One Family
Urban Residential) to P-6 (Civic Institutional) to permit the cemetery use. The proposed site plan has
been examined and does not raise any issues with respect to the Zoning Bylaw’s P-6 zone and fence
provisions. There are no proposed buildings on the site. The only proposed structures are some
columbaria that are not intrusive in height or massing, and similar to existing columbaria in the
cemetery to the south.
The applicable provisions of the Zoning Bylaw for the two other properties being redesignated,
21460 and 21472 Dewdney Trunk Road, can be reviewed when a rezoning application is received at
a future date.
iii)Off-Street Parking And Loading Bylaw:
As there are no buildings on site, there are no requirements contained within the City’s Off-Street
Parking and Loading Bylaw 5879-1999 for the provision of off-street parking. Nonetheless, parking
is not anticipated to be an issue with the rezoning application. The existing cemetery provides
parking for visitors, and it is anticipated any additional parking requirements can be accommodated
along the proposed internal roadway on 21428 Dewdney Trunk Road.
The off-street parking requirements for the two other properties being redesignated can be re-
examined when a rezoning application is received at a future date.
iv)Proposed Variances:
No variances are required for this application.
v)Development Permits:
No development permits are required as part of this application, as institutional uses are not a
designated Development Permit Area according to the Local Government Act.
vi)Advisory Design Panel:
Review of this application by the Advisory Design Panel is not required.
- 6 -
vii)Development Information Meeting:
A Development Information Meeting was held in the Alouette Room of the Maple Ridge Library on
October 25, 2017. Nine people attended the meeting. A summary of the main comments and
discussions with attendees was provided by the applicant and include the following main points:
Four individuals were supportive of the application because the land use would not be used
for housing, and would remain a greenspace. They also noted that the cemetery expansion is
needed, given that the current Maple Ridge Cemetery is nearing capacity;
Three individuals opposed the application and the cemetery expansion in general, citing
concerns about its proximity to their house nearby, their land value, and that the land should
be used for housing instead;
One individual suggested that the eastern property boundary of 21472 Dewdney Trunk Road
should be fenced to deter people from cutting across the vacant lots. However, this
individual realized that this may negatively impact the informal neighbourhood use of this
area; and
One individual expressed concerns with a homeless individual living on the private property
at 21460 Dewdney Trunk Road.
The following are provided in response to the issues raised by the public:
The current application conforms with the City’s 2008 Cemetery Master Plan, and addresses
a short term need for additional burial space;
The applicant can address the need for fencing along the eastern most boundary of the
three subject properties when a rezoning application is made in future.
5)Environmental Implications:
This application has been reviewed by staff. No issues were flagged by this application. The trees on
21428 Dewdney Trunk Road will be retained to the extent possible, while new trees will also be
planted. Note that the City’s Parks, Recreation and Culture Department does not require a tree
cutting permit for work on City owned lands but will provide replacement trees as necessary.
The subject properties are located within the Fraser River Escarpment Area, and no stormwater
infiltration from impervious surfaces (i.e. internal roadway) is allowed. A stormwater ditch and
connection to the City’s stormwater drainage system has been planned.
6)Traffic Impact:
As the subject properties are located within 800 metres of the Lougheed Highway, a referral has
been sent to the Ministry of Transportation and Infrastructure.
Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application.
7)Interdepartmental Implications:
i)Engineering Department:
The Engineering Department has provided comments on servicing the site, which are minimal
because no buildings are being built. Road dedication along Dewdney Trunk Road, a new driveway
- 7 -
letdown, and a connection between the on-site stormwater ditch to the off-site sanitary drainage
system will be required. These comments have been addressed by the applicant.
ii)Parks, Recreation and Culture Department:
As the applicant, the Parks, Recreation and Culture Department has reviewed and adjusted the site
plan according to their specifications.
iii)Fire Department:
The Fire Department reviewed the preliminary site plan and provided one comment regarding
marking an address to the site, which has been addressed.
iv)Licences, Bylaws and Permits Department:
There are no comments from the Licences, Bylaws and Permits Department because there are no
buildings being proposed.
8)School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral has been sent to School District
No. 42 to indicate that the change in designation from Urban Residential to Institutional.
9)Intergovernmental Issues:
i)Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to redesignate the subject properties
from Urban Residential to Institutional, is considered to be minor in nature. It has been determined
that no additional consultation beyond existing procedures is required, including referrals to the
Board of the Regional District, the Council 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.
10)Citizen/Customer Implications:
Citizens were provided an opportunity to comment on this application at the Development
Information Meeting (see above). Another opportunity for citizen input will be at Public Hearing.
- 8 -
CONCLUSION:
It is recommended that second reading be given to OCP Amending Bylaw No. 7357-2017, that
second reading be given to Zone Amending Bylaw No. 7360-2017, and that applications 2017-281-
RZ and 2017-281-CP be forwarded to Public Hearing.
“Original signed by Chee Chan” ___________________
Prepared by: Chee Chan, MUP, MCIP, RPP, BSc
Planner 1
“Original signed by Christine Carter”__________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn” ___________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7357-2017
Appendix D – Zone Amending Bylaw No. 7360-2017
Appendix E – Site Plan
DATE: Jul 20, 2017
FILE: 2017-281-CP
21428/60/72 DEWDNEY TRUNK ROAD
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^PLANNING DEPARTMENT
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
CT.
GLENWOOD AVE.HOOD ST.DONOVAN AVE.
AVE.
CHERRINGTON AVE.
DEWDNEY TRUNK ROAD
HOOD ST.CHERRINGTON
ROAD
214 ST.21589215112155911890
21568
2154421526118792158711895
21
5
6
0
12028
2148111944 215381935/37
118752136611880215201203
6
21549213452155821409215552159521551215822158312
0
8
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1187711892
2156
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21539215071
1
8
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2
1
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7
921
5
7521548213591194 0/76
11878118892138621530119402146012077 2152011947
215672142811934 214972151412083
2153921410
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5
7
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5
7321378215282156421525118832153111931
12083
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215252158512093
215141 2081 215262133912059118851188721387215002153611967 12044120871188221486214532149111 8932152021416SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: PC
APPENDIX A
DATE: Jul 20, 2017
FILE: 2017-281-CP
21428/60/72 DEWDNEY TRUNK ROAD
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
PLANNING DEPARTMENT
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
CT.
GLENWOOD AVE.HOOD ST.DONOVAN AVE.
AVE.
CHERRINGTON AVE.
DEWDNEY TRUNK ROAD
HOOD ST.CHERRINGTON
ROAD
214 ST.21589215112155911890
21568
2154421526118792158711895
21
5
6
0
12028
2148111944 215381935/37
118752136611880215201203
6
21549213452155821409215552159521551215822158312
0
8
5
215171207111964 2138712042214922147212079
1187711892
2156
421501
215501 189 1
215932152211871215562155811939 2157911954 213692151712089215692151012075
21539215071
1
8
7
32135812067 215042159121544213381 2032
2
1
5
7
921
5
7521548213591194 0/76
11878118892138621530119402146012077 2152011947
215672142811934 214972151412083
2153921410
215002152811959
21552215422154521
5
7
721363 2155012048215162146721
5
7321378215282156421525118832153111931
12083
11881213902157412063
215252158512093
215141 2081 215262133912059118851188721387215002153611967 12044120871188221486214532149111 8932152021416SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7357-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7357-2017."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 3 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 4 District Lot 247 Group 1 New Westminster District Plan 8050
and outlined in heavy black line on Map No. 951, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 25th day of July , 2017
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20 .
____________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
McINTYRE CT.HOOD ST.GLENWOOD AVE.
DONOVAN AVE.
AVE.
DEWDNEY TRUNK ROAD
HOOD ST.ROAD
214 ST.215112155911890
21568
215442152611879215
6
0
11895
12028
2148111944 2153811935/37
1
1
8
7
521366
1188021520120362154921345215582140921555215512158221583120
8
5
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2155011891215221
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215252151412081 215262133912059118851188721387215002153611967 120441
2
0
8
7
118822148621453214911189321520214161
240
3
Rem
6
2
2
249
14
12
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4
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4
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27
1
20
A
246
729
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237
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W PTN. of 13
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"A"
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21
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238
REM
26
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241
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11
17Rem M9
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1
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126
22
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9
2
118
125
1
116
8
45
14
124
1
16
24
Rem 2
6
1
Rem A
21
28
18
A
5
2
251
3
118
2
2
16
P 9007
P 68447
BCP 23937
LMS 1743
RP 9535 RP 8035P 8981BCP 15387P 14984P 8050
P 37707
P 72680 P 8981P 72382
EPP 52741
P 29311
P 32497
EP 15205
P 2819
P 39885
P 28751
LMP 17475NWS 3157
P 17075P 60776
P 60182
P 39885
NWS 23
P 692P 57980BCP 23935
P 12157
LMP 11311
*PP 168P 8050 P 14367P 57980 P 53446P 8981
P 39970
P 57980
P 67960P 8920P 8981P 43383P 72707
EP 13421
P 81879
LMS 1769P 67960P 78718NWS 1479
P 24576
P 692
P 25353
P 23699
LMP 16052
P 29449
P 23699
P 60776
P 21731
RW 74343LMP 16054EP 67962
RP 78149
RW 12285
BCP 52105LMP 16053EPP 52158
P 60183
EP 57981
BCP 23936
RW 60777
LMP
3
2
9
3
3
RW 12285
LMP 31897
EP 58528
EP 60778
RW 74822
RP 77609EP 67961LMP 10702 LMP 17476LMP 20581
EP 22712
LMP 20581
RW 60777
RW 18394
RP 77386 DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Institutional
7357-2017951
CITY OF MAPLE RIDGE
BYLAW NO. 7360-2017
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7360-2017."
2.That parcel or tract of land and premises known and described as:
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
and outlined in heavy black line on Map No. 1721 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to P-6 (Civic Institutional).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of July, 2017.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED the day of , 20
_________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
McINTYRE CT.HOOD ST.GLENWOOD AVE.
DONOVAN AVE.
AVE.
DEWDNEY TRUNK ROAD
HOOD ST.ROAD
214 ST.215112155911890
21568
215442152611879215
6
0
11895
12028
2148111944 2153811935/37
1
1
8
7
521366
1188021520120362154921345215582140921555215512158221583120
8
5
215171207111964 2138712042214922147212079
1187711892
2156421501
2155011891215221
1
8
7
1
2
1
5
5
6
2155811939 2157911954 21369215171
2
0
8
9 21569215101207521539215071
1
8
7
32135812067 21504215442133812032 215482135911940/76
1187811889213862153011940 2146012077 2152011947
215672142811934 214972151412083
2153921410
215002152811959
2
1
5
5
221542
21545213632155012048215162146721378215282156421525118832153111931
12083
11881213902157412063
215252151412081 215262133912059118851188721387215002153611967 120441
2
0
8
7
118822148621453214911189321520214161
240
3
Rem
6
2
2
249
14
12
25
4
16
19
4
24
1
265
27
1
20
A
246
729
1
203
237
19
W PTN. of 13
7
14
5
262
"A"
252
253
Pcl.1
242
8
12 2644
2
1
5
115
23
1
254
54
4
1
15
1
3
114
245
12
117
1813
20
8
10
7
244
21
8
B
25
2
26
247
3
19
23
10
2
9
22
119
17
B
238
REM
26
A
6
4
5
A
250
10
1
2633
A
13
13
6
11
7
243
241
2
266
3
1
2C
16
1
Rem 9
4
15
Rem 8
11
17Rem M9
6
J
15
15
1
B
126
22
8
248
9
2
118
125
1
116
8
45
14
124
1
16
24
Rem 2
6
1
Rem A
21
28
18
A
5
2
251
3
118
2
2
16
P 9007
P 68447
BCP 23937
LMS 1743
RP 9535 RP 8035P 8981BCP 15387P 14984P 8050
P 37707
P 72680 P 8981P 72382
EPP 52741
P 29311
P 32497
EP 15205
P 2819
P 39885
P 28751
LMP 17475NWS 3157
P 17075P 60776
P 60182
P 39885
NWS 23
P 692P 57980BCP 23935
P 12157
LMP 11311
*PP 168P 8050 P 14367P 57980 P 53446P 8981
P 39970
P 57980
P 67960P 8920P 8981P 43383P 72707
EP 13421
P 81879
LMS 1769P 67960P 78718NWS 1479
P 24576
P 692
P 25353
P 23699
LMP 16052
P 29449
P 23699
P 60776
P 21731
RW 74343LMP 16054EP 67962
RP 78149
RW 12285
BCP 52105LMP 16053EPP 52158
P 60183
EP 57981
BCP 23936
RW 60777
LMP
3
2
9
3
3
RW 12285
LMP 31897
EP 58528
EP 60778
RW 74822
RP 77609EP 67961LMP 10702 LMP 17476LMP 20581
EP 22712
LMP 20581
RW 60777
RW 18394
RP 77386 DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban residential)
P-6 (Civic Institutional)
7360-20171721
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2013-086-DVP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Development Variance Permit
13704 232 Street
EXECUTIVE SUMMARY:
A Development Variance Permit application has been received for the subject property, located at
13704 232 Street, in conjunction with supporting rezoning, subdivision, and development permit
applications to permit a future subdivision of approximately 42 single family lots, 16 street
townhouse lots, one commercial lot, and a future neighbourhood park.
The requested variances are outlined below:
1.To increase the Highest Building Face height of 7.0 m (23 ft.) to 8.8 m (28.9 ft.) for the
street townhouse units 2-17 in the RST-SV (Street Townhouses – Silver Valley) zone; (refer to
Appendix D1).
2.To increase the maximum height from 11.0 m (36.1 ft.) to 11.6 m (38.1 ft.) and from 3
storeys to 4 storeys for the street townhouse units 2-17 in the RST-SV (Street Townhouses –
Silver Valley) zone; (refer to Appendix D1).
3.To reduce the minimum building dimension area from 12.0 m (39.4 ft.) by 15.0 m (49.2 ft.)
to 12.0 m (39.4 ft.) by 8.0 m (26.2 ft.) for proposed lot 45 in the RS-1 (One Family Urban
Residential) zone; (refer to Appendix D4).
4.To reduce the front yard setback from 7.5 m (24.6 ft.) to 5.5 m (8.2 ft.) for proposed lots 46
through 52, and to 2.5 m (8.2 ft.) for proposed lot 45 in the RS-1 (One Family Urban
Residential) zone; (refer to Appendices D4 & D5).
5.To reduce the minimum lot depth for an RS-1 (One Family Urban Residential) zoned lot from
27 m (88.6 ft.) to 26.4 m (86.6 ft.) for proposed lot 45; (refer to Appendix D4)
6.To reduce the minimum lot depth from 27.0 m (88.9 ft.) to 23.5 m (77.1 ft.) for proposed
lots 33 through 37 in the R-3 (Special Amenity Residential District) zone; (refer to Appendix
D2).
7.To reduce the rear yard setback from 11 m (36.1 ft.) to 9 m (29.5 ft.) for proposed lot 37 in
the R-3 (Special Amenity Residential District) zone; (refer to Appendix D2).
8.To reduce the front yard setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft) and to reduce the
exterior yard setback from 3.0 m (9.8 ft) to 0.0 m (0 ft.) to the upper deck and to 0.6 m (2.0
ft.) to the principle building face for the commercial development in the C-5 (Village Centre
Commercial) zone; (refer to Appendix D2).
1111
- 2 -
9. To waive the requirement to have concealed parking for the apartment use in the C-5
(Village Centre Commercial) zone; (refer to Appendix D2).
10. To reduce the minimum front yard setback from 4.0 m (13.1 ft.) to 2.0 m (6.6 ft.) to the
upper deck, and to 3.6 m (11.8 ft.) to the principle building face for street townhouse units
2-17 in the RST-SV (Street Townhouses – Silver Valley) zone; (refer to Appendix D2 & D3).
11. To reduce the minimum lot area for an exterior lot with a rear lane from 252 m² (2712.6 ft²)
to 242.8 m² (2613.6 ft²) in the RST-SV (Street Townhouses – Silver Valley) zone for
proposed lot 17; (refer to Appendix D3).
Council granted final reading for rezoning application 2013-086-RZ on October 24, 2017. It is
recommended that Development Variance Permit 2013-086-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-086-DVP respecting property located
at 13704 232 Street.
DISCUSSION:
a) Background Context
Applicant: Bissky Architecture And Urban Design
Legal Description: Lot 1, Section 33, Township 12, New Westminster District Plan
EPP60071
OCP:
Existing: Medium/High Density Residential, Medium Density Residential
Low Density Urban, Commercial, Neighbourhood Park, Open
Space, and Conservation
Proposed: Medium/High Density Residential, Medium Density Residential
Low/Medium Density Residential, Low Density Urban,
Commercial, Neighbourhood Park, Open Space and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential, Multi-Family Residential
Zone: RS-3 (One Family Rural Residential), RM-1 (Townhouse
Residential)
Designations: Medium/High Density Residential, Medium Density Residential,
Low/Medium Density Residential, Low Density Urban, and
Conservation
- 3 -
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban and Conservation
East: Use: North Alouette River, vacant land east of the River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Multi-Family Residential, Single-Family Residential,
Zone: RM-1 (Townhouse Residential), A-2 (Upland Agricultural)
Designation: Medium/High Density Residential and Neighbourhood Park
Existing Use of Properties: Rural Single Family Residential, Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including Intensive
Residential), Street Townhouse, Neighbourhood Park, and Park
(Conservation)
Site Area: 3.2 ha (7.8 acres)
Access: Silver Valley Road, 232 Street
Servicing requirement: Urban Standard
Companion Applications: 2013-086-RZ/SD/DP, 2014-072-DP, 2015-139-DP, 2017-441-
DP, 2017-442-DP
b) Project Description:
The subject property, located at 13704 232 Street is 3.2 hectares (7.8 acres) in area, and slopes
towards the North Alouette River to the east, and has Cattell Brook crossing the property on the west
(see Appendices A and B). The property was rezoned on October 24, 2017, from RS-3 (One Family
Rural Residential) to permit eight RS-1 (One Family Urban Residential) zoned lots, four RS-1b (One
Family Urban (Medium Density) Residential) zoned lots, ten R-1 (Residential District) zoned lots, 20
R-3 (Special Amenity Residential District) zoned lots, 16 RST-SV (Street Townhouse-Silver Valley)
zoned townhouse units, one C-5 (Village Centre Commercial) zoned lot, and one P-1 (Park and
School) zoned park (see Appendix C).
c) Variance Analysis:
The Zoning Bylaw and Offstreet Parking and Loading Bylaw establish general minimum and
maximum regulations for single family, multi-family and commercial development. A Development
Variance Permit allows Council some flexibility in the approval process. The requested variances and
rationale for support are described below (see Appendix D):
1. Zoning Bylaw No. 3510-1985, Part 4, Section 403, (9) Highest Building Face a): To increase
the Highest Building Face height of 7.0 m (23 ft.) to 8.8 m (28.9 ft.) for street townhouse
units 2-17 in the RST-SV (Street Townhouses – Silver Valley) zone; (refer to Appendix D1).
This variance can be supported as the townhouses across the street permit a building height of 11 m
(36 ft.) without being subject to the highest building face restrictions, as they are not considered
single family dwellings. The buildings have been sensitively designed to respond both to the grade
changes along 232 Street and the opportunities for views out to west to the valley, without having a
negative impact upon the views of surrounding units.
- 4 -
2. Zoning Bylaw No. 3510-1985, Part 6, Section 601E, 5.0 Height of a Building or Structure: To
increase the maximum height from 11.0 m (36.1 ft.) to 11.6 m (38.1 ft.) and from 3 storeys
to 4 storeys for the street townhouse units 2-17 in the RST-SV (Street Townhouses – Silver
Valley) zone. (refer to Appendix D1).
This variance can be supported as it will allow for upper decks to be provided for the street
townhouse units, increasing the amount of useable open area without increasing the perceived
height or massing along the street or lane.
3. Zoning Bylaw No. 3510-1985, Part 4, Section 406, Regulations for the Area, Shape and
Dimensions of lots that may be created by Subdivision, (1) (a) (iii): To reduce the minimum
building dimension area from 12.0 m (39.4 ft.) by 15.0 m (49.2 ft.) to 12.0 m (39.4 ft.) by
8.0 m (26.2 ft.) for proposed Lot 45 in the RS-1 (One Family Urban Residential) zone. (refer
to Appendix D4)
The proposed lot is large in area (approximately 692 m²); however the property is restricted by a
geotechnical setback that restricts the buildable area. This variance can be supported, as the
property does allow for a larger home, just not in the rectangular building dimension area as
specified in the Zoning Bylaw.
4. Zoning Bylaw No. 3510-1985, Part 6, 601, C. Regulations for the size, shape and siting of
buildings and structures, (3) (c) (i): To reduce the front yard setback from 7.5 m (24.6 ft.) to
5.5 m (8.2 ft.) for proposed lots 46-52, and to 2.5 m (8.2 ft.) for proposed lot 45 in the RS-1
(One Family Urban Residential) zone. (refer to Appendix D4 & D5)
The rear of these proposed lots slope down towards the North Alouette River and they are restricted
by a geotechnical setback that restricts the buildable area. This variance can be supported as
reducing the front yard setback will allow for a larger useable rear yard and be consistent with the
setbacks of the RS-1b (One Family Urban (Medium Density) Residential) zoned lots across the street.
5. Zoning Bylaw No. 3510-1985, Schedule D, Minimum Lot Area and Dimensions: To reduce
the minimum lot depth for an RS-1 (One Family Urban Residential) zoned lot from 27 m
(88.6 ft.) to 26.4 m (86.6 ft.) for proposed lot 45. (refer to Appendix D4)
This variance can be supported, as the property is restricted by a geotechnical setback that restricts
the lot depth; however the lot is still large in area.
6. Zoning Bylaw No. 3510-1985, Part 6, Section 601C, D. Area and Dimensions, 2.b): To
reduce the minimum lot depth from 27.0 m (88.9 ft.) to 23.5 m (77.1 ft.) for proposed lots
33-37 in the R-3 (Special Amenity Residential District) zone. (refer to Appendix D2)
The reduced lot depth for these proposed lots allows for the lane to be constructed to the rear of the
properties for access and still allow for some lots to be created off of Silver Valley Road. This
variance can be supported due to the significant amount of land that was dedicated as park for the
development to occur.
- 5 -
7. Zoning Bylaw No. 3510-1985, Part 6, Section 601C, E. Yard requirements, a) 1. b): To
reduce the rear yard setback from 11m (36.1 ft.) to 9m (29.5 ft.) for proposed lot 37 in the
R-3 (Special Amenity Residential District) zone. (refer to Appendix D2)
This variance can be supported for this corner lot, as it allows for building envelope to be shifted to
the rear so that the visibility clearance requirements of the Zoning Bylaw can be met.
8. Zoning Bylaw No. 3510-1985, Part 7, Section 705 7) Siting: To reduce the front yard setback
from 3.0 m (9.8 ft) to 2.0 m (6.6 ft) and to reduce the exterior yard setback from 3.0 m (9.8
ft.) to 0.0 m (0 ft.) to the upper deck and 0.6 m (2.0 ft.) to the principle building face, for the
commercial development (Lot 1) in the C-5 (Village Centre Commercial) zone. (refer to
Appendix D2)
This variance can be supported as it brings the commercial development closer to the street for an
improved street presence and allows for the playspace for the daycare unit to the rear of the
development, away from the busy street.
9. Off-Street Parking and Loading Bylaw No. 4350-1990: To waive the requirement to have
concealed parking for apartment use in Lot 1 in the C-5 (Village Centre Commercial) zone.
(refer to Appendix D2)
This variance can be supported as it allows for the outdoor play space to be provided for the required
daycare unit and allows for a more interesting building façade for the southern elevation.
10. Zoning Bylaw No. 3510-1985, Part 6, Section 601E, 6.0 Setbacks: To reduce the minimum
front yard setback from 4.0 m (13.1 ft.) to 2.0 m (6.6 ft.) to the upper deck and to 3.6 m
(11.8 ft.) to the principle building face, for street townhouse units 2-17 in the RST-SV (Street
Townhouses – Silver Valley) zone. (refer to Appendix D2 & D3).
This variance can be supported because it is minor in nature, as the deck comes out on an angle,
and only a small portion of it extends beyond the 0.61 m (2 ft.) allowable projection into the setback.
11. Zoning Bylaw No. 3510-1985, Part 6, Section 601E, 7.0 Minimum Lot Size: To reduce the
minimum lot area for an exterior lot with a rear lane from 252 m² (2712.6 ft²) to 242.8 m²
(2613.6 ft²) in the RST-SV (Street Townhouses – Silver Valley) zone for proposed lot 17.
(refer to Appendix D3).
This variance can be supported as additional road dedication was required to accommodate the
corner intersection of the two lanes.
d) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
- 6 -
CONCLUSION:
The proposed variances can be supported because they will allow for a comprehensive development
to occur on a development site that has accommodated steep slopes to the east and re-locating a
watercourse through the center. The proposed variances are considered minor in nature and it is
therefore recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2013-086-DVP.
“Original signed by Michelle Baski” ______________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan
Appendix D – Proposed Variances
FILE: 2013-086-VP
DATE: Sep 22, 2017
13704 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
DATE: Sep 22, 2017
FILE: 2013-086-RZ
13704 232 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-352-DVP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Development Variance Permit
23004 Dewdney Trunk Road
EXECUTIVE SUMMARY:
A Development Variance Permit application has been received in conjunction with a rezoning and
Development Permit application for a medical office and pharmacy with two rental units above. The
requested variance is to:
1.Waive the requirement to provide a landscape screen along a portion of the eastern property
line where the proposed building is located.
Council will be considering final reading for rezoning application 2016-352-RZ on November 14,
2017. It is recommended that Development Variance Permit 2016-352-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2016-352-DVP respecting property located
at 23004 Dewdney Trunk Road.
DISCUSSION:
a)Background Context
Applicant: B. Chadwick
Legal Description: Parcel A (Reference Plan 7941) Lot 1, Except: Part Dedicated
Road Plan NWP87590, Section 17, Township 12, NWD Plan
3179
OCP:
Existing: Urban Residential
Proposed: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Commercial (Optometrist, Spa, Office)
Zone: CD-2-95 (Comprehensive Development)
Designation: Commercial
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
1112
- 2 -
East: Use: Seniors’ Housing
Zone: RE (Elderly Citizens Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Medical Office, Pharmacy, Two Rental Dwelling Units
Site Area: 892 m² (0.2 acres)
Access: 230 Street
Servicing requirement: Urban Standard
Companion Applications: 2016-352-RZ/DP
b) Project Description:
The subject property, located at 23004 Dewdney Trunk Road, is relatively flat and is bounded by
Dewdney Trunk Road to the north, 230 Street to the west, single family residential to the south, and
a seniors’ housing development to the east (see Appendices A and B).
The applicant has requested to rezone the subject property from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial), for the development of a medical office, pharmacy and
two rental dwelling units above.
c) Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The requested variance and rationale for support are described below (see Appendix C):
1. Maple Ridge Zoning Bylaw No 3510 -1985, Section 403 (4) (e) (i) Where a use on lands
designated Commercial abuts a use on lands designated Residential, a landscape
screen of a minimum of 2.0m in height and a maximum of 3.6m in height shall be
provided along common property lines between the abutting uses.
The C-2 (Community Commercial) zone does not have an interior lot line setback requirement;
therefore this development is proposing to have a 0m setback along the eastern property line. The
existing RE (Elderly Citizens Residential) zoned development to the east currently has a cedar hedge
along the property line which will serve as a landscape buffer between the proposed development
and the property to the east. A 2.0m (6.5 ft.) cedar fence is proposed along the south-eastern and
southern property lines, along with landscaping to serve as a landscape screen.
d) Citizen/Customer Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
- 3 -
CONCLUSION:
The proposed variance is supported as there is already an existing landscape screen along the
eastern property line where the building will be lcoated.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2016-352-DVP.
“Original signed by Chuck Goddard” for
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan Indicating Proposed Variance
DATE: Dec 22, 2016
2016-352-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk RoadLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Dec 22, 2016
2016-352-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk Road
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-352-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Commercial Development Permit
23004 Dewdney Trunk Road
EXECUTIVE SUMMARY:
A Commercial Development Permit application for form and character has been received for the
subject property, located at 23004 Dewdney Trunk Road. This Commercial Development Permit
application is to allow a medical office and pharmacy with two rental units above. Council will be
considering final reading for rezoning application 2016-352-RZ on November 14, 2017.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2016-352-DP respecting property located
at 23004 Dewdney Trunk Road.
DISCUSSION:
a)Background Context:
Applicant:B. Chadwick
Legal Description: Parcel A (Reference Plan 7941) Lot 1, Except: Part Dedicated
Road Plan NWP87590, Section 17, Township 12, NWD Plan
3179
OCP:
Existing:Urban Residential
Proposed:Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Commercial (Optometrist, Spa, Office)
Zone: CD-2-95 (Comprehensive Development)
Designation: Commercial
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Seniors’ Housing
Zone: RE (Elderly Citizens Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
1113
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Existing Use of Property: Vacant
Proposed Use of Property: Medical Office, Pharmacy, Two Rental Dwelling Units
Site Area: 892 m² (0.2 acres)
Access: 230 Street
Servicing requirement: Urban Standard
Companion Applications: 2016-352-RZ/DVP
b) Project Description:
The subject property, located at 23004 Dewdney Trunk Road, is relatively flat and is bounded by
Dewdney Trunk Road to the north, 230 Street to the west, single family residential to the south, and
a seniors’ housing development to the east (see Appendices A and B).
The applicant has requested to rezone the subject property from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial), for the development of a medical office, pharmacy and
two rental dwelling units above (see Appendices C and D).
c) Planning Analysis:
Official Community Plan
The subject property is currently designated Urban Residential – Major Corridor in the Official
Community Plan (OCP). The proposed rezoning to C-2 (Community Commercial) is not a compatible
zone for the Urban Residential – Major Corridor designation; therefore, an OCP amendment
application is required to re-designate the subject property from Urban Residential to Commercial –
General Commercial category. OCP Amending Bylaw No. 7288-2016 is going for final reading on
September 12, 2017.
A Commercial Development Permit is required for all new development on land designated
Commercial on Schedule B of the OCP. Section 8.5, Commercial Development Permit Area
Guidelines of the OCP aims to regulate the form and character of development located within this
area.
This development respects the key guideline concepts as outlined in this section, with the Project
Architect’s comments:
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development.
“The development has a building outline and roof profile which is compatible with the
residential buildings to the south.”
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts.
“The streetscape creates a pedestrian-friendly appearance.”
3. Promote sustainable development with multimodal transportation circulation, and low impact
building design.
“Landscaping provides a bioswale with a dry stream bed feature and a variety of grass and
shrubs and trees. Street trees will be provided in the boulevard areas.”
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4. Respect the need for private areas in mixed use development and adjacent residential areas.
“The residential units are located on the second floor and have privacy screens between the
units on the balconies.”
The residence to the east is already screened by a cedar hedge. The residence to the south
has an existing cedar fence and the development will have a fence and landscaping at the
south and south-east property lines.
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.
“Exterior finishes are warm, “Tuscan” noted. Above is a warm earthy colour and the
brickwork panels are also a warm colour. There are no large concrete panels and no large
expanses of glass.”
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial) to permit the development of a medical office,
pharmacy and two rental dwelling units above.
A Development Variance Permit application has been received for this project and involves the
following relaxation:
Zoning Bylaw No. 3510 -1985, Section 403 (4) (e) (i) Where a use on lands
designated Commercial abuts a use on lands designated Residential, a landscape
screen of a minimum of 2.0m in height and a maximum of 3.6m in height shall be
provided along common property lines between the abutting uses.
The C-2 (Community Commercial) zone does not have an interior lot line setback requirement;
therefore this development is proposing to have a 0m setback along the eastern property line. The
existing RE (Elderly Citizens Residential) zoned development to the east currently has a cedar hedge
along the property line which will serve as a landscape buffer between the proposed development
and the property to the east. A 2.0m (6.5 ft.) cedar fence is proposed along the south-eastern and
southern property lines, along with landscaping to serve as a landscape screen (see Appendix E).
This requested variance to the Zoning Bylaw is the subject of a report to Council dated November 14,
2017.
Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires 1 parking space per 30m² gross floor area for a
retail and/or professional service use; 1 concealed parking space per dwelling unit for the apartment
use; and 0.2 concealed parking spaces per dwelling unit to be designated for visitor parking spaces.
The gross floor area of the retail and professional service uses is 291m², requiring 10 parking
spaces. The two apartment units require 2 concealed parking spaces for residents and one
concealed space for visitors. For this development, 20 parking spaces are provided for the retail and
professional service uses (9 spaces provided at grade, and 11 spaces provided underground), two
parking spaces are provided for the residents underground, and one parking space is provided for
residential visitors underground.
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d) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the development plans for form and character of the
proposed development and the landscaping plans at a meeting held on June 14, 2016. The Panel
provided the following resolutions, which have since been resolved, as outlined below by the project
architect:
1. Provide a locked garbage enclosure, coordinate appropriately with the architecture of the
building. Cannot be a shared space with visitor parking.
A locked garbage enclosure has been provided which will be treated with the same
Nichiha panels used on the main building.
2. Enhance the walkway from the parkade to the residential entrance.
The asphalt walkway will be changed to a coloured stamped concrete finish.
3. Direct water to the bioswale from parking lot, walk ways and from the roof.
Water will be directed from the parking area, walkways and roof to the bioswale.
4. Provide site furniture or landscape structure for seating.
We have provided benches for seating and lighting bollards around the paths and
landscaping.
5. Use landscape elements to define pedestrian entrance to the site.
We have provided a planter at the foot of the 45 degree wall with the building
identification above the wall.
6. Provide large trees to complement the magnolia trees.
Two larger trees are shown on the revised landscape drawings.
7. Provide bike rack.
Bike racks are now provided.
8. Clarify the locations of the underground tank for grey water from the clinic and retention
tank for the site.
The detention tank is shown on the revised drawings.
9. Provide architectural feature and public art to enhance the truncated corner of the
building.
Signage and a landscape feature, and a vertical element have been added to enhance
the truncated corner of the building.
10. Provide a way finding element for pedestrians in the surface treatment and landscaping
edges on the site.
This has been provided by lighting bollards, benches, and coloured stamped concrete to
the pharmacy an clinic entrances, and with fabric canopies over the entrances.
11. Provide canopies at the main entrances to the clinic and the pharmacy.
We have added projecting fabric canopies to identify these entrances.
12. Recess the pharmacy doors on Dewdney Trunk Road.
This has been addressed.
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13. Provide access door from garage to the stairs.
A hinged door could not be provided and a sliding door cannot be made, therefore this
was not provided.
14. Express the residential entrances more clearly.
We have provided fabric canopies over the residential entrances, glazed door and
intercom devices.
15. Provide skylight above the residential stairwell.
We have provided a skylight at the head of the stairs.
16. Locate skylight at the 90 degree corner at residential level; a minimum 2 feet from the
wall.
We have deleted the skylight on the flat roof above the doctor’s office 2.
17. Provide canopies for the residential entrances.
This has been addressed.
18. Gas meter location to be identified and properly screened.
This is now shown on the drawings.
19. Provide canopy over outdoor patio or terrace. Enhance and provide details of screen and
canopy at residential terrace.
The residential patios do have glazed skylights above. The divisional screen and its
construction will be part of the working drawings.
20. Provide lighting design for the site and the exterior of the building.
The lighting design will include the building and the total site and will be part of the
working drawings.
The ADP concerns have been addressed and are reflected in the current plans.
e) Environmental Implications:
A stormwater management plan has been provided that meets the City’s three-tier requirements
outlined in the Design Criteria Manual.
f) Citizen/Customer Implications:
A Development Information Meeting (DIM) was held on May 24, 2017 and Public Hearing was held
on July 18, 2017. On July 25, 2017, Council deferred giving third reading to Official Community Plan
Amending Bylaw No. 7288-2016 and Zone Amending Bylaw No. 7289-2016.
The applicant has since revised the development proposal to provide a level of underground parking,
resulting in 9 additional parking spaces for the development (see Appendix E). This level of
underground parking will come at a significant cost to the applicant; however they hope that in
providing the additional parking, the neighbourhood will be less impacted by on-street parking.
Additional comments from the Public Hearing included concerns regarding the status of 230 Street;
however, it was stated at the Council meeting of July 25, 2017, that an asphalt pathway would be
constructed along the east side of the ditches along 230 Street. This is a Capital Works project
being conducted through Operations as an interim solution to address the growing needs of the
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community. This pathway has since been constructed. The proposed development will complete the
servicing upgrades required along their road frontages, as is required for any new development.
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 $37,610.13, the security will be $37,610.13.
CONCLUSION:
As the development proposal complies with the Commercial Development Permit Area Guidelines of
the OCP for form and character, it is recommended that 2016-352-DP be given favourable
consideration.
“Original signed by Michelle Baski”_______________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”_____________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”____________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
Appendix D – Building Elevations
Appendix E – Landscaping Plan
DATE: Dec 22, 2016
2016-352-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk RoadLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Dec 22, 2016
2016-352-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
23004 Dewdney Trunk Road
Aerial Imagery from the Spring of 2015
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
APPENDIX C
PHARMACYMAPLE MEDICALCENTREAND PHARMACYD.A. HORVATH CONSULTANTS INC.EXTERIOR ELEVATIONS1:503.0APPENDIX D
MAPLE MEDICALCENTREAND PHARMACYD.A. HORVATH CONSULTANTS INC.EXTERIOR ELEVATIONS1:503.1
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2014-072-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Commercial Development Permit
13704 232 Street
EXECUTIVE SUMMARY:
A Commercial Development Permit application for form and character has been received for the
subject property, located at 13704 232 Street. This Commercial Development Permit application is
to allow a mixed-used commercial building with three commercial units (one to be dedicated for a
daycare facility) and two rental apartment units above. Council granted final reading for rezoning
application 2013-086-RZ on October 24, 2017.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-072-DP respecting property located
at 13704 232 Street.
DISCUSSION:
a)Background Context:
Applicant: Wayne Stephen Bissky Architecture and Urban Design Inc.
Legal Description: Lot 1, Section 33, Township 12, New Westminster District Plan
EPP60071
OCP:
Existing: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Proposed: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street
Townhouse – Silver Valley), C-5 (Village Centre Commercial),
and P-1 (Park and School)
1114
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Surrounding Uses:
North: Use: Single Family Residential and Multi-Family Residential
Zone: RS-3 (One Family Rural Residential) RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density)
Residential), and RM-1 (Townhouse Residential)
Designation: Low Density Urban, Low/Medium Density Residential,
Medium/High Density Residential, Open Space and
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban Medium Density Residential, Eco Clusters,
Open Space and Conservation
East: Use: Vacant, North Alouette River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Single Family Residential and Multi-Family Residential
Zone: RM-1 (Townhouse Residential) and A-2 (Upland Agricultural)
Designation: Medium/High Density Residential, Conservation, and Civic
Existing Use of Properties: Rural Single Family Residential and Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including Intensive
Residential), Street Townhouse, Neighbourhood Park, and Park
(Conservation)
Site Area: 3.2 ha (7.8 acres)
Access: Silver Valley Road, 232 Street, proposed 232A Street, 137
Avenue, and Blaney Road
Servicing requirement: Urban Standard
Accompanying Applications: 2013-086-RZ/SD/DP/VP, 2015-139-DP, 2017-441-DP, and
2017-442-DP
b)Project Description:
The subject property, located at 13704 232 Street is 3.2 hectares (7.8 acres) in area, and slopes
towards the North Alouette River to the east, and has Cattell Brook crossing the property on the west
(see Appendices A and B). The property was rezoned to permit eight RS-1 (One Family Urban
Residential) zoned lots, four RS-1b (One Family Urban (Medium Density) Residential) zoned lots, ten
R-1 (Residential District) zoned lots, 20 R-3 (Special Amenity Residential District) zoned lots, 16 RST-
SV (Street Townhouse-Silver Valley) zoned townhouse units, one C-5 (Village Centre Commercial)
zoned lot, and one P-1 (Park and School) zoned park (see Appendix C).
The proposed commercial building is located at the corner of Silver Valley Road and 232 Street. The
building contains three commercial units, oriented towards the 232 Street and Silver Valley Road
frontages. The building is two storeys in height, with a deck on the south-west corner of the building
accessed from the larger commercial unit. Two rental apartment units are proposed for the second
storey. This building is designed to act as a hub for the neighbourhood; complimenting the new park
resulting from this application.
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c)Planning Analysis:
Official Community Plan
Pursuant to Sections 8.5 Commercial Development of the Official Community Plan (OCP), a
Commercial Development Permit is required for all new development on land designated
Commercial on Schedule B of the OCP or adopted Area Plan. The purpose of the Commercial
Development Permit is to foster attractive commercial areas that are compatible with adjacent
development and enhance the unique character of the community. The guidelines for a Commercial
Development Permit as outlined in the OCP are as follows:
1.Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development.
The commercial building will be separated from the adjacent residential properties by a 2.0m (6.5 ft.)
wooden fence and landscape screen.
2.Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts.
A patio area is located on the west and north side of the building as a pedestrian transition between
the sidewalk and building. Roof overhangs will provide weather protection for pedestrians.
3.Promote sustainable development with multimodal transportation circulation, and low
impact building design.
The development application includes new lanes and roads, a bike lane along 232 Street, an
equestrian trail, and multiple sidewalks throughout to promote multi-modal transportation. Energy
Star appliances will used, and dual flush toilets. Bathroom fans will be installed with a
programmable timers and many of the building materials will be sourced locally. A recycling centre
will be onsite during construction.
4.Respect the need for private areas in mixed use development and adjacent residential
areas.
The commercial development is separated from the multi-family development to the south and from
the single family to the east by a fence and landscape screen.
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.
The building is small in scale with heavy timber and corrugated metal detail that speak to the history
of logging where homes now stand. These elements are also meant as a respectful reference to the
contribution made to Maple Ridge and the rest of the province by the UBC Research Forest and the
camp at Loon Lake beyond this community. The use of bright colours and industrial accents are
aimed to attract people and encourage them to interact with one another (see Appendices D and E).
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Zoning Bylaw
The subject property was recently rezoned from RS-3 (One Family Rural Residential) to RS-1 (One
Family Urban Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1 (Residential
District), R-3 (Special Amenity Residential District), RST-SV (Street Townhouse – Silver Valley), C-5
(Village Centre Commercial), and P-1 (Park and School) on October 24, 2017.
For the C-5 (Village Centre Commercial) zone, the applicant is proposing variances for front and
exterior side setbacks. These variances are the subject of a report going to Council on November
14, 2017.
Off-Street Parking and Loading Bylaw
The Off-Street Parking and Loading Bylaw requires 1 concealed space per dwelling unit for residents,
and 0.2 concealed spaces for residential visitors; 1 space per 2 non-resident employees for the
daycare and 1 space per 10 children enrolled in the daycare (the daycare if designed for 25
children); and 1 space per 30m² gross floor area for a restaurant use in the C-5 (Village Centre
Commercial) zone. The applicant is proposing 2 residential parking spaces, 1 residential visitor
parking space, 11 commercial parking spaces and 1 loading bay, which are in compliance with the
Off-Street Parking and Loading Bylaw. The only parking variance being requested is that the
residential parking and residential visitor parking spaces are not concealed. This is included in the
variance report going to Council on November 14, 2017.
d)Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the
commercial building and street townhouses at a meeting held on January 13, 2015. Following
presentations by the project Architect and Landscape Architect, the ADP made the following
resolution. The project Architect and Landscape Architect have responded to each resolution item
below.
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
Consider adding a meaningful connection over the bioswale into the park for integration.
Provision for a future crossing will be provided when the District provides a park design.
Provide interface details on all bioswale areas against publicly accessible areas.
Bioswale details are shown on townhome drawings.
Provide landscape plans for commercial component and townhouses, including more details
such as fencing, retaining walls, and planting strips.
Landscape plan sets for commercial site and townhome site provided.
Consider diversifying street tree planting and bioswale tree planting.
Tree plantings have been slightly modified for locations. Street tree types have been
maintained for consistency of image.
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Consider bringing pavement out at corner of Silver Valley Road and 232 Street to create a
more urban interface.
Completed, the paving stones will extend to the road edge creating an open interface to the
street edge. This will be required to be reviewed and approved by the City’s Engineering
Department.
Consider less connections of 232A Street bioswale in favour of a few more meaningful
connections.
The number of crossings of the swale has been reduced on the 232A Street for more
continuous bioswales.
Provide more articulation on blank wall on south façade of Block 5, where possible.
Completed see drawings.
Provide a detail (fence or barrier) to prevent people from crossing from commercial area to
residential Lot 40.
Fence and hedge will be used between the commercial and residential lots.
Consider alternating colour scheme for townhouses.
The A and B unit shingle colour is contrasting which provides variation along the street.
Consider further definition and clarification of right-in/right-out to 232 Street from the
commercial area.
The access to and from the commercial parking has been increased in length and arc
allowing for greater definition. To be approved by the City Engineering Department.
Subsequent to the January 13, 2015, Advisory Design Panel resolution, the project was presented at
the March 10, 2015 meeting, and the following resolution was made:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff (File Manager) for follow up:
Remove the small window in unit facing the commercial area.
The window was removed.
Ensure landscaping in renderings is shown on landscaping plans (i.e. the landscaping
bed depicted in rendering A7.1 into the landscaping plan L1.1).
This has been incorporated into the landscaping plan.
Provide seating along toward the street in the Biopond #4 to create a contemplative
space to balance the hard and active corner plaza area associated with the commercial
building.
The layout of the bioponds and riparian areas have been revised and this comment no
longer applies.
e)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 $43,103.00, the security will be $43,103.00.
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CONCLUSION:
This Commercial Development Permit is for a mixed use commercial development at the corner of
232 Street and Silver Valley Road. Staff have reviewed the proposal and are satisfied that it
complies with the Commercial Development Permit Guidelines of the OCP for form and character. It
is recommended that the Corporate Officer be authorized to sign and seal 2014-072-DP respecting
the subject property, located at 13704 232 Street.
“Original signed by Michelle Baski”_________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”_______________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”__________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”_______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
Appendix D – Building Elevations
Appendix E – Landscaping Plan
FILE: 2017-442-D3
DATE: Sep 22, 2017
1370 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
FILE: 2017-442-DP
DATE: Sep 22, 2017
1370 232 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
APPENDIX C
Appendix D
Appendix E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-441-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Multi-Family Development Permit
13704 232 Street
EXECUTIVE SUMMARY:
A Multi-Family Development Permit application for form and character has been received for the
subject property, located at 13704 232 Street. This Multi-Family Development Permit application is
for the 16 street townhouses proposed along 232 Street. Council granted final reading for rezoning
application 2013-086-RZ on October 24, 2017.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2017-441-DP respecting property located
at 13704 232 Street.
DISCUSSION:
a)Background Context:
Applicant: Wayne Stephen Bissky Architecture and Urban Design Inc.
Legal Description: Lot 1, Section 33, Township 12, New Westminster District Plan
EPP60071
OCP:
Existing: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Proposed: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street
Townhouse – Silver Valley), C-5 (Village Centre Commercial),
and P-1 (Park and School)
1115
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Surrounding Uses:
North: Use: Single Family Residential and Multi-Family Residential
Zone: RS-3 (One Family Rural Residential) RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density)
Residential), and RM-1 (Townhouse Residential)
Designation: Low Density Urban, Low/Medium Density Residential,
Medium/High Density Residential, Open Space and
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban Medium Density Residential, Eco Clusters,
Open Space and Conservation
East: Use: Vacant, North Alouette River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Single Family Residential and Multi-Family Residential
Zone: RM-1 (Townhouse Residential) and A-2 (Upland Agricultural)
Designation: Medium/High Density Residential, Conservation, and Civic
Existing Use of Properties: Rural Single Family Residential and Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including Intensive
Residential), Street Townhouse, Neighbourhood Park, and Park
(Conservation)
Site Area: 3.2 ha (7.8 acres)
Access: Silver Valley Road, 232 Street, proposed 232A Street, 137
Avenue, and Blaney Road
Servicing requirement: Urban Standard
Accompanying Applications: 2013-086-RZ/SD/DP/VP, 2015-139-DP, 2014-072-DP, and
2017-442-DP
b)Project Description:
The subject property, located at 13704 232 Street is 3.2 hectares (7.8 acres) in area, and slopes
towards the North Alouette River to the east, and has Cattell Brook crossing the property on the west
(see Appendices A and B). The property was rezoned to permit eight RS-1 (One Family Urban
Residential) zoned lots, four RS-1b (One Family Urban (Medium Density) Residential) zoned lots, ten
R-1 (Residential District) zoned lots, 20 R-3 (Special Amenity Residential District) zoned lots, 16 RST-
SV (Street Townhouse-Silver Valley) zoned townhouse units, one C-5 (Village Centre Commercial)
zoned lot, and one P-1 (Park and School) zoned park (see Appendix C).
The Multi-Family fee simple attached street townhouse units are located along 232 Street, south of
the proposed commercial development, which is under application 2014-072-DP. The development
consists of sixteen units within five building blocks. The units are three storeys in height with a
rooftop deck that is partially covered. The street townhouses have been designed in a west coast
contemporary architectural expression. They have been designed to give individual expression to the
unit blend and also reflect the sloping of the road grade as it rises along 232 Street. Building
materials are comprised of vinyl siding in white, sage green, and light brown. Vertical bands of
- 3 -
cultured stoned will visually delineate each unit. A splash of bright colour helps reinforce the entries.
Large windows, balconies, and the generous upper decks will allow homeowners to maximize their
enjoyment of the beautiful views over the valley to the west. The units greet the street with a
pedestrian, open and welcoming expression. The units will be accessed via a rear lane and each lot
will have a detached garage to accommodate parking for two vehicles, with the exception of
proposed lot 17, which will have an attached double-car garage, in order to accommodate the visual
clearance requirements of the Zoning Bylaw.
c)Planning Analysis:
Official Community Plan
Pursuant to Sections 8.7 Multi-Family Development Permit Area Guidelines of the Official Community
Plan (OCP), a Multi-Family Development Permit is required for all new Multi-Family development on
land designated Urban Residential on Schedule B of the OCP or Multi-Family development in an area
with an Area Plan. The purpose of the Multi-Family Development Permit is to enhance existing
neighbourhoods with compatible housing styles that meet diverse needs and minimize potential
conflicts on neighbouring land uses. The guidelines for a Multi-Family Development Permit as
outlined in the OCP are as follows:
1.New development into established areas should respect private spaces, and incorporate
local neighbourhood elements in building form, height, architectural features and
massing.
“This plan is consistent with the scale and use of the surrounding properties as designated
in the OCP.”
2.Transitional development should be used to bridge areas of low and high densities,
through means such as stepped building heights, or low-rise ground oriented housing
located to the periphery of a higher density developments.
“This plan is consistent with the scale and use of the surrounding properties as designated
in the OCP and relates in height to adjacent developments.”
3.Large scale developments should be clustered and given architectural separation to
foster a sense of community, and improve visual attractiveness.
“This plan is clustered and given architectural separation, fostering a sense of community
and improved visual attractiveness.”
4.Pedestrian circulation should be encouraged with attractive streetscapes attained
through landscaping, architectural details, appropriate lighting and by directing parking
underground where possible or away from public view through screened parking
structures or surface parking located to the rear of the property.
“Pedestrian circulation is provided on and off site. All units have entries oriented to the main
streets. All parking for visitors is provided on-street.”
- 4 -
Zoning Bylaw
The subject property is zoned RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3 (Special Amenity Residential District),
RST-SV (Street Townhouse – Silver Valley), C-5 (Village Centre Commercial), and P-1 (Park and
School).
For the RST-SV (Street Townhouse – Silver Valley) zone, the applicant is proposing variances for front
yard setbacks, height, highest building face, and minimum lot area for proposed lot 17. These
variances are the subject of a report going to Council on November 14, 2017.
Off-Street Parking and Loading Bylaw
The Off-Street Parking and Loading Bylaw requires 2 parking spaces per dwelling unit. The applicant
is proposing detached double car garages, accessed from a rear lane for each of the proposed lots,
with the exception of proposed lot 17, which will have an attached double-car garage, in order to
accommodate the visual clearance requirements of the Zoning Bylaw.
d)Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the
commercial building and street townhouses at a meeting held on January 13, 2015. Following
presentations by the project Architect and Landscape Architect, the ADP made the following
resolution. The project Architect and Landscape Architect have responded to each resolution item
below.
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
Consider adding a meaningful connection over the bioswale into the park for integration.
Provision for a future crossing will be provided when the District provides a park design.
Provide interface details on all bioswale areas against publicly accessible areas.
Bioswale details are shown on townhome drawings.
Provide landscape plans for commercial component and townhouses, including more details
such as fencing, retaining walls, and planting strips.
Landscape plan sets for commercial site and townhome site provided.
Consider diversifying street tree planting and bioswale tree planting.
Tree plantings have been slightly modified for locations. Street tree types have been
maintained for consistency of image.
Consider bringing pavement out at corner of Silver Valley Rd. and 232 Street to create a
more urban interface.
Completed, the paving stones will extend to the road edge creating an open interface to the
street edge. This will be required to be reviewed and approved by the City’s Engineering
Department.
- 5 -
Consider less connections of 232A Street bioswale in favour of a few more meaningful
connections.
The number of crossings of the swale has been reduced on the 232A Street for more
continuous bioswales.
Provide more articulation on blank wall on south façade of Block 5, where possible.
Completed see drawings.
Provide a detail (fence or barrier) to prevent people from crossing from commercial area to
residential Lot 40.
Fence and hedge will be used between the commercial and residential lots.
Consider alternating colour scheme for townhouses.
The A and B unit shingle colour is contrasting which provides variation along the street.
Consider further definition and clarification of right-in/right-out to 232 Street from the
commercial area.
The access to and from the commercial parking has been increased in length and arc
allowing for greater definition. To be approved by the City Engineering Department.
Subsequent to the January 13, 2015, Advisory Design Panel resolution, the project was presented at
the March 10, 2015 meeting, and the following resolution was made:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff (File Manager) for follow up:
Remove the small window in unit facing the commercial area.
The window was removed.
Ensure landscaping in renderings is shown on landscaping plans (i.e. the landscaping
bed depicted in rendering A7.1 into the landscaping plan L1.1).
This has been incorporated into the landscaping plan.
Provide seating along toward the street in the Biopond #4 to create a contemplative
space to balance the hard and active corner plaza area associated with the commercial
building.
The layout of the bioponds and riparian areas have been revised and this comment no
longer applies.
e)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 $131,344.00, the security will be $131,344.00.
- 6 -
CONCLUSION:
This Multi-Family Development Permit is for 16 fee simple attached street townhouse units, located
along 232 Street. Staff have reviewed the proposal and are satisfied that it complies with the Multi-
Family Development Permit Guidelines of the OCP for form and character. It is recommended that
the Corporate Officer be authorized to sign and seal 2017-441-DP respecting the subject property,
located at 13704 232 Street.
“Original signed by Michelle Baski”_________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original by Christine Carter”_____________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”__________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
Appendix D – Building Elevations
Appendix E – Landscaping Plan
FILE: 2017-442-D3
DATE: Sep 22, 2017
1370 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
FILE: 2017-442-DP
DATE: Sep 22, 2017
1370 232 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-442-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Intensive Residential Development Permit
13704 232 Street
EXECUTIVE SUMMARY:
An Intensive Residential Development Permit application for form and character has been received
for the subject property, located at 13704 232 Street. This Intensive Residential Development
Permit application is to allow 20 single family R-3 (Special Amenity Residential District) zoned lots.
Council granted final reading for rezoning application 2013-086-RZ on October 24, 2017.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2017-442-DP respecting property located
at 13704 232 Street.
DISCUSSION:
a)Background Context:
Applicant: Wayne Stephen Bissky Architecture and Urban Design Inc.
Legal Description: Lot 1, Section 33, Township 12, New Westminster District Plan
EPP60071
OCP:
Existing: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Proposed: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street
Townhouse – Silver Valley), C-5 (Village Centre Commercial),
and P-1 (Park and School)
1116
- 2 -
Surrounding Uses:
North: Use: Single Family Residential and Multi-Family Residential
Zone: RS-3 (One Family Rural Residential) RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density)
Residential), and RM-1 (Townhouse Residential)
Designation: Low Density Urban, Low/Medium Density Residential,
Medium/High Density Residential, Open Space and
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban Medium Density Residential, Eco Clusters,
Open Space and Conservation
East: Use: Vacant, North Alouette River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Single Family Residential and Multi-Family Residential
Zone: RM-1 (Townhouse Residential) and A-2 (Upland Agricultural)
Designation: Medium/High Density Residential, Conservation, and Civic
Existing Use of Properties: Rural Single Family Residential and Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including Intensive
Residential), Street Townhouse, Neighbourhood Park, and Park
(Conservation)
Site Area: 3.2 ha (7.8 acres)
Access: Silver Valley Road, 232 Street, proposed 232A Street, 137
Avenue, and Blaney Road
Servicing requirement: Urban Standard
Accompanying Applications: 2013-086-RZ/SD/DP/VP, 2015-139-DP, 2014-072-DP, and
2017-441-DP
b) Project Description:
The subject property, located at 13704 232 Street is 3.2 hectares (7.8 acres) in area, and slopes
towards the North Alouette River to the east, and has Cattell Brook crossing the property on the west
(see Appendices A and B). The property was rezoned from RS-3 (One Family Rural Residential) to
permit eight RS-1 (One Family Urban Residential) zoned lots, four RS-1b (One Family Urban (Medium
Density) Residential) zoned lots, ten R-1 (Residential District) zoned lots, 20 R-3 (Special Amenity
Residential District) zoned lots, 16 RST-SV (Street Townhouse-Silver Valley) zoned townhouse units,
one C-5 (Village Centre Commercial) zoned lot, and one P-1 (Park and School) zoned park (see
Appendix C).
This Intensive Residential Development Permit is for 20 single family R-3 (Special Amenity
Residential District) zoned lots, located in the central portion of the proposed development, south of
Silver Valley Road and east of the newly proposed 232A Street. The lots and homes are designed for
young couples with an appreciation for a more contemporary interpretation of their own lifestyles.
Clean lines, combined with simple graphic forms and details also inject greater architectural options.
The palette is warmer and brighter to mirror the beautiful natural setting of Silver Valley while also
balancing the dark winters with some higher key colour ranges. All homes face the street with entry
- 3 -
doors and sidewalks connecting to the public realm while restricting the cars and service areas to
the lanes. The transition from public to private areas is clearly defined through the landscaping and
visual architectural markers.
c) Planning Analysis:
Official Community Plan
Pursuant to Sections 8.8 Intensive Residential Development Permit Area Guidelines of the Official
Community Plan (OCP), an Intensive Residential Development Permit is required for all new Intensive
Residential developments with R-3 (Special Amenity Residential District) zoning. The purpose of an
Intensive Residential Development Permit is to provide a greater emphasis on high standards in
aesthetics and quality of the built environment, while protecting important qualities of the natural
environment. The key guidelines for the development permit area are as follows:
1. Neighbourhood cohesiveness and connectivity should be maintained through the design of
varied yet compatible buildings, in materials used and in architectural styles, in landscapes
and in recreational areas, and by facilitating a range of transportation choices.
The plan is consistent with the scale and use of the surrounding properties as designated in
the OCP and will allow for a variety of housing types and styles. It is in close proximity to
existing and future public transportation.
2. A vibrant street presence is to be maintained through a variety of housing styles, by
maintaining street parking and by directing garage structures and off-street parking to the
rear of a property accessible by a lane.
This development complies with this guideline, as a variety of housing styles are provided,
with parking garages provided to the rear of the lots, accessed by a lane.
Zoning Bylaw
The subject property is zoned RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3 (Special Amenity Residential District),
RST-SV (Street Townhouse – Silver Valley), C-5 (Village Centre Commercial), and P-1 (Park and
School).
For the R-3 (Special Amenity Residential District) zone, the applicant is proposing variances for the
rear yard setback for proposed lot 37, and the lot depth for proposed lots 33 through 37. These
variances are the subject of a report going to Council on November 14, 2017.
Off-Street Parking and Loading Bylaw
The Off-Street Parking and Loading Bylaw requires 2 parking spaces per dwelling unit. The applicant
is proposing detached double car garages, accessed from a rear lane for each of the proposed lots,
with the exception of proposed lots 32 and 37, which will have attached parking garages, in order to
accommodate the visual clearance requirements of the Zoning Bylaw.
- 4 -
CONCLUSION:
This Intensive Residential Development Permit is for 20 single family R-3 (Special Amenity
Residential District) zoned lots, located in the central portion of the proposed development, south of
Silver Valley Road and east of the newly proposed 232A Street. Staff have reviewed the proposal
and are satisfied that it complies with the Intensive Residential Development Permit Guidelines of
the OCP for form and character. It is recommended that the Corporate Officer be authorized to sign
and seal 2017-442-DP respecting the subject property, located at 13704 232 Street.
“Original signed by Michelle Baski”_________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter” ______________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”__________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”_______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
Appendix D – Building Elevations
Appendix E – Landscaping Plan
FILE: 2017-442-D3
DATE: Sep 22, 2017
1370 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
FILE: 2017-442-DP
DATE: Sep 22, 2017
1370 232 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
APPENDIX C
APPENDIX D
LEGEND
PlANTINGTYPES
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APPENDIX E
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2015-139-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Wildfire Development Permit
13704 232 Street
EXECUTIVE SUMMARY
A Wildfire Development Permit application has been received in conjunction with rezoning,
development permit, and subdivision applications for the creation of 42 single family lots, 16 street
townhouses, and 1 commercial property. A Wildfire Development Permit is required as the subject
property, located at 13704 232 Street is located within the Wildfire Development Permit area.
Council granted final reading for rezoning application 2013-086-RZ on October 24, 2017.
On January 17, 2017, Bylaw No. 7187-2015 was adopted which amended Sections 8.4
Development Permit Area Exemptions and 8.12 Wildfire Development Permit Guildelines of the
Official Community Plan. This application has been reviewed in relation to the revised Key Guideline
Concepts (Section 8.12.1) and Guidelines (Section 8.12.2), and in consideration of the Home
Owners FireSmart Manual (BC Forest Service Protection Program).
RECOMMENDATION
That the Corporate Officer be authorized to sign and seal 2015-139-DP respecting property located
at 13704 232 Street.
DISCUSSION
a)Background Context
Applicant: Wayne Stephen Bissky Architecture and Urban Design Inc.
Legal Description: Lot 1, Section 33, Township 12, New Westminster District Plan
EPP60071
OCP:
Existing: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Proposed: Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential,
Commercial, Neighbourhood Park, Open Space and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
1117
2
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District), R-3
(Special Amenity Residential District), RST-SV (Street
Townhouse – Silver Valley), C-5 (Village Centre Commercial),
and P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential and Multi-Family Residential
Zone: RS-3 (One Family Rural Residential) RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density)
Residential), and RM-1 (Townhouse Residential)
Designation: Low Density Urban, Low/Medium Density Residential,
Medium/High Density Residential, Open Space and
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban Medium Density Residential, Eco Clusters,
Open Space and Conservation
East: Use: Vacant, North Alouette River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Single Family Residential and Multi-Family Residential
Zone: RM-1 (Townhouse Residential) and A-2 (Upland Agricultural)
Designation: Medium/High Density Residential, Conservation, and Civic
Existing Use of Properties: Rural Single Family Residential and Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including Intensive
Residential), Street Townhouse, Neighbourhood Park, and Park
(Conservation)
Site Area: 3.2 ha (7.8 acres)
Access: Silver Valley Road, 232 Street, proposed 232A Street, 137
Avenue, and Blaney Road
Servicing requirement: Urban Standard
Accompanying Applications: 2013-086-RZ/SD/DP/VP, 2014-072-DP, 2017-441-DP, and
2017-442-DP
b)Project Description
The subject property, located at 13704 232 Street is 3.2 hectares (7.8 acres) in area, and slopes
towards the North Alouette River to the east, and has Cattell Brook crossing the property on the west
(see Appendices A and B). The property was recently rezoned from RS-3 (One Family Rural
Residential) to permit eight RS-1 (One Family Urban Residential) zoned lots, four RS-1b (One Family
Urban (Medium Density) Residential) zoned lots, ten R-1 (Residential District) zoned lots, 20 R-3
(Special Amenity Residential District) zoned lots, 16 RST-SV (Street Townhouse-Silver Valley) zoned
townhouse units, one C-5 (Village Centre Commercial) zoned lot, and one P-1 (Park and School)
zoned park (see Appendix C).
A Wildfire Hazard Assessment has been received from Diamond Head Consulting Ltd. and was
prepared by a Registered Professional Forester qualified by training or experience in fire protection
engineering, with at least two years of experience in fire protection engineering and with assessment
and mitigation of wildfire hazards in British Columbia.
3
c)Planning Analysis
The Wildfire Development Permit Area Guidelines are intended for the protection of life and property
in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be
reasonably abated through implementation of appropriate precautionary measures.
A Wildfire Development Permit is required for all development and subdivision activity or building
permits for areas within the Wildfire Development Permit area, as identified in the Official
Community Plan (OCP). The Wildfire Development Permit (WFDP) Guidelines are to work in concert
with all other regulations, guidelines and bylaws in effect.
This development respects the key guidelines as outlined in this section with comments provided by
the Registered Professional Forester:
1.Locate development on individual sites so that, when integrated with the use of mitigating
construction techniques and landscape management practices, the risk of wildfire hazards is
reduced;
Recommendations for building construction, related to: roofing and gutters; exterior cladding,
windows and doors; eaves, soffits, and vents; overhanging projections; chimneys; and accessory
buildings and fences have been provided to mitigate ignition from radiant heat and/or ember
showers from a wildfire event. Yards should be short grass or non-combustible surface, or planted
and maintained with low density, fire-resistant plants and shrubs. No vegetation should be in
contact with structures.
2.Mitigate wildfire impacts while respecting environmental conservation objectives and other
hazards in the area;
The proposed development involves little onsite tree retention for the developable area. The park
dedication to the east of the developable area will remain forested; however, recommendations for
strategic fuel treatments in this area have been provided in the wildfire hazard assessment report.
The report recommends over-storey conifer tree spacing to create at least 3m (10 ft.) separation
between canopies, however this spacing can be refined by the prescribing forester based on site
ecology; conifers within the sub-canopy layer should be removed; retained conifers should have
lower branches pruned up, but retain at least 50% live crown; deciduous trees should be retained;
dead/dying trees should be removed within 1.5 tree lengths of structures; dispose of the slash
created offsite, or chip and retain onsite; and remove local accumulations of woody material.
3.Ensure identified hazard areas are recognized and addressed within each stage of the land
development process;
The forested areas have been assessed and delineated into fuel types. Fire behaviour potential of
these areas has been analyzed and the findings have driven the recommended fuel treatments.
4
4.Manage the interface forest fuel components, including vegetation and structures, thereby
increasing the probability of successful fire suppression, containment and minimize adverse
impacts.
The recommendations described above for treating the dedicated park area address the interface
forest fuel components.
d)Environmental Implications
An application for a Watercourse and Natural Features Protection Development Permit has been
received and is being reviewed concurrently with this application. The Project Coordinator for the
professional consultants for this development has reviewed all the consultant reports and ensured
that there are no incompatibilities with regard to recommendations, standards, policies, or
guidelines resulting from the work/reports of the professional consultants.
e)Financial Implications
A security in the amount of $15,000.00 will be taken as a condition of the WFDP to ensure that the
initially proposed clearing and trimming occurs. Ongoing maintenance will be required in future
years, as the vegetation grows back. The cost for doing this maintenance work will need to be
incorporated into the Parks, Recreation and Culture Department’s budget for publicly-owned lands.
CONCLUSION:
On January 17, 2017, Bylaw No. 7187-2015 was adopted which amended Sections 8.4
Development Permit Area Exemptions and 8.12 Wildfire Development Permit Guildelines of the OCP.
This application is consistent with the revised Key Guideline Concepts, Section 8.12.1, and
Guidelines, Section 8.12.2, and in consideration of the Home Owners FireSmart Manual (BC Forest
Service Protection Program). Therefore, it is recommended that this Wildfire Development Permit
2015-139-DP be approved.
“Original signed by Michelle Baski”___________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Michael Van Dop”_________
Approved by: Michael Van Dop
Deputy Fire Chief
“Original signed by Christine Carter”__________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_____________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Paul Gill”__________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Site Plan
FILE: 2017-442-D3
DATE: Sep 22, 2017
1370 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
FILE: 2017-442-DP
DATE: Sep 22, 2017
1370 232 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-243-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Wildfire Development Permit
23365 Cross Road
EXECUTIVE SUMMARY:
An application has been received to subdivide the subject property into single family residential lots.
The subject property is zoned CD-1-99 (Comprehensive Development) which permits the proposed
single family residential subdivision. The subject property is located within the Wildfire Development
Permit Area. Before the subdivision can be approved the applicant must fulfill the requirements of
the Wildfire Development Permit Area guidelines as detailed in Section 8.12 of the Official
Community Plan.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2016-243-DP respecting property located
at 23365 Cross Road.
DISCUSSION:
a)Background Context:
Applicant:Rob Poole
Owner: Robert and Rosylnn Poole
Legal Description: Lot 26, Section 28, Township 12, Plan NWP20636
OCP :
Existing: Medium Density Residential, Open Space, Low
Density Urban
Proposed: Medium Density Residential, Open Space, Low
Density Urban
Zoning:
Existing: CD-1-99 (Comprehensive Development)
Proposed: CD-1-99 (Comprehensive Development)
Surrounding Uses:
North: Use:Park
Zone: RS-3 (One Family Residential)
Designation Conservation
1118
- 2 -
South: Use: Single Family Residential
Zone:CD-1-99
Designation:Medium Density Residential
East: Use: Single Family Homes
Zone CD-1-99
Designation:Medium Density Residential
West: Use: Single Family Residential
Zone:CD-1-99
Designation: Conservation and Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Lots
Site Area: 1.379 Hectares
Access: Cross Road extension
Servicing:Urban
Previous Applications: 2012-050-SD and 2012-050-DP
b)Project Description:
The project that is subject to this Wildfire Development Permit is a 21 lot single family residential
subdivision. This subdivision is the final phase of a multi-phased development in the area.
A Wildfire Hazzard Assessment has been conducted by Envirowest Consultants Inc, dated December
29, 2014 entitled “Fire Interface hazards and Mitigation Measures” reviewed by Diamond Head
Consulting Ltd. (Appendix “C”)
c)Planning Analysis:
The Wildfire Development Permit Area Guidelines are intended for the protection of life and property
in designated areas that could be at risk of wildfire and where this risk, in some cases, may be
reasonably abated through implementation of appropriate precautionary measures.
A Development Permit is required for all development and subdivision activity or building permits for
areas identified as Wildfire Risk Areas as identified on the Wildfire Development Permit Area map
forming part of the OCP. The intend of the Key Guideline Concepts is to ensure that development
with the Wildfire Development Permit Area is managed to minimize the risk to property and people
from wildfire urban interface hazards and to further reduce the risk of potential post-fire landslides
and debris flows. The Development Permit Guidelines are to work in concert with all other
regulations, guidelines and bylaws in effect.
- 3 -
The proposed development complies with the following Key Guideline Concepts as identified by
Envirowest Consultants Inc. and reviewed by Diamond Head Consulting Ltd.
1. Locate development on individual sites so that, when integrated with the use of mitigating
construction techniques and landscape management practices, the risk of wildlife hazards is
reduced.
The buildings will be constructed in a manner and with material that will resist ignition
from radiant heat and/or ember showers from a wildfire event. Removing all onsite trees
for the development, that existing ground cover, shrubs and pole sampling trees be
removed from the south margin of the forest for a distance of twenty five meters. This
would reduce the height to live crown of the remaining mature trees in this area.
2. Mitigate wildfire impacts while respecting environmental conservation objectives and other
hazards in the area.
There should be a 10m defensible space established between the building and adjacent
forest to protect them from an approaching wildfire and to reduce the potential for a
structural fire spreading to the wildland. The goal in this zone is to remove hazardous
fuels and convert vegetation to fire resistance species to produce an environment that
does not support combustion.
3. Ensure identified hazard areas are recognized and addressed within each stage of the land
development process.
The consultant recommends ongoing fuel removed by homeowners post-development.
The owners should be responsible of mowing annual grasses and the removal of ground
litter and downed trees. The development follows the basic FireSmart Principles for priority
zones 1 and 2.
4. Manage the interface forest fuel components, including vegetation and structures, thereby
increasing the probability of successful fire suppression, containment and minimize adverse
impacts.
d) Environmental Implications:
An application for a Watercourse and Natural Features Protection Development Permit (2016-243-
DP) has been received and is being reviewed concurrently with this application. The Project
Coordinator for the professional consultants for this development has reviewed all the consultant
reports and ensured that there are no incompatibilities with regard to recommendations, standards,
policies, or guidelines resulting from the work/reports of the professional consultants.
- 4 -
CONCLUSION:
This application is consistent with the Key Guideline Concepts (Section 8.12.1) Guidelines (Section
8.12.2) and Wildfire Protection Development Permit Area Guidelines Checklist (Section 8.12)
(Appendix D) of the Offical Community Plan; and in consideration of the Home Owners FireSmart
Manual (BC Forest Service Protection Program). Therefore, it is recommended that this Wildfire
Development Permit 2016-243-DP be approved.
“Original signed by Wendy Cooper”_________________
Prepared by: Wendy Cooper, MCIP,RPP
Senior Planning Technician
“Original signed by Michael Van Dop”_____________
Approved by: Michael Van Dop
Deputy Fire Chief
“Original signed by Christine Carter”_______________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”__________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Development Permit Checklist
Appendix D – Subdivision Plan
DATE: Jun 30, 2016
FILE: 2016-243-DP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23365 CROSS ROADLegend
Stream
Edge of River
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
DATE: Jun 30, 2016
FILE: 2016-243-DP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23365 CROSS ROAD
Aerial Imagery from the Spring of 2015
APPENDIX B
1
Wildfire Protection Development Permit Area Guidelines Checklist
Pursuant with Section 8.12 of the Official Community Plan, developments located within the Wildfire
Protection Area will be assessed against guidelines established by Council and summarised below.
This checklist is to be prepared by the professional of record for the project to demonstrate the
proposed design was developed in accordance with the guidelines. Please assess and describe the
compliance of the project with respect to the Key Guideline Concepts and with the Guidelines for
Subdivision Design and Construction, Building Design and Siting, and Landscaping and Open
Spaces.
The description of the Key Guideline Concepts should be suitable for File Managers to quote in
Development Permit Application Reports to Council. For the Guidelines, clearly describe how the
proposal complies with each of the listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
This checklist is to accompany Wildfire Protection Development Permit Application submissions to
the City.
8.12.1 Key Guideline Concepts Describe how this proposal and the design complies
1.Locate development on individual sites
so that, when integrated with the use
of mitigating construction techniques
and landscape management practices,
the risk of wildfire hazards is reduced;
2.Mitigate wildfire impacts while
respecting environmental conservation
objectives and other hazards in the
area;
3.Ensure identified hazard areas are
recognized and addressed within each
stage of the land development
process; and
4.Manage the interface forest fuel
components, including vegetation and
structures, thereby increasing the
probability of successful fire
suppression, containment and
minimize adverse impacts.
APPENDIX C
2
Guideline 8.12.2 A
Subdivision Design and Construction
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
1.The development building face should
be located a minimum of 10 metres
away from the adjacent forest
interface. This 10 metre distance
(Priority Zone 1) should be created
between all sides of the foundation
and the forest interface (vegetation
shall be modified to mitigate
hazardous conditions within 10 metres
of the foundations prior to the start of
construction). The treatment within
Priority Zone 1 may include: treating
fuel on the existing parcel; developing
a trail as a part of the Priority Zone; or
including an environmental and
geotechnical setback, if such
treatment is mutually beneficial to the
intent of the setback areas and
FireSmart principles.
2.Priority Zone 1 may incorporate
cleared parks, roads, or trails to meet
the 10 metre distance requirement.
3.Development shall be set back a
minimum of 10 metres from the top of
ridgelines, cliffs or ravines. Variations
may be considered if a wildfire hazard
assessment can justify a change in the
setback distance.
4.Where the City requires fire hydrants
within a development, these must be
fully functional prior to construction
above the foundation level.
3
Guideline 8.12.2 A
Subdivision Design and Construction
(Continued)
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
5.For subdivisions where a secondary
access is not provided and an
emergency Utility Vehicle (UTV) trail
system is planned as an alternative,
the trail access must be constructed
with a 1.5 metre trail width and a
minimum height and width of 2 metres
cleared of vegetation, with pullouts for
passing and turnaround every 500
metres, where appropriate. In areas
where a 30 metre environmental
setback is required, the City may
consider including the trail within the
30 metre setback; however, it must be
located outside of a 15 metre
watercourse setback from the top of
bank. Trails or turnaround points must
consider appropriate design measures
for protecting environmentally
sensitive and/or geotechnical sensitive
areas.
6.Access points suitable for evacuation
and the movement of emergency
response equipment must be
provided. The number of access
points and their capacity should be
determined during subdivision design.
Two means of access are preferred for
subdivisions in a Wildfire Development
Permit Area. If two access points are
not possible, then the single access
must have the capability of
accommodating two fire trucks - each
with a width of 2.9 metres – safely
passing each other at strategic
locations.
4
Guideline 8.12.2 B
Building Design and Siting
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
1.Locate building sites on the flattest
areas of the property and avoid gullies
or draws that accumulate fuel and
funnel winds.
2.Steep roofs and closed or screened
gutters are preferred in order to
prevent the collection of leaves or
needles, and to reduce the risk of
ember shower accumulation.
3.Buildings must comply with the
requirements listed below. Accessory
buildings located within the Wildfire
Development Permit Area must meet
the same building standards as the
principal residence.
Roofing Materials
a)Roof materials shall have a Class A
or B fire resistance rating as
defined in the current British
Columbia Building Code, as
amended. Examples of typical
Class A or B roofing products
include, but are not limited to:
asphalt shingles, metal, concrete
tile, clay tile, synthetic, slate, and
hybrid composite materials. Note:
Wood shakes and shingles are not
acceptable, unless certified to
Class A or B.
Exterior Cladding
a)Exterior cladding on elevations
adjacent to the wildfire interface
shall be constructed of ignition-
resistant or non-combustible
materials such as: stucco, metal
siding, brick, cement shingles,
cement board, concrete block,
poured concrete, concrete
composite, rock and logs or heavy
timber.
5
Guideline 8.12.2 B
Building Design and Siting
(Continued)
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
b)Decorative construction features,
such as fascia, trim board
materials and trim accents, are
exempted from this requirement,
to a maximum of 10% per
elevation.
Overhanging Projections and
Cantilevered Floors
a)Overhanging projections attached
to buildings and their support (i.e.
decks, balconies, porches,
structural columns, and beams)
shall be constructed of heavy
timber construction, ignition-
resistant or non-combustible
materials, similar to those allowed
in the “Exterior Cladding” section
above.
b)The underside of all exposed floors
(i.e. underside of balconies, decks
and porches) shall be sheathed or
skirted with fire-resistant
materials, similar to those allowed
in the “Exterior Cladding” section
above.
c)The underside of all cantilevered
floors (i.e. bay windows, hutches,
and window seats) shall be
protected with fire-resistant
materials and have the floor
system fire-blocked at the exterior
wall plane.
d)Areas under overhang projections
must be kept clear of debris.
6
Guideline 8.12.2 B
Building Design and Siting
(Continued)
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
Exterior Doors and Windows
a) Exterior doors and garage doors
shall be constructed of non-
combustible materials (i.e. metal
clad, solid core wood or have a 20
minute fire protection rating), and
must meet the requirements of the
North American Fenestration
Standard (NAFS).
b) Exterior windows and glazing
within doors exposed to the
wildfire interface and skylights
shall be tempered glass, multi-
layer glazing, or have a fire
protection rating of not less than
20 minutes, and must meet the
requirements of the NAFS.
Openable windows shall be
covered with non-combustible,
corrosion-resistant screens.
Eaves, Soffits and Vents
a) All eaves and ventilation openings
in exterior walls, roofs, and soffits
shall be covered with non-
combustible, 3 millimetre
corrosion-resistant wire mesh, or
be designed to prevent flame or
ember penetration into the
structure.
b) Eaves and soffits shall be
constructed of ignition-resistant or
non-combustible materials.
Chimney
a) Spark arrestor screens are required
on all wood-burning appliances.
7
Guideline 8.12.2 C
Landscaping and Open Spaces
Describe how the proposal complies with each of the listed
guidelines, or why a guideline is not complied with, or why it is
inapplicable.
1.Landscaping within the 10 metre
Priority Zone 1 should be designed
based on FireSmart landscaping
standards to ensure minimal fuel
loading within the landscaped
areas and provide ongoing
resistance to wildfire. The type and
density of fire resistive plantings
incorporated within landscaped
areas will assist in mitigating the
wildfire hazard.
2.Removal of all debris (wood and
vegetation) after land clearing for
development must be completed
prior to the approval of any new
subdivision plan.
3.A landscaping security may be
required for landscaping works in
accordance with the Maple Ridge
Landscape Security Policy No.
6.28.
Project Information
To be completed by the professional on record for this project:
File Number ________________________
Date prepared: _______________________
Consultant ________________________ ___________________________
Print Name Signature
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2016-464-SD
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: 5% Money in Lieu of Parkland Dedication
20199 and 20185 McIvor Avenue
EXECUTIVE SUMMARY:
The subject property, located at 20199 and 20185 McIvor Avenue (see Appendices A and B), is
proposed to be subdivided into 9 single family residential lots (see Appendix C). This subdivision is
subject to the provisions of the Local Government Act regarding Parkland Dedication or payment in
lieu of dedication. It is recommended that Council require payment in lieu of Parkland Dedication.
The property located at 20185 McIvor Avenue was subject to the 5% Parkland Dedication with a
previous Subdivision application (SD/075/05); therefore, only 20199 McIvor Avenue is required to
pay the 5% Parkland Dedication fee for the subject application.
RECOMMENDATION:
That pursuant to Local Government Act, Section 510, regarding 5% Parkland Dedication or payment
in lieu, be it resolved that the owner of land proposed for subdivision at 20199 McIvor Avenue,
under application 2016-464-SD, shall pay to the City of Maple Ridge an amount that is not less
than $109,848.00.
DISCUSSION:
Section 510 of the Local Government Act requires the provision of parkland, without compensation,
as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area
proposed for subdivision, may be acquired in a location acceptable to the City, or a payment equal to
5% of the market value of the area proposed for subdivision is required.
Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states
that where watercourse protection areas are identified on the lands, the area is to be dedicated into
public ownership as Park, where possible, for the preservation, protection, restoration and
enhancement of watercourses and riparian areas. These areas also provide large vegetated areas
in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents.
Where there is either no watercourse protection areas, or no suitable lands are identified for park
dedication, then 5% of the market value of the land is paid to the City. These funds are placed into a
special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and is typically
used where the ability to achieve parkland through development is limited, such as the Blaney Bog.
1119
- 2 -
In this particular instance there is no watercourse protection area or suitable lands present and it is,
therefore, recommended that money in lieu of parkland dedication be provided.
In keeping with past practice, the City has requested that an appraisal be provided for the 5% market
value of the development site. This appraisal is based on zoned but not serviced land.
A report from a qualified real estate appraiser and discussions with the City has determined that the
5% value of property located at 20199 McIvor Avenue is $109,848.00.
CONCLUSION:
As there are no watercourse protection areas and no suitable lands on the property for parkland
dedication, it is recommended that Council require payment in lieu of parkland dedication as
prescribed in the appraisal.
“Original signed by Adam Rieu”______________________
Prepared by: Adam Rieu
Planning Technician
‘Original signed by Christine Carter”__________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”______________________
Approved by: Frank Quinn MBA, P.Eng
GM: Public Works & Development Services
‘Original signed by Paul Gill”_________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Property Map
Appendix B – Ortho Map
Appendix C – Subdivision Plan
DATE: Dec 16, 2016
2016-464-SD
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
20185 & 20199 McIvor AveLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Dec 16, 2016
2016-464-SD
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
20185 & 20199 McIvor Ave
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 11-5255-40-208
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Award of Contract RFP-EN17-66:
Abernethy Way Extension Study (232 Street to 256 Street)
EXECUTIVE SUMMARY:
The 128 Avenue/Abernethy Way corridor is one of three primary east-west corridors within the City of
Maple Ridge, connected to 232 Street at its current eastern boundary and Golden Ears Way at its
western boundary. The widening of 128 Avenue/Abernethy Way to four lanes between 210 Street
and 224 Street was completed in two phases between 2015 and 2017. The widening of Abernethy
Way to four lanes between 224 Street and 232 Street is currently at the preliminary design stage
and the phased construction is incorporated in the Financial Plan.
The City’s 2014 Strategic Transportation Plan (STP) identifies the future extension of Abernethy Way
from 232 Street to 240 Street with the potential extension to 256 Street as an alternative routing to
Dewdney Trunk Road. Potential alignment options along the 5.7 km corridor, to extend Abernethy
Way from 232 Street to 256 Street were developed in 2008 and include both new alignments and
use of existing road allowances but a definitive route alignment was not finalized. The starting
location for the proposed alignment options is at the intersection of 124 Avenue and 232 Street,
with the east terminus at 256 Street. Key project issues are fisheries/environmental concerns,
impacts on adjacent property owners, possible archaeological potential, property costs, construction
costs, user safety, future developments, impacts on schools and businesses, Agricultural Land
Commission requirements and restrictions, access management issues, utility relocations and
constraints/challenges. Reviews for Structural (bridges), Geotechnical, Environmental, Stormwater
and Archaeological will assist when evaluating the feasibility and cost of the various alignment
options.
The City has in its approved 2017 Financial Plan, funding of $150,000 with 99% of the funding from
DCC’s and the remainder from General Capital Funding (GCF) components. Staff propose to use an
additional $50,000 from Development Cost Charges and Accumulated Surplus funds.
Following a detailed evaluation of the proposals submitted, it is recommended that the engineering
services for extension study be awarded to McElhanney Consulting Services Ltd. (McElhanney) in the
amount of $199,818.00 plus taxes. Staff will work with McElhanney to refine scope and costing as
the work proceeds to look for additional cost savings. The McElhanney scope of work includes RTM3
traffic modeling and Multi Accounts Evaluation which will insure eligibility for future grant funding
opportunities. The final report is expected by May 2018 and will identify the recommended future
alignment and typical road cross section. Council approval is required to award the project to
McElhanney.
RECOMMENDATION:
THAT Contract RFP-EN17-66: Abernethy Way Extension Study (232 Street to 256 Street) be awarded
to McElhanney Consulting Services Ltd. in the amount of $199,818.00 plus taxes; and
THAT the Financial Plan be amended to fund this project from Development Cost Charges and
Accumulated Surplus funds as identified in this report; and further
THAT the Corporate Officer be authorized to execute the Client/Consultant Agreement. 1120
DISCUSSION:
a) Background Context:
The 128 Avenue/Abernethy Way corridor is one of three primary east-west corridors within
the City of Maple Ridge, connected to 232 Street at its current eastern boundary and Golden
Ears Way at its western boundary. The widening of 128 Avenue/Abernethy Way to four lanes
between 210 Street and 224 Street was completed in two phases between 2015 and 2017.
The widening of Abernethy Way to four lanes between 224 Street and 232 Street is currently
at the preliminary design stage and the phased construction is incorporated in the Financial
Plan.
The City’s 2014 Strategic Transportation Plan (STP) identifies the future extension of
Abernethy Way from 232 Street to 240 Street with the potential extension to 256 Street as
an alternative routing to Dewdney Trunk Road. Potential alignment options along the 5.7 km
corridor, to extend Abernethy Way from 232 Street to 256 Street were developed in 2008
and include both new alignments and use of existing road allowances but a definitive route
alignment was not finalized. The starting location for the proposed alignment options is at
the intersection of 124 Avenue and 232 Street, with the east terminus at 256 Street. Key
project issues are fisheries/environmental concerns, impacts on adjacent property owners,
possible archaeological potential, property costs, construction costs, user safety, future
developments, impacts on schools and businesses, Agricultural Land Commission
requirements and restrictions, access management issues, utility relocations and
constraints/challenges. Reviews for Structural (bridges), Geotechnical, Environmental,
Stormwater and Archaeological will assist when evaluating the feasibility and cost of the
various alignment options.
The City has in its approved 2017 Financial Plan, funding of $150,000 with 99% of the
funding from DCC’s and the remainder from General Capital Funding (GCF) components.
Staff propose to use an additional $50,000 from Development Cost Charges and
Accumulated Surplus funds.
The McElhanney scope of work includes RTM3 traffic modeling and Multi Accounts
Evaluation which will insure eligibility for future grant funding opportunities. The final report
is expected by May 2018 and will identify the recommended future alignment and typical
road cross section.
RFP Process and Evaluation
The Request for Proposal (RFP) was posted to BC Bid on August 10, 2017 and advertised on
the City of Maple Ridge’s website, BC Bid, and print media. Seven (7) consultants submitted
proposals before the closing date of September 12, 2017.
All proposals were reviewed by an evaluation team in accordance with the evaluation criteria
identified in the RFP. After detailed analysis, the evaluation team concluded that
McElhanney’s proposal provides the best value to the City at a cost of $199,818.00. The
average base fee of the proposals submitted was $146,758.00.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to proceed with the award of
the contract to McElhanney to complete the Abernethy Way Extension Study (232 Street to
256 Street).
c) Strategic Alignment:
The Abernethy Way Extension Study supports the following key strategies identified in the
City’s Strategic Plan:
Ensure that the transportation system serves and supports growth plans within the
City and work with the Ministry of Transportation and TransLink to support regional
travel demands.
Develop a transportation system that minimizes impacts on the air quality within the
City by supporting walking, cycling and transit.
Continue to address long-term safety of the City’s roadway network.
d) Citizen/Customer Implications:
The City will work with McElhanney to determine the best alignment, taking into account cost
factors, traffic impacts, property impacts, fisheries/environmental concerns, archeological
impacts, socio-community impacts, economic development impacts, constructability,
schedule and phasing of the work. The evaluation process will include a presentation to
Council to obtain feedback on the draft report.
e) Interdepartmental Implications:
The multi-account evaluation (MAE) process takes a holistic approach to determining the
preferred alignment option. Input from the Senior Management Team, Operations, Parks
and Planning Department staff will be consulted during the assignment to provide input in
the evaluation elements.
f) Business Plan/Financial Implications:
The Abernethy Way Extension Study (232 Street to 256 Street) is in the 2017 Capital Plan
with an approved budget of $150,000 with 99% of the funding from DCC’s and the
remainder from GCF components. Award of this assignment in the amount of $199,818.00
plus project contingencies requires access to an additional $50,000 from Development Cost
Charges and Accumulated Surplus. The projects costs and funding breakdown is as follows:
Project Costs
McElhanney $ 199,818
Total $199,818
Existing & Proposed Funding Sources
2017 Development Cost Charges (LTC 017143) $ 148,500
2017 General Capital Funding (LTC 017143) $ 1,500
Additional Development Cost Charges funding $ 49,300
Additional Accumulated Surplus $ _______700
Total $
200,000
CONCLUSIONS:
McElhanney Consulting Services Ltd. has submitted a proposal for the Abernethy Way extension
study from 232 Street to 256 Street that provides the best value to the City. This report
recommends approval to award the design services assignment to McElhanney Consulting Services
Ltd. in the amount of $199,818.00, and further that the Financial Plan be amended to fund this
project.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA
Manager of Design & Construction Concurrence: Manager of Financial Planning
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Property and Liability Insurance Renewal
EXECUTIVE SUMMARY:
The City purchases both liability and property insurance on an annual basis. For its 2016 insurance
year, Council endorsed the transition of the City’s property insurance policy to the Municipal
Insurance Association of BC (MIABC) who has maintained the City’s liability policy for the better part
of the past three decades. The transition to MIABC’s property insurance offering in 2015 (from a
private insurer) delivered a reduction in property premium expenditures of $35,000 for the City at
the time.
For the City’s 2018 insurance year, staff are recommending to renew both its property (including
crime and equipment breakdown policies) and liability insurance policies through MIABC and as
these expenditures for each are in excess of $150,000 approval of Council is required.
RECOMMENDATION(S):
That the expenditures of up to $422,000 and $250,000 for the City’s liability and property insurance
coverage policies as offered through the Municipal Insurance Association of BC be approved.
DISCUSSION:
a)Background Context:
The Municipal Insurance Association of BC (MIABC) is a member-owned and operated risk
pool of which the City of Maple Ridge is a member. The City has purchased its liability
coverage from MIABC since its (MIABC’s) inception and for its 2016 insurance year, switched
its property coverage from a privately-brokered policy to MIABC.
City staff continue to work closely with MIABC on risk management best practices and after
undertaking an analysis of the rates being offered to other municipal jurisdictions, continue
to believe that the MIABC offers the City the best overall value with respect to its liability and
property insurance. Approval of the expenditures is subject to Council approval.
b)Business Plan/Financial Implications:
MIABC expects to provide final policy pricing to the City in early December 2017. In the
interim, the MIABC property insurance proposal (including crime and equipment breakdown)
is expected to total $250,000 for 2018. The City’s rate per $1000 of coverage compares
favourably with other local jurisdictions and remains consistent with the 2017 policy.
The $250,000 covers more than $250,000,000 worth of City assets, which are
1131
expected to increase in value by approximately $25,000,000 in 2017. For reference, the
City’s net property premium for 2017 totalled just over $238,000.
The MIABC liability insurance proposal is currently projected at $425,000 which represents a
gross increase of approximately $23,000 over 2017. This increase is due to a change in the
City’s experience rating. For reference, the City’s net liability premium for 2017 totalled just
under $375,000.
CONCLUSION:
Given that the property insurance coverage as proposed by MIABC compares favourably with other
jurisdictions’ rates and remains stable relative to 2017 and that the liability policy rates also
relatively remain stable, the recommendation is for approval of the two expenditures.
“Original signed by Darrell Denton”
Prepared by: Darrell Denton
Property & Risk Manager
“Original signed by Laurie Darcus”
Approved by: Laurie Darcus
Manager of Legislative Services & Emergency Program
“Original signed by Paul Gill”
Concurrence: Paul Gill
Chief Administrative Officer
1594917
District of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 0530-01
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: 2018 Acting Mayor, Committee & Commission Appointments
EXECUTIVE SUMMARY:
The attached list of appointments has been reviewed by the Mayor and is now presented to Council
for consideration.
RECOMMENDATION:
That the Acting Mayor schedule and appointments to Government Agencies, Advisory and/or
Legislated Committees, Special Committees, Community Groups and Organizations and Standing
Committees as attached to the staff report dated November 14, 2017 be approved.
DISCUSSION:
Council is required under its Procedure Bylaw to appoint from amongst its members, for defined
periods of the year, members to serve on a rotating basis as the Acting Mayor. The current Acting
Mayor schedule concludes on January 31, 2018. Appointments to Committees and Commissions
are traditionally reviewed annually. Respecting this tradition, the attached list provides the proposed
2018 appointments.
“Original signed by Laurie Darcus”_______________
Prepared by: Laurie Darcus, MA, MMC, SCMP, CPM
Manager of Legislative Services and Emergency Program
“Original signed by Paul Gill”_____________________
Approved by: Paul Gill, B.B.A., C.G.A., F.R.M.
Chief Administration Officer
:ld
Attachments: Committee and Commission Appointments and Acting Mayor Appointments 2018
1132
City of Maple Ridge
Committee & Commission Appointments for 2018
Government Agencies 2018 Appointments
Fraser Basin Council Councillor Masse
Fraser Valley Regional Library Councillor Bell
Alternate: Councillor Duncan
Metro Vancouver Board
Mayor Read
Alternate: Councillor Shymkiw
Mayors’ Council on Regional Transportation Mayor Read
Alternate: Councillor Shymkiw
Advisory and/or Legislated Committees 2018 Appointments
Active Transportation Advisory Committee Councillor Duncan
Alternate: Councillor Masse
Agricultural Advisory Committee Councillor Speirs
Alternate: Councillor Duncan
Community Heritage Committee Councillor Speirs
Alternate: Mayor Read
Economic Development Committee Councillor Shymkiw
Alternate: Mayor Read
Environmental Advisory Committee Councillor Masse
Alternate Councillor Duncan
Municipal Advisory Committee on Accessibility
and Inclusiveness
Councillor Speirs
Alternate: Councillor Duncan
Public Art Steering Committee Councillor Duncan
Alternate: Councillor Bell
Social Policy Advisory Committee Councillor Masse
Alternate: Councillor Speirs
Special Committees 2018 Appointments
Parcel Tax Review Panel (formerly Court of
Revision or Frontage Tax)
Mayor Read
Councillor Bell
Councillor Robson
Pitt Meadows Airport Society
Councillor Masse
Councillor Robson
Councillor Speirs
Maple Ridge & Pitt Meadows Policing Task
Force
Mayor Read
Councillor Robson
Committee and Commission Appointments 2018
Page 2
Community Groups & Organizations/Liaisons 2018 Appointments
Alouette River Management Society Councillor Masse
Alternate: Councillor Robson
Business Improvement Association Staff member as appointed
Alternate: Councillor Shymkiw
Chamber of Commerce Staff member as appointed
Alternate: Councillor Shymkiw
Fraser Health Authority Mayor Read
Alternate: Councillor Shymkiw
Fraser Regional Correctional Centre Mayor Read
Alternate: Councillor Robson
Ridge Meadows Seniors Society Councillor Bell
Alternate: Mayor Read
Malcolm Knapp Research Forest
Community Advisory Board
Councillor Speirs
Alternate: None
Maple Ridge Pitt Meadows Arts Council Councillor Bell
Alternate: Councillor Duncan
Ridge Meadows Recycling Society Councillor Duncan
Alternate: Councillor Masse
Ridge Meadows Youth Justice Advocacy
Association
Councillor Shymkiw
Alternate: Councillor Duncan
Standing Committees 2018 Appointments
Audit & Finance Committee All Members of Council
Councillors Presiding as Acting Mayor 2018 Acting Mayor
December 2017/January 2018 Councillor Masse
February/March 2018 Councillor Duncan
April/May 2018 Councillor Shymkiw
June/July 2018 Councillor Speirs
August/September 2018 Councillor Robson
October/November 2018 Councillor Bell
1812009
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 01-0530-04
FROM: Chief Administrative Officer MEETING: Council Meeting
SUBJECT: 2018 Council Calendar
EXECUTIVE SUMMARY:
At the April 11, 2017 Council Meeting staff were directed to begin a trial period of evening meetings
and eliminate Committee of Whole. In addition, staff were directed to bring back the discussion for
Question Period to start at the beginning of Regular Council Meetings. Further details are included
under Discussion below.
The attached calendar of council meetings for 2018 generally follows the established trial pattern of
First Tuesday - Council Workshop 6 p.m.
Second and Fourth Tuesday - Closed 6 p.m. and Regular Council 7 p.m.
Third Tuesday – Workshop 6 p.m. and Public Hearing 7 p.m.
The calendar includes the schedule for the month of January 2019 to allow for better planning of the
December break.
RECOMMENDATIONS:
1.That Council meetings continue to follow the schedule established for the trial period of
evening meetings and be adopted as the normal meeting dates and times going forward.
2.a) That the Council Meeting schedule included as Attachment A of the staff report dated
November 14, 2017 be adopted; OR
b)That the Council Meeting schedule attached to the staff report dated November 14,
2017 be adopted as amended.
3.a) That Question period be scheduled nearer the beginning of Regular Council Meetings,
after delegations, and the Maple Ridge Council Procedure Bylaw 6472-2007 be amended to
reflect this change; OR
b)That Question period remain at the end of Regular Council Meetings.
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1812009
DISCUSSION:
The following motions were passed at the April 11, 2017 Council meeting:
That the Committee of the Whole Meetings be eliminated for the duration of the trial period chosen.
That the new format for Council Meetings for the duration of the trial period be as follows:
• 1st Tuesday of the month: Council Meeting Workshop begins at 6 pm
• 2nd Tuesday of the month: If required, Special and Closed Council Meetings begin
at 6 pm followed by Regular Council at 7 pm
• 3rd Tuesday of the month: Council Meeting Workshop begins at 6 pm followed by
Public Hearing at 7 pm
• 4th Tuesday of the month: If required, Special and Closed Council Meetings begin
at 6 pm followed by Regular Council at 7 pm
And that staff bring back the discussion of timing for Question Period.
The attached calendar generally follows the current trial schedule. Variations are noted below.
1. The Federation of Canadian Municipalities conference takes place May 31 to June 3, 2018 in
Halifax. This does not interfere with the normal schedule of meetings this year.
2. The summer break is scheduled for the last week of July and month of August. Council
Workshop and Closed will be held on September 4, 2018 to resume the fall schedule.
3. The Union of British Columbia Municipalities Convention (UBCM) will be meeting in Whistler
September 10 through 14. September 11 would the 2nd Tuesday, a Closed and Regular Council
meeting date. On the calendar attached, staff have followed Council’s previous preference by
not scheduling meetings that week and adding these meetings to the following Tuesday. On
September 19th the calendar shows Workshop, Early Public Hearing, and Regular Council.
4. A break is scheduled between December 5, 2018 and January 8, 2019.
“Original signed by Laurie Darcus”
Prepared by: Laurie Darcus, MA, MMC, SCMP, CPM
Manager of Legislative Services and Emergency Program
“Original signed by Paul Gill”
Approved by: Paul Gill, B.B.A, C.G.A, F.R.M
Chief Administrative Officer
:ld1812009
Attachment A – Proposed 2018 Council Meeting Calendar
January 2018 Sun Mon Tue Wed Thu Fri Sat 1 NEW YEAR’S DAY 2 WORKSHOP 3 4 5 6 7 8 9 CLOSED REGULAR COUNCIL 10 11 12 13 14 15 16 WORKSHOP PUBLIC HEARING 17 18 19 20 21 22 23 CLOSED REGULAR COUNCIL 24 25 26 27 28 29 30 31 Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
February 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 WORKSHOP 7 8 9 10 11 12 FAMILY DAY 13 CLOSED REGULAR COUNCIL 14 15 16 17 18 19 20 WORKSHOP PUBLIC HEARING 21 22 23 24 25 26 27 CLOSED REGULAR COUNCIL 28 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
March 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 WORKSHOP 7 8 9 10 11 12 13 CLOSED REGULAR COUNCIL 14 15 16 17 18 19 20 WORKSHOP PUBLIC HEARING 21 22 23 24 25 26 27 CLOSED REGULAR COUNCIL 28 29 30 GOOD FRIDAY 31 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
April 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 EASTER MONDAY 3 WORKSHOP 4 5 6 7 8 9 10 CLOSED REGULAR COUNCIL 11 12 13 14 15 16 17 WORKSHOP PUBLIC HEARING 18 19 20 21 22 23 24 CLOSED REGULAR COUNCIL 25 26 27 28 29 30 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
May 2018 Sun Mon Tue Wed Thu Fri Sat 1 WORKSHOP 2 3 4 5 6 7 8 CLOSED REGULAR COUNCIL 9 10 11 12 13 14 15 WORKSHOP PUBLIC HEARING 16 17 18 19 20 21 VICTORIA DAY 22 CLOSED REGULAR COUNCIL 23 24 25 26 27 28 29 30 31 June 1 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
June 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 WORKSHOP 6 7 8 9 10 11 12 CLOSED REGULAR COUNCIL 13 14 15 16 17 18 19 WORKSHOP PUBLIC HEARING 20 21 22 23 24 25 26 CLOSED REGULAR COUNCIL 27 28 29 30 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
July 2018 Sun Mon Tue Wed Thu Fri Sat 1 CANADA DAY 2 CANADA DAY STAT 3 WORKSHOP 4 5 6 7 8 9 10 CLOSED REGULAR COUNCIL 11 12 13 14 15 16 17 WORKSHOP PUBLIC HEARING 18 19 20 21 22 23 24 CLOSED REGULAR COUNCIL 25 26 27 28 29 30 31 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
August 2018 Sun Mon Tue Wed Thu Fri Sat 29 30 31 1 2 3 4 5 6 BC DAY 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
September 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 LABOUR DAY 4 CLOSED WORKSHOP 5 6 7 8 9 10 11 12 13 14 15 16 17 18 WORKSHOP EARLY PUBLIC HEARING REGULAR COUNCIL 19 20 21 22 23 24 25 CLOSED REGULAR COUNCIL 26 27 28 29 30 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
October 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 WORKSHOP 3 4 5 6 7 8 THANKSGIVING 9 CLOSED REGULAR COUNCIL 10 11 12 13 14 15 16 WORKSHOP PUBLIC HEARING 17 18 19 20 21 22 23 CLOSED REGULAR COUNCIL 24 25 26 27 28 29 30 31 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
November 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 WORKSHOP 7 8 9 10 11 REMEMBRANCE DAY 12 REMEMBRANCE DAY STAT 13 CLOSED REGULAR COUNCIL 14 15 16 17 18 19 20 WORKSHOP PUBLIC HEARING 21 22 23 24 25 26 27 CLOSED REGULAR COUNCIL 28 29 30 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
December 2018 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 EARLY PUBLIC HEARING REGULAR COUNCIL 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHRISTMAS DAY 26 BOXING DAY 27 28 29 30 31 NEW YEAR’S EVE 1 NEW YEAR’S DAY 2019 2 3 4 5 Council Meetings Schedule 2018 Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Council Meetings Schedule 2018Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. PH—Public Hearing—6:00 p.m. Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
January 2019 Sun Mon Tue Wed Thu Fri Sat 1 NEW YEAR’S DAY 2 3 4 5 6 7 8 WORKSHOP CLOSED REGULAR COUNCIL 9 10 11 12 13 14 15 WORKSHOP PUBLIC HEARING 16 17 18 19 20 21 22 CLOSED REGULAR COUNCIL 23 24 25 26 27 28 29 30 31 Council Meetings Schedule 2019Workshop - 6:00 p.m. Closed - 6:00 p.m. Regular Council - 7:00 p.m. Public Hearing - 7:00 p.m. Early Public Hearing - 6:00 p.m.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Engagement Process for the Conceptual Design of a Future Indoor Pool
EXECUTIVE SUMMARY:
Over the past few years, the community has provided feedback to Council on a new indoor pool in
Maple Ridge through the 2010 Parks, Recreation and Culture Master planning process, the 2016
HCMA Architecture & Design (HCMA) Stakeholder Engagement on the Multi-Use Wellness Facility and
the 2017 Public Engagement on the Outdoor Pool and the 2016/2017 Public Consultation Services
for Parks, Recreation and Culture (PRC) Facilities study by Jennifer Wilson Consultants.
On July 11, 2017, Council reviewed the consultation and feedback results of the PRC Facilities study
and gave staff direction to proceed with a number of prioritized projects. The Multi-Use Wellness
Facility was not selected to proceed, however, at that time Council directed staff to prepare a report
on an engagement process for the design of a future indoor pool.
This report includes a recommended engagement process that would utilize the services of an
architecture team to update the current design concept to include feedback received by residents in
the previous public engagement processes, and would further re-engage the community through the
facilitation of two public open houses and on-line feedback forms to deliver an updated facility
design concept.
The development and timeline of the consultation could begin in November 2017 with a mid-way
check in with Council on the updated facility design and a final report back to Council in April 2018.
RECOMMENDATION:
That staff be directed to hire an architectural design firm to facilitate a public engagement process
and update the conceptual design for a future indoor pool.
DISCUSSION:
a)Background Context:
The 2010 Parks, Recreation and Culture Master Plan, developed through an extensive public
consultation process, recommended a second indoor pool as population growth increases
and as demand placed on the existing Maple Ridge Leisure Centre (MRLC) continues to
expand.
In 2016, HCMA Architecture and Design developed a high level concept plan for a Multi-Use
Wellness Facility involving a significant aquatics component. HCMA then facilitated an
aquatics stakeholder consultation to gather feedback which helped to shape the conceptual
design.
1151
2
The City then conducted a comprehensive community consultation process for a number of
Parks, Recreation and Culture infrastructure projects, which included the Multi-Use Wellness
Facility with an aquatic component. Citizens were provided with a variety of methods to give
their input, which resulted in broad feedback on the Multi-use Wellness Facility and aquatic
component regarding the types of amenities and services that the community would like to
see considered regarding this concept.
Should Council wish to proceed with a public engagement process to update the conceptual
design for a future indoor pool, the following project schedule is proposed:
Action Timeline
Secure architectural services for design/community consultation. November 2017
Architect to review all stakeholder feedback and update concept
plans.
Nov – Dec 2017
Architect to report back to Council with updated concept plan to bring
forward for community and stakeholder feedback.
February 2018
Public Engagement through two open house events and on-line survey
to present the updated concept and test support with the public.
February 2018
Analyze data received from consultations and finalize concept.
March 2018
Report back to Council on results of public engagement and updated
concept design.
April 2018
b) Desired Outcome:
To provide Council with a conceptual design for a future indoor aquatic facility that
represents the consolidated feedback from community and stakeholder engagement.
c) Strategic Alignment:
Growing demand for aquatic services was reported in the Parks, Recreation and Culture
Master Plan adopted in 2010. Planning for a future aquatic amenity now would position
Maple Ridge to address future growth related to aquatic programming.
d) Citizen/Customer Implications:
A comprehensive engagement process involves the community in the developmental stages
and provides opportunity for extensive input into an aquatic facility to ensure a variety of user
demands are met now and into the future.
e) Business Plan/Financial Implications:
Consultation costs are estimated to be between $10,000 and $15,000, which can be
funded by the existing departmental budget. A new indoor pool is not currently included in
the Financial Plan and, similar to other investments in Parks and Recreation infrastructure
currently being pursued, would require a financial strategy to fund the capital and operating
costs.
3
A project of this size would likely require borrowing and the associated approval of the public
as well as a secured source of fund to service the debt, which could include an additional
property tax increase.
CONCLUSION:
Following the Multi-Use Wellness Facility stakeholder and community consultation, feedback was
gathered and presented to Council; however, that data is yet to be incorporated into an updated
concept design for this facility. The contracted firm will provide the opportunity to check back with
residents on the design concept, and further engage community to ensure a broad representation of
needs are discussed and brought forward to Council for consideration.
“Original signed by Christa Balatti”
Written by: Christa Balatti, Recreation Manager, Health & Wellness
“Original signed by Wendy McCormick”
Approved by: Wendy McCormick, Director of Recreation & Community Services
“Original signed by Trevor Thompson”
Approved by: Trevor Thompson, Manager of Financial Planning
“Original signed by Kelly Swift”
Approved by: Kelly Swift, General Manager: Parks, Recreation & Culture
”Original signed by Paul Gill”
Concurrence: Paul Gill
Chief Administrative Officer
:cb