HomeMy WebLinkAboutTown Centre Concept Plan.pdf_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 0
10. 4 Town Centre Area Plan
___________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 62
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 0
TABLE OF CONTENTS
1.0 INTRODUCTION 1
1.1 Background 1
1.1.1 The Smart Growth on the Ground Process 3
1.2 8 Guiding Sustainability Principles 4
1.2.1 Goals and Objectives 6
1.3 Assumptions and Targets 11
1.4 The Role of the Area Plan 11
2.0 GREEN INFRASTRUCTURE 12
2.1 Working in Harmony with Natural Systems 12
2.2 Integrating Green Infrastructure 14
Protection of Natural Features 14
Rainwater Management 15
Urban Ecology 16
Building Local Partnerships to Support
Environmental Stewardship 17
Energy Management 18
Green Buildings 19
3.0 LAND USE IN THE TOWN CENTRE 20
3.1 A Place to Live, Work & Play 20
3.2 General Land-Use Requirements 22
3.3 Land-Use Designations 24
Single-Family Residential 25
Ground-Oriented Multi-Family 26
Low-Rise Apartment 27
Medium & High-Rise Apartment 27
Flexible Mixed-Use 27
Town Centre Commercial 28
Port Haney Heritage Adaptive Use 28
Port Haney Multi-Family, Commercial & Mixed-Use 28
Institutional 30
4.0 PARK AND CONSERVATION 32
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 1
5.0 MULTI-MODAL TRANSPORTATION NETWORK 35
5.1 Offering Transportation Choices 35
5.2 Defining the Transportation Network 38
5.2.1 Multi-Modal Routes 38
Civic Core Ring Route & Civic Core
Pedestrian Network 39
Connective Pedestrian Network 39
Bicycle Network 39
Secondary Ring Route 39
Greenway Trails 40
5.2.1.1 Multi-Modal Route Characteristics & Related Policies 40
5.2.2 Enhancing the Multi-Modal Network 41
Laneways 41
Public Transit 42
Fraser River & Waterfront 43
APPENDIX A – Zoning Matrix 44
SCHEDULE 1 – Town Centre Area Land-Use Designation Map
FIGURE 1 – Multi-Modal Transportation Network Map
FIGURE 2 – Central Business District Map
FIGURE 3 – Future Rapid Transit Route Map
FIGURE 4 – Alouette River Watershed Boundary Map
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 1
1.0 INTRODUCTION
1.1 Background
Maple Ridge Town Centre is a neighbourhood of unique character and
opportunity. Located in the heart of Maple Ridge, it contains historic points of
interest, a central business district, including the Municipal Hall, and a West
Coast Express commuter train station. The neighbourhood boasts spectacular
viewscapes that include the Fraser River to the south and the Golden Ears peaks
of Mount Blanshard to the north.
The Town Centre of Maple Ridge is often referred to as “Haney” and “Port
Haney”, reflecting on the fact that prior to 1874 Maple Ridge was comprised of
a number of historic communities, each with its own unique characteristics.
Haney was the area generally north of the Lougheed Highway, and Port Haney
was situated south of the Lougheed Highway, adjacent to the Fraser River. Port
Haney originally operated as the commercial heart of the newly formed District,
however the construction of the Lougheed Highway and a significant fire in Port
Haney contributed to the shifting of a rebuilt “uptown” and the commercial
development of Central Haney began.
By the 1950’s the “core” of Maple Ridge was bounded by Ontario Street (224th
Street), Dewdney Trunk Road, Hinch Road (225th Street), and Lougheed
Highway, and included two elementary schools, one high school, Aggie Hall,
and all major municipal services, including the municipal hall and library.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 2
Historic Haney House was
built by Haney’s founder,
Thomas Haney for his family
in 1878. It was donated to
the municipality in 1979 and
remains in its original
location today.
The current Maple Ridge Museum was originally owned by the manager
of the Port Haney Brick Company. The house was constructed in 1907
using brick produced by the brick company. Today it sits within Jim
Hadgkiss Park, which was named after a community-minded manager of
the Haney Brick and Tile Company.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 3
Since that time, the former “Central Haney” has evolved into the commercial
heart of the District of Maple Ridge, encompassing several historic locations,
municipal offices, a concentrated commercial area, including a West Coast
Express Station in Port Haney. The boundaries also expanded to include lands
as far north as 124th Avenue, west to 221st Street, and east to Burnett Street.
In early Official Community Plans priority for commercial development and
residential density was noted for the Town Centre. In 1996, the area was
designated as Regional Town Centre in the Metro Vancouver (former Greater
Vancouver Regional District) Livable Region Strategic Plan which signified the
Centre’s importance within the region, and identified it as a hub for future
densification and development.
1.1.1 The Smart Growth on the Ground Process
In 2003 the District of Maple Ridge became the first Smart Growth on the
Ground Partner Community. By doing so the District committed to exploring
the application of smart growth and sustainability principles in the Town Centre.
In December 2003, the project was initiated by the formation of a locally based
project committee that oversaw and participated in the development of the Town
Centre Concept Plan.
The Smart Growth on the Ground process for the Town Centre included a series
of public workshops to examine a series of Smart Growth Principles and the
participation in an intensive design charrette process. The information collected
resulted in the creation of the Town Centre Concept Plan, which was endorsed
by District Council in April 2005, along with a Council Resolution stating that
the Smart Growth on the Ground Concept Plan would be used as a guide for
development within the Town Centre. This Resolution formed the basis for
Policies 3-23 and 6-28 of the 2006 Official Community Plan which stated that
the Smart Growth on the Ground Concept Plan would guide development within
the Town Centre. It is this concept plan that formed the basis for the Town
Centre Area Plan.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 4
1.2 8 Guiding Sustainability Principles
The Smart Growth on the Ground Project resulted in 8 Guiding Sustainability
Principles that are reflected in the Town Centre Area Plan. Those Principles are:
1. Each Neighbourhood is Complete
Smart Growth on the Ground communities allow residents to have the
option to live, work, shop and play in the same local area. Compact,
complete communities use land and infrastructure more efficiently, while
providing more living choices for residents and local employees. Complete
communities can reduce per capita expenditure on cars and per capita
production of air pollution by over 40%. This means more money in our
pockets and less congestion on our streets.
2. Options to Our Cars Exist
Smart Growth on the Ground Communities reduce the emphasis on
automobiles, and provide for other transportation choices. Compact
neighbourhoods with an interconnected street network are convenient for
walking and cycling, and can provide enough residential density and mix of
uses to create a large ridership base for transit. Transportation choices
reduce congestion and pollution, and allow residents who cannot drive (such
as children, seniors, and people with disabilities) to access daily activities on
their own.
3. Work in Harmony with Natural Systems
Smart Growth on the Ground Communities respect, maintain, and restore the
natural functioning of the landscape. Communities can be more
environmentally friendly, energy efficient, and cost effective, by respecting
natural eco-systems -- particularly river and stream systems and their
associated aquatic habitat.
4. Buildings and Infrastructure are Greener and Smarter
Smart Growth in the Ground Communities optimize the economic, social
and ecological impact of buildings and infrastructure. Innovative
development standards, such as “green” infrastructure and buildings or
natural drainage systems, can result in lower impact solutions that cost
municipalities, residents and businesses much less over the long term.
5. Housing Serves Many Needs
Smart Growth on the Ground communities incorporate a variety of housing
in the same neighbourhood and even on the same street. A mix of housing
types (both owner and for rent) allows residents to live in the same
community throughout their life, and recognizes the increase in non-
traditional households such as empty nesters, single parent families, and
childless couples. A range of housing also allows lower income residents
(such as seniors on fixed income or recent university graduates) equal access
to community amenities and local employment opportunities.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 5
6. Jobs are Close to Home
Smart Growth on the Ground Communities foster sustainable economic
growth. Local economic growth allows many residents to find employment
close to home and supports local businesses, while making the best use of
existing infrastructure.
7. The Centre is Attractive, Distinctive and Vibrant
Smart Growth on the Ground communities are animated, diverse, and have a
strong local identity. The cultural heritage of the community is celebrated in
functional and meaningful ways, and are incorporated into the vibrant
neighbourhood and town centres as focal points for community interaction.
8. Everyone Has a Voice
Smart Growth on the Ground Communities belong to those who live, work
and play there. Meaningful participation includes an early and on-going role
for community members by engaging them in planning, design and
development processes. This ensures that new development is accepted by
existing stakeholders and responds to local needs
.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 6
1.2.1 Goals and Objectives
In consultation with the community, the 8 Guiding Sustainability Principles
were further considered and expanded, resulting in the creation of 16 goals and
90 objectives. These goals and objectives were intended to support the
Principles and provide targets and measurements for achieving them. When
relevant, these goals and principles have been incorporated into sections of the
Area Plan, and provide explanation and guidance to the policies. Most, but not
all of the objectives fall within the scope of the Town Centre Area Plan.
Principle: 1
Each Neighbourhood is Complete
Goal:
Increase density and distribute a range of uses throughout the Centre
Objectives:
• Increase density for residential and non-residential land uses
• Incorporate a range of densities
• Incorporate mixed use development opportunities
• Ensure opportunities for living, working, shopping, and service
provision
• Integrate waterfront development into the Centre
• Develop on currently undeveloped lots
• Create links between the Centre and other hubs within Maple Ridge
Goal:
Enhance opportunities for personal development and recreation
Objectives:
• Provide educational/training facilities
• Enhance technological capabilities so people can take advantage of
world opportunities
• Develop cultural facilities
• Improve recreation opportunities, particularly for youth
• Improve and secure public access to natural places, including streams
and waterfront
• Provide more public green space within the core
• Promote the social integration of all ages and groups through shared or
adjacent facilities and spaces
• Design easily accessed public spaces
• Ensure public safety and security, and accessibility throughout the
Centre
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 7
Principle: 2
Options to our cars exist
Goal:
Acknowledge and respect pedestrian needs
Objectives:
• Prioritize the safety of pedestrians
• Enhance pedestrian experience
• Designate pedestrian-only areas/no-car zones
• Enhance connectivity of pedestrian and other non-vehicular routes
• Utilize and upgrade laneways, sidewalks and other existing paths for
pedestrians, bikes
• Design for short walking distances to reach daily needs
Goal:
Increase transit modes, availability and destinations
Objectives:
• Establish an internal transit system for the Centre
• Increase the frequency of transit service both internally and to out-lying
areas
• Consider other transit modes
• Link new Abernethy crossing to transit
• Increase and improve access from river to Centre
• Provide water transportation options
• Ensure public safety for all transportation modes
Principle: 3
Work in harmony with natural systems
Goal:
Preserve, enhance and capitalize on natural amenities and create new ones
Objectives:
• Respect and enhance riparian areas and water resources
• Maintain views of mountains
• Maintain access and views to Fraser River
• Protect and enhance a range of wildlife habitats
• Reinstate historical streams
Goal:
Protect natural systems from the impacts of development
Objectives:
• Increase quality and amount of green space in the Centre
• Establish a green system that is linked throughout the Centre and beyond
• Reduce the generation of water pollution, air pollution and waste
• Manage pollution and waste with Best Management Practices (BMPs)
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 8
Principle: 4
Buildings and infrastructure are greener and smarter
Goal:
Make it easier to be environmentally friendly
Objectives:
• Identify and act on appropriate urban ecology opportunities
• Provide incentives for the development of environmentally friendly
buildings
• Have municipality adopt green building and infrastructure standards
• Educate on environmental benefits of growing smarter
• Increase quality, function and amount of mandatory public/open/green
space built by developers
Goal:
Combine new technologies with rediscovered approaches
Objectives:
• Incorporate alternative methods of power generation
• Require sustainable buildings and building systems
• Design buildings to adapt to future technologies and uses
• Minimize environmental impact of erosion and waste disposal during
construction
• Adaptively reuse existing buildings, including heritage buildings
• Manage urban stormwater with green infrastructure methods
• Develop green infrastructure that provides for multiple land uses
Principle: 5
Housing serves many needs
Goal:
Increase housing options to provide for all ages, economic status, and life stages
Objectives:
• Integrate housing for all demographics
• Ensure a variety of housing types and tenures that are fully accessible
and accommodate special needs
• Integrate affordable housing/low-cost housing with market housing
• Improve rental housing stock and options
• Improve housing quality and range of housing types
• Design housing for flexibility of use over its lifetime
• Design housing to strengthen social relationships
• Provide housing for people in transition
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 9
Goal:
Increase density in the Centre by integrating housing with other uses
Objectives:
• Increase residential density and identify density limits
• Integrate housing with other uses at the scale of both building and block
• Establish attractive form and character and mitigate noise to make
housing in the centre desirable
Principle: 6
Jobs are close to home
Goal:
Encourage all types of jobs, including new and non-traditional businesses and
workplaces
Objectives:
• Provide an educational centre to train for jobs and to provide teaching
and other jobs
• Increase civic development and retail development for job creation
• Incorporate high tech, internet, home businesses
• Incorporate live/work and work/live developments
• Welcome unique industries/business opportunities
• Make zoning and bylaws less restrictive for location and form of
business premises, while retaining a positive sense of community
• Promote the film industry
• Promote the tourism industry
Goal:
Attract investment by supporting business needs
Objectives:
• Attract investment in housing and business ventures
• Densify the Centre to provide a customer base for businesses
• Identify and promote niche markets for business
• Develop the industry potential already present in Maple Ridge and
support local businesses
• Pre-install technological infrastructure in buildings to attract businesses
• Streamline development approval processes and provide incentives
• Provide venues to support arts and crafts businesses
Principle: 7
The Centre is distinctive, attractive and vibrant
Goal:
Cultivate an identity that grows from the heart of the community
Objectives:
• Develop the “caring” identity of Maple Ridge
• Ensure that historical and cultural assets are respected and celebrated
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 10
• Feature the natural beauty and amenities of the place
• Establish development guidelines that respect local heritage, natural
settings and attributes
• Support the arts in the community
• Encourage art in public and private spaces
• Enhance the urban public environment
Goal:
Establish the Centre as a hub of activity
Objectives:
• Increase tourism
• Provide opportunities for festivals and community events
• Provide more entertainment and education venues
• Encourage evening activities that cater to a broad demographic while
benefitting the community
• Utilize park space for daily activities as well as special events
• Create easily accessible routes to key destinations
• Encourage symbiotic relationships among and between lands and land
users
• Support and encourage the vitality of small business
Principle: 8
Everyone has a voice
Goal:
Create safe spaces and opportunities for all members of the community
Objectives:
• Create spaces and opportunities for all age groups and social stratas
• Integrate spaces to foster social relationships
• Empower the least powerful
• Ensure safety
Goal:
Create opportunities for open dialogue among members of the community
Objectives:
• Establish ongoing public evaluation of smart growth strategies
• Provide public gathering spaces
• Ensure economic development office advocates for local business and
interacts effectively with all levels of government
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 11
1.3 Assumptions and Targets
Population:
The Town Centre is 294 hectares (727 acres) in area and is home to over 8000
residents. By 2021 it is projected that the population will increase by over
13,000 resulting in a target population of 21,750 people by 2021.
Density:
At the build out of the Town Centre Area Plan it is estimated that with a land
area of 294 hectares, the resulting density will be in the range of 70 to 100
persons per hectare.
Housing:
There are approximately 4,500 housing units in the Town Centre and it is
estimated that through development/redevelopment the Centre can accommodate
another 6700 units, for a potential total of approximately 11,065 units by 2021.
Commercial:
Commercial, Office and industrial forecasts suggest that significant demand will
occur by 2021. The Town Centre Plan has a goal of creating between 0.25 –
0.75 new jobs for every dwelling unit in the Town Centre.
1.4 The Role of the Area Plan
The Town Centre Area Plan reflects the community’s values and is intended to
be the preeminent document for long range planning and development within the
Downtown. Development applications within the Town Centre will be
evaluated against the policies and development permit guidelines housed within
this document. Since the Area Plan policies are a derivative of the broader
policies within the Official Community Plan, the Town Centre Area Plan
policies must be read in conjunction with them.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 12
2.0 GREEN INFRASTRUCTURE
2.1 Working in Harmony with Natural Systems
BACKGROUND
Green Infrastructure is the interconnected network of natural and man-made
features and functions that supports the local ecology while improving
livability. As an essential life support system, Green Infrastructure involves
the integration of conservation values with the various elements related to
urban development. Components of Green Infrastructure include sensitive
ecosystems, parks, retention and restoration of trees and native plants in public
and private spaces, rainwater management, green buildings, and energy
management.
The Town Centre has less than 20% of its land base (approximately 51 hectares
of a total 300 hectares) in either conservation or park space and these are the
key areas that sustain local wildlife and contribute to a healthy urban
environment. The Green Infrastructure of an urban setting can be enhanced
through the planting of trees, shrubs, and garden areas that link together and
create opportunities for wildlife to access shelter, food, and water. In turn,
augmenting habitat for local wildlife also improves the air quality, appearance,
and ambiance of the urban environment for human habitation. The integration
of Green Infrastructure in urban areas leads to reduced strain on natural
resources, improved air and water quality, generally better health and mental
well-being, increased property values, and a greater sense of place.
Reducing our consumption of natural resources is a necessary component of
Green Infrastructure, as a smaller urban footprint will help to conserve and
manage our natural resources more efficiently and effectively. Improvements
to energy efficiencies may be achieved, for example, through rainwater
management, green buildings, and energy management, thereby leading to a
more sustainable community to be left as a legacy for future generations.
Maple Ridge is “a community committed to working toward achieving carbon
neutrality”. This quote is published in Council’s 2025 Vision Statement and is
supported by the District’s desire to identify possibilities for utilizing leading
edge environmental technologies. Improving and protecting our Green
Infrastructure will aid Maple Ridge in achieving this vision.
The primary aim of the Green Infrastructure section is to acknowledge that
natural resources are part of a community life support system and to highlight
the benefits of integrating nature into the urban fabric.
“Where-as green space
is often viewed as
something that is nice
to have, the term green
infrastructure implies
something that we must
have. Protecting and
restoring our nation’s
natural life support
system is a necessity,
not an amenity.”
Mark A. Benedict &
Edward T. McMahon
The Conservation Fund
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 13
GUIDING PRINCIPLES
Principle 3: Work in Harmony with Natural Systems
Goals:
• Preserve, enhance and capitalize on natural amenities and create new
ones
• Protect natural systems from the impacts of development
Principle 4: Buildings and Infrastructure are Greener and Smarter
Goals:
• Make it easier to be environmentally friendly
• Combine new technologies with rediscovered approaches
Principle 7: The Centre is Distinctive, Attractive and Vibrant
Goal:
• Cultivate an identity that grows from the heart of the community
OBJECTIVES
• Respect and enhance riparian areas and water resources
• Protect and enhance a range of wildlife habitats
• Increase the quality and amount of green space in the Town Centre
• Establish a green system that is linked throughout the Town Centre and
beyond
• Reduce the generation of water pollution, air pollution, and waste
• Manage pollution and waste with Best Management Practices (BMPs)
• Identify and act on appropriate urban ecology opportunities
• Provide incentives for the development of environmentally friendly
buildings
• Explore the possibility of establishing green building and infrastructure
standards
• Educate on environmental benefits of growing smarter
• Increase quality, function and amount of mandatory public/open/green
space built by the development community
• Incorporate methods of power generation from renewable sources
• Require sustainable buildings and building systems
• Design buildings to adapt to future technologies and uses
• Minimize environmental impacts of erosion and waste disposal during
construction
• Manage urban stormwater with green infrastructure methods
• Develop green infrastructure that provides for multiple land uses
• Develop the “caring” identity of Maple Ridge
• Feature the natural beauty and amenities of the place
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 14
2.2 Integrating Green Infrastructure
The topic of Green Infrastructure is broad with a range of components that
are important to the sustainable development of the Town Centre. The aim of
the Town Centre Area Plan is to create a more sustainable community, where
land is utilized more efficiently and residents may live, work, and play in the
community. Green Infrastructure has an important role to play in achieving
the above goals and objectives and may be achieved through various means
including:
• Protection of Natural Features
• Rainwater Management
• Urban Ecology
• Building Local Partnerships to Support Environmental Stewardship
• Energy Management
• Green Buildings
2.2.1 Protection of Natural Features
Natural Features are identified as environmentally sensitive areas or
conservation areas. These features include watercourses, wetlands, rocky
outcrops, and steep slopes. Where development is proposed on a site within 50
metres of a watercourse or other natural feature, a Watercourse Protection
Development Permit and/or a Natural Features Development Permit will be
required. Both of these environmental Development Permits are in the Maple
Ridge Official Community Plan.
Conservation areas are identified on the Town Centre Area Land-Use
Designation Map, Schedule 1 in this plan.
POLICIES
2-1 Maple Ridge will continue to protect natural features, while ensuring
public safety, including land resources, water resources, and air quality,
under current requirements in the Corporate Strategic Plan, Maple Ridge
Official Community Plan and related policies and bylaws and also in
accordance with Provincial and Federal regulations.
2-2 Greenway Trails (see Section 5.2.1 under Multi-Modal
Transportation Network and the Multi-Modal Transportation
Network Map, Figure 1) will be encouraged through designated
conservation areas and public spaces (eg. schools and parks) in
accordance with policy 2-1 above, to enable the public to access,
experience, and appreciate natural areas in the Town Centre and provide
opportunities for recreation.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 15
Rainwater Management
Rainwater is a valuable resource that can be retained, filtered, and released
slowly into streams and wetlands that support a variety of aquatic and waterfowl
species and provide groundwater recharge, wherever feasible. Rainwater
Management is a design with nature approach that integrates drainage
infrastructure planning with community design. The aim is to improve the built
environment, while protecting the natural environment.
POLICIES
2-3 The Water Balance Model is a planning and design tool that was
developed out of an inter-governmental partnership of municipal,
provincial, and federal levels of government, and on which Maple Ridge
is a partner. Maple Ridge will explore the potential application of the
Water Balance Model as an information tool for potential development.
2-4 The Liquid Waste Management Plan (LWMP) was prepared as a
regional initiative by member governments of the Greater Vancouver
Regional District (now Metro Vancouver) and approved in 2002. Under
the LWMP, Maple Ridge will undertake the preparation of Integrated
Stormwater Management Plans (ISMP) by 2012.
2-5 Incorporating Rainwater Management practices into on-site and off-site
development will be encouraged and must be in full compliance with
Council Policy No. 6.23, Control of Surficial and Groundwater
Discharge in the Area Bounded by 207 Street, 124 Avenue, 224 Street
and the Crest of the Fraser River Escarpment, Council Policy No. 6.24,
Subdivision of, or building on, Land within 300 Metres of the Crest of the
Fraser River Escarpment, current requirements in the Maple Ridge
Official Community Plan and related policies and bylaws, and also in
accordance with Provincial and Federal regulations. Some examples of
Rainwater Management practices include:
a. bioretention areas;
b. rainwater gardens;
c. bio-swales;
d. landscaped curb bulges on street right-of-ways;
e. rainwater harvest for irrigation;
f. green roofs.
2-6 Within the Alouette River Watershed (see Alouette River Watershed
Boundary Figure 4), an infiltration rate of 90% for on-site and off-site
developments will be encouraged, where it is determined by the District
of Maple Ridge to be appropriate and feasible and must be in full
compliance with Council Policy No. 6.23, Control of Surficial and
Groundwater Discharge in the Area Bounded by 207 Street, 124 Avenue,
224 Street and the Crest of the Fraser River Escarpment, Council Policy
No. 6.24, Subdivision of, or building on, Land within 300 Metres of the
Crest of the Fraser River Escarpment, current requirements in the Maple
Ridge Official Community Plan and related policies and bylaws, and also
in accordance with Provincial and Federal regulations.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 16
2-7 For developments with conventional stormwater systems, Maple Ridge
will encourage the installation of a range of Best Managements Practices
(BMPs), including oil/water separators and innovative materials and
technologies that may be available.
2-8 The Maple Ridge Subdivision & Development Servicing Bylaw will be
reviewed and updated to reflect the policies in the Maple Ridge Town
Centre Area Plan, including consideration of off-site Rainwater
Management practices.
Urban Ecology
Urban Ecology can be defined as nature in the city. This includes
natural/conservation areas, parks, street trees, gardens, etc. throughout the urban
realm. Enhancing Urban Ecology involves improving ecological value by
restoring habitat areas, creating links of green space throughout the community,
and increasing the biodiversity of plants and animal species. Opportunities for
enhancing Urban Ecology exist on both public and private lands and range from
planting native tree and plant species near streams and wetlands, for aquatic
habitat, to creating a living wall of plants and rain gardens in areas with a high
percentage of impervious surfaces. Landscaping private yards and balconies
with gardens that provide food and shelter for local songbirds and pollinating
insect species is also a significant contributor to Urban Ecology.
Healthy Urban Ecology contributes to the urban environment by improving air
quality and also the quality and quantity of water in local streams. Trees are
important for carbon storage, intercepting rainwater, providing shade and
cooling in summer months, reduced energy consumption, and creating a pleasing
and inviting environment.
POLICIES
2-9 The use of plant and tree species that are suited for the Maple Ridge
climate and that will attract local songbirds and pollinating insects
species, such as bees, butterflies, and dragonflies, will be encouraged in
public and private development;
2-10 Landscaping, as described in policy 2-9 above, will be encouraged in all
public and private outdoor spaces in the Town Centre. For areas with a
large amount of paved surfaces, such as surface parking lots and public
plazas, the installation of trees, rain gardens, raised planters, and/or
living green walls, where feasible, is encouraged to provide some areas
of refuge for wildlife, such as small birds, rainwater interception, cooling
in summer months, reduced glare from pavement, carbon sequestration,
and a more attractive urban environment.
2-11 Trees provide health and economic gains to a community by improving
the environment and reducing energy consumption. These benefits will
be augmented by increasing the tree population and tree canopy
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 17
throughout the Town Centre. Maple Ridge will endeavor to work with
Metro Vancouver towards a goal of 50% tree canopy coverage in the
Town Centre and monitor the outcomes on an ongoing basis.
2-12 Where appropriate and feasible, Maple Ridge will encourage
naturescaping and urban agriculture areas be designed as part of the
outdoor amenity spaces for multi-family developments.
2-13 Appropriate locations for habitat enhancement within Conservation
Areas and Parks in the Town Centre will be explored by Maple Ridge
with the aim of improving biodiversity for aquatic and wildlife species,
including providing safe rearing shelters for specific bird and bat species
to raise their young.
2-14 Invasive vegetative species eradication and restoration initiatives will be
encouraged, wherever possible. These activities should respect human
and animal interface safety issues.
Building Local Partnerships to Support Environmental Stewardship
Maple Ridge is currently engaged in a number of local partnership initiatives
that contribute to enhancing Green Infrastructure in the Town Centre and
surrounding municipality. The value of these partnerships to the municipality is
extraordinary in that they provide community awareness and education, citizen
engagement in the local community, and improve environmental and community
health.
There remain many more opportunities for environmental stewardship initiatives
as the community moves towards a greener and more sustainable Town Centre.
To date, Maple Ridge has provided its support for the following community
initiated programs and projects throughout the municipality:
• the Stewardship and Environmental Technology Centre,
• Composting, urban agriculture, community gardens, and naturescaping,
• Environmental Signage Programs and Nature Trails, and
• Streamkeeper Enhancement Initiatives.
POLICIES
2-15 Maple Ridge will continue to support urban forestry initiatives and
biodiversity conservation in the Town Centre with non-profit
organizations, stewardship groups, and other local programs in the Town
Centre.
Urban Agriculture is the
production of food within
a city. Urban agriculture
can be a pot of herbs
grown on a balcony,
backyard gardening,
rooftop gardening,
greenhouses, community
gardens, fruit trees, and
beekeeping.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 18
2-16 Education and outreach promotes understanding and participation in
creating a healthy community. Maple Ridge will continue to support
education and outreach programs that benefit community health and the
environment. Examples of such programs include local community
gardens, organic and pesticide-free gardening, community recycling,
streamkeeper activities, naturescaping, and composting initiatives.
Maple Ridge will work with community organizations for expansion of
these programs or the creation of other similar programs in the Town
Centre.
2-17 Maple Ridge will support local stewardship groups in providing
education and outreach workshops on the Naturescape British Columbia
program. Naturescape British Columbia is a provincially and federally
sponsored organization that aims to educate and support the restoration,
preservation, and enhancement of wildlife habitat in urban and rural
environments.
Energy Management
Managing energy for reduced consumption benefits the community by putting
less strain on natural resources and contributing to a healthier environment.
Energy Management includes the use of clean energy (sources that cause little
or no harm to the environment), technologies and management strategies to
conserve energy, create efficiencies in energy consumption, as well as reduce
energy demand.
The aim of Energy Management is to reduce fossil fuel use (and thereby
carbon emissions) and the consumption of non-renewable resources (such as
water). Energy Management technologies lead to increased self-sufficiency for
a community and greater control over its own resources.
Examples of cleaner energy sources include geothermal energy, where heating
and cooling is sourced from underground, solar energy, biomass, fuel cells, and
wind power. Accessing energy from one of these systems could be used to heat
or cool municipal buildings and also possibly the surrounding apartment
buildings within close proximity to the energy source.
Technologies that help to reduce energy demand and create efficiencies include
motion or heat detecting sensors for light switches, heat recovery ventilation,
solar (trombe) walls, and solar orientation for buildings.
Although these systems can be more expensive at the time of installation, they
provide significant cost-savings, reduced energy consumption, and lower carbon
emissions than from conventional systems over the long-term.
Naturescape is about
sharing our space with
other species. This means
actively landscaping public
and private developed
areas with plant materials
that will provide food,
cover, and safe travel
corridors for wildlife.
Native plant species are
preferred, but where these
are unavailable or
unsuitable for a particular
setting, plant materials
suited to the local climate
and soils and that are able
to withstand some periods
of drought are
recommended.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 19
POLICIES
2-18 An energy and emissions study and plan will be undertaken by Maple
Ridge to identify viable municipal energy efficiency options and set
performance targets over the long-term.
2-19 Maple Ridge may examine the application of a District energy system in
the long-term redevelopment of the Town Centre.
2-20 Energy efficient design and Best Management Practices are encouraged
in all developments in the Town Centre.
Green Buildings
Green Buildings make up an important part of Green Infrastructure, in that
they are designed to consider the environmental impact of a building throughout
its entire lifecycle. From site selection through design, construction, and use a
Green Building consumes fewer resources and emits fewer pollutants than a
similar building designed and constructed without any Green technology.
These buildings also tend to be healthier buildings by providing better air
quality through a higher rate of ventilation and by selecting environmentally
responsible non-toxic materials.
POLICIES
2-21 Maple Ridge will undertake a study for the purpose of preparing a green
buildings standard for municipal buildings.
2-22 Maple Ridge supports the green technologies that are embedded in the
Town Centre Development Permit Guidelines and encourages the
incorporation of these into development, wherever feasible.
2-23 The creation of an incentive program will be explored by Maple Ridge to
encourage Green Building development in the Town Centre.
2-24 Achieving a LEED (Leadership in Energy & Environmental Design),
Built Green, or similar certification program is encouraged, wherever
appropriate and feasible.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 20
3.0 LAND USE IN THE TOWN CENTRE
3.1 A Place to Live, Work & Play
BACKGROUND
Maple Ridge Town Centre will face an exciting challenge over the next twelve
years as it anticipates an additional 14,700 people moving into the
neighbourhood. This is 50% of the total expected population increase for all of
Maple Ridge to 2021. A population increase of this size will likely mean an
additional 7,000 housing units within the Town Centre. Along with this
increased housing demand, Town Centre residents can expect to see an increase
in retail, services, business offices, and jobs. Accommodating this growth will
require an increase in density throughout the Town Centre. The highest
densities and greatest mix of uses can be expected primarily within the Central
Business District (see Figure 2 for CBD boundaries), making this area the most
pedestrian-oriented part of the neighbourhood.
More density in the Town Centre will result in the revitalization of the
downtown area, provision of new and varied housing options, a population base
of sufficient size to support more local businesses, and improved public transit.
To enhance public safety and draw more “eyes on the street”, as the Town
Centre neighbourhood grows, the design considerations involved in new
development will play a major role in creating spaces that feel secure and attract
pedestrian activity and social interaction.
The lands within the Maple Ridge Town Centre are subject to the designated
Land-Uses identified on the Town Centre Area Land-Use Designation Map,
Schedule 1, which are based on goals identified by the community.
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goals:
• Increase density and distribute a range of uses throughout the Centre
• Enhance opportunities for personal development and recreation
Principle 5: Housing Serves Many Needs
Goals:
• Increase housing options to provide for all ages, economic status, and
life stages
• Increase density in the Centre by integrating housing with other uses
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 21
Principle 6: Jobs are Close to Home
Goals:
• Encourage all types of jobs, including new and non-traditional
businesses and workplaces
• Attract investment by supporting business needs
Principle 7: The Centre is Distinctive, Attractive, and Vibrant
Goals:
• Cultivate an identity that grows from the heart of the community
• Establish the Centre as a hub of activity
Principle 8: Everyone Has a Voice
Goal:
• Create safe spaces and opportunities for all members of the community
• Create opportunities for open dialogue among members of the
community
OBJECTIVES
• Incorporate mixed use development opportunities
• Integrate housing for all demographics
• Ensure a variety of housing types and tenures that are fully accessible
and accommodate special needs
• Integrate affordable housing with market housing
• Improve rental housing stock and options
• Design housing for flexibility of use over its lifetime
• Design housing to strengthen social relationships
• Encourage housing for people in transition
• Enhance opportunities for living, working, shopping, and service
provision
• Integrate waterfront development into the Centre
• Develop on currently undeveloped lots
• Encourage educational/training facilities
• Increase civic development and retail development for job creation
• Incorporate live/work and work/live developments
• Welcome unique industries/business opportunities
• Provide more public green space within the core
• Maintain views of mountains
• Maintain access and views to Fraser River
• Feature the natural beauty and amenities of the place
• Encourage art in public and private spaces
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 22
3.2 General Land-Use Requirements
POLICIES
3-1 An increase in residential and commercial density is encouraged in the
Town Centre, particularly within the Central Business District (see
Figure 2 for boundaries of CBD). Land-use should include a mix of
housing types catering to various demographics, including affordable
and special needs housing, within walking distance to a broad mixture of
uses, including shops, services, cultural facilities, and recreation.
3-2 Office use will be encouraged, particularly over ground level units in a
mixed-use development, within and around the Central Business
District and also in the commercial designated areas of Port Haney.
3-3 Commercial uses that support the residential population of the Town
Centre through the provision of necessary goods, including food, and
services such as medical care are a priority function and will be
encouraged to develop or remain in and around the Central Business
District of the Town Centre and in the commercial designated areas of
Port Haney.
3-4 Hospitality, cultural, recreation and entertainment uses will be
encouraged. This includes hotels, restaurants, theatres, art galleries and
other venues that contribute to the attraction and amenity of the Town
Centre and the Fraser River waterfront for both residents and tourists.
3-5 Community uses, particularly those that serve a broad area of the Maple
Ridge municipality, such as government offices, places of worship,
libraries, museums, community, recreation, entertainment and cultural
centres are encouraged in the Town Centre.
3-6 Along arterial and collector streets and also within the Central Business
District, Maple Ridge shall generally not support changes in land use
designation and zoning that would have the effect of reducing
employment opportunities or housing density.
3-7 To ensure a wide range of housing needs are accommodated within the
Town Centre area, Maple Ridge will work with other areas of
government and housing agencies to encourage and support
development that provides:
a. for those with special housing needs due to income, age, or
disability, as an appropriate share of the Town Centre’s housing
stock;
b. special needs housing incorporated within the Town Centre
community and located close to public transit, shopping and
services, and parks and recreation.
3-8 Where there are potential opportunities for designing flexibility into new
development, these will be encouraged to help the community adapt as
building uses evolve over time. Flexible design includes, but is not
See Figure 2 Map for
boundaries of Central
Business District
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 23
limited to, enabling the creation of additional rooms in housing units for
growing families, the retrofit of a housing unit for people with
disabilities, the change in use of a housing unit to a commercial unit, or
vice-versa.
3-9 The adaptive re-use of heritage buildings and sites is encouraged, by
potentially converting a single-family use to a commercial or
institutional use, or vice-versa (where land-use designation and
appropriate zoning permits), or from a single-family use to a duplex or
multi-family use. This policy applies to buildings and/or sites that are
determined by the District of Maple Ridge to have heritage value and/or
heritage character, including listings on the Maple Ridge Heritage
Inventory or the Maple Ridge Heritage Register.
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;
b. The use of any residual abutting lots or land parcels can
continue to function in accordance with the applicable Land Use
Designation and Policies of 3.3 of this Plan;
c. Residual abutting lots or land parcels are not isolated or left in a
condition which is unsuitable for redevelopment or unsuitable
for the maintenance of the existing land use;
d. The land assembly proposal will incorporate adequate impact
mitigation measures such as the provision of buffers,
landscaping, site design, building arrangements and building
design to ensure compatibility with abutting existing land uses.
3-11 Viewscape studies may be required for proposed buildings greater than
three (3) storeys in height, where views may be impacted towards
Golden Ears peaks to the north and the Fraser River to the south.
Important viewscapes have been identified along 224th Street, within
Port Haney, and the south slopes of the Town Centre on 116th and on
227th. In locations where it is deemed that key viewscapes will be
impacted, an increase in density, or the proposed form, may not be
supported.
3-12 High density development that is four or more storeys in height may be
required to include a shadow study in consideration of adjacent sites to
address potential impacts on available daylight. Consideration should
also be given to the privacy of residents in existing buildings.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 24
3-13 Maple Ridge encourages noise and vibration abatement measures for all
buildings within 75 metres of the nearest railway track. Residential
developments exceeding CMHC (Canada Mortgage and Housing
Corporation) acceptable noise levels will not be supported. For
developments within the 75 metre range, a report prepared by a
professional with expertise in railway noise mitigation should be
provided and contain the following:
a. An assessment of the noise and vibration levels at the site;
b. Recommendations for design measures to mitigate noise and
vibration levels above acceptable standards recommended by
Canada Mortgage and Housing Corporation Guidelines.
b.NOTE: Heritage buildings on the Maple Ridge Heritage Inventory or
the Maple Ridge Heritage Register may be exempt from this policy.
3-14 Creating public outdoor meeting spaces will be encouraged in
appropriate locations within the Central Business District and may take
the form of urban squares, plazas, courtyards, or passageways between
buildings. These areas will be landscaped with trees and plants that will
attract birds and insects and also provide seating areas for people to rest,
reflect, or meet and visit with others. Incorporating public art into these
spaces will be encouraged.
3-15 Concealed parking structures are encouraged in all commercial, mixed-
use, multi-family uses, and institutional uses in the Town Centre. Below
grade parking structures are particularly encouraged for Low-Rise,
Medium, and High-Rise Apartment, Mixed-Use, Flexible Mixed-
Use/Live-Work, Commercial, and Institutional buildings. Above grade
concealed parking is a viable option where building height (six or more
storeys) coupled with challenging site conditions make it cost
prohibitive to provide all required parking spaces in an underground
structure. Above grade parking structures should be designed in such a
manner that the pedestrian realm, streetscape façade, and protected
views of the Town Centre are not impaired.
3-16 Principles of CPTED (Crime Prevention through Environmental Design)
should be applied, particularly to the internal spaces and finishing of all
parking garage structures.
3.3 Land-Use Designations
Maple Ridge Town Centre will continue to evolve over time with a change in
demographics, range of incomes, household types and tenures, and housing
trends. Increasing housing options makes it possible for residents to live in the
neighbourhood for their entire lifetime, as housing needs change with age.
Although more traditional forms of housing will continue to be a popular choice,
it is expected that the growing residency in the Town Centre will bring a greater
demand for non-traditional housing forms to accommodate demographics such
as singles, empty nesters, single parent families, childless couples, seniors on
fixed income, and recent post-secondary education graduates.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 25
Meeting the projected demand for a range of housing types is supported by
planning for increased housing density in the Town Centre, particularly in and
around the Central Business District, and also encouraging a mix of housing
tenures throughout the neighbourhood.
With the projection of a significant increase in population and density in the
Town Centre, it is anticipated that a demand for services, shopping, and jobs will
begin to grow. Living close to commercial amenities and to work means less
time is spent driving each day and more time can be devoted to family life,
recreation, culture and the arts, education, and other personal interests. The
Maple Ridge Town Centre Concept Plan anticipates that while the Town Centre
will continue to face competition from shopping areas outside of the
neighbourhood, job demand within the Town Centre will likely range between
0.25 and 0.75 jobs for every dwelling unit over the next five to ten years.
The land-use designations discussed in this section are as follows:
• Single-Family Residential
• Ground-Oriented Multi-Family
• Low-Rise Apartment
• Medium & High-Rise Apartment
• Flexible Mixed-Use
• Town Centre Commercial
• Port Haney Heritage Adaptive Use
• Port Haney Multi-Family, Commercial, and Mixed-Use
• Institutional
The lands within the Maple Ridge Town Centre are subject to the designated
Land-Uses identified on the Town Centre Area Land-Use Designation Map,
Schedule 1, which are based on goals identified by the community.
Single-Family Residential
The Single Family Residential designation in the Town Centre provides
options for increasing density and choice of housing form, while retaining the
single family character in these established neighbourhood blocks.
POLICIES
3-17 To enable some densification in areas designated for Single-Family
Residential, Maple Ridge will consider:
a. A Detached Garden Suite, subject to consistency with the Maple
Ridge Detached Garden Suites policy;
b. A Secondary Suite within a principle single-family use
dwelling, subject to consistency with the existing Maple Ridge
Secondary Suite Bylaws.
c. Lot size of 213m2 to 370m2 is permitted, where vehicle access is
from a rear lane only.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 26
d. Minimum lot size of 371m2 is permitted, where driveway access
is located from the rear lane or the street.
e. Duplex development will be permitted on a corner lot or a lot
with lane access to concealed parking. The minimum lot size
for duplex development is 557m2 and the character of the
development should be similar to a single-family development
in its size, scale, and massing.
Ground-Oriented Multi-Family
The Ground-Oriented Multi-Family use is intended to provide housing
options that range from a low density attached form to a medium-high density
attached form of ground-oriented housing that will generally be a maximum of
three (3) storeys in height with ground level access to each unit. The
development forms include townhouse, rowhouse, and stacked townhouse.
POLICIES
3-18 Ground-Oriented Multi-Family development should be a maximum of
three (3) storeys in height, with ground level entry to each unit, except
for the stacked townhouse form (see Policy 3-21).
3-19 Townhouse development typically includes an internal private street for
vehicle access to each unit. All townhouse form of development should
include the following characteristics:
a. a site size and configuration that allows for two (2) or more
units to face directly onto the street;
b. residential parking is provided in a ground level concealed
structure or underground structure;
3-20 Rowhouse development is an urban form of townhouse development
that does not have the internalized private road system typical of
townhouse developments. Rowhouse development in the Town Centre
Area should include the following characteristics:
a. each rowhouse unit fronting directly onto a street;
b. parking accessed from a rear laneway;
c. residential parking is provided in a ground level concealed
structure or underground structure;
d. all units will provide private outdoor amenity space in the rear
yard as required in the Maple Ridge Zoning Bylaw.
3-21 Stacked townhouse development is intended to provide an affordable,
attached, ground-oriented housing form, where units are layered one
above the other. Units are slightly smaller than a typical townhouse, but
slightly larger than a low-rise apartment. A stacked townhouse form
should include the following characteristics:
a. Generally a maximum building height of three (3) storeys,
however, four (4) storeys may be considered where units are
built on a slope and where the four (4) storey height is
compatible with surrounding buildings;
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 27
b. a separate ground-oriented entry for each unit;
c. residential parking is provided in a ground level concealed
structure or underground structure;
Low-Rise Apartment
POLICIES
The Low-Rise Apartment use is intended for development in a three (3) to
five (5) storey apartment form where units are accessed from an internal corridor
and residential parking is provided underground.
3-22 All Low-Rise Apartment developments should be a minimum of three
(3) storeys and a maximum of five (5) storeys in height.
Medium & High-Rise Apartment
The areas designated Medium & High-Rise Apartment are intended for an
apartment form that is a minimum of six (6) storeys and may reach over twenty
(20) storeys, with residential parking provided either underground or within a
fully enclosed parking garage.
POLICIES
3-23 All Medium & High-Rise Apartment developments should be a
minimum of six (6) storeys and may reach over twenty (20) storeys.
3-24 Each ground level unit should have its own private exterior entrance in
addition to the common entry and corridors.
Flexible Mixed-Use
The location of the Flexible Mixed-Use designation is within the Town Centre
Central Business District, very close to shops and services and is intended to
provide flexibility in building use over the lifespan of a development to
potentially be used for Mixed-Use or residential only. Buildings should be a
minimum of three (3) and a maximum of five (5) storeys in height.
Mixed-Use development is defined as a development with commercial (i.e.
retail or service use) on the ground floor and office or residential use above.
However, with Flexible Mixed-Use, the ground floor use is flexible and may be
developed as a residential use with the ability to convert to a commercial use in
the future.
POLICIES
3-25 Buildings should be a minimum of three (3) and a maximum five (5)
storeys in height.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 28
3-26 Multi-family residential is a permitted use in Flexible Mixed-Use, but
must be designed with the flexibility to convert ground floor units to a
commercial use in the future.
3-27 Retail, service, and entertainment uses, in a Mixed-Use development,
shall be encouraged on the ground floor with office and/or residential
uses encouraged in the second storey and above.
3-28 Maple Ridge will undertake research into expanded home-occupation
regulations for the Mixed-Use designation.
Town Centre Commercial
Most of the Town Centre Central Business District is designated Town Centre
Commercial with the intent to create a compact and vibrant commercial area
that is pedestrian-oriented. Permitted uses include commercial, mixed-use, and
multi-family residential (see Schedule G of Maple Ridge Zoning Bylaw for
locations where commercial use is required on the ground floor). In areas
where ground-floor commercial is not required, a Multi-Family Residential use
is permitted in this designation.
POLICIES
3-29 Building heights within the Town Centre Commercial will range from
three (3) storeys in height to over twenty (20) storeys. Generally,
building heights should not be permitted greater than twenty-five (25)
storeys.
3-30 Multi-Family Residential use is permitted as a principle use in the
Town Centre Commercial designation, except where identified on
Schedule “G” as “Ground Floor Commercial Required” in the Maple
Ridge Zoning Bylaw, where the ground floor use is to be commercial.
3-31 Within a Mixed-Use development, retail, service, and entertainment uses
shall be encouraged at ground level with office and/or residential uses
encouraged above-grade.
Port Haney & Fraser River Waterfront Area:
o Port Haney Heritage Adaptive Use
o Port Haney Multi-Family, Commercial & Mixed-Use
The Port Haney & Fraser River Waterfront Area is recognized as an area in
transition. The community has expressed a desire to retain the special quality
and history of this locale that overlooks the Fraser River and is within walking
distance to the Town Centre Central Business District. Retaining the historical
character of this once vibrant townsite, while encouraging revitalization, is the
intention for this special place that holds significant meaning to Maple Ridge.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 29
There is interest and support within the community to create a tourist area along
the Fraser River waterfront that includes enhancing the wharf and creating a
boardwalk at the foot of the historical Port Haney commercial hub.
The uses permitted in this area are Port Haney Heritage Adaptive Use and
Port Haney Multi-Family, Commercial & Fraser River Waterfront.
Port Haney Heritage Adaptive Use
The properties located in the Port Haney Heritage Adaptive Use designation
are recognized for their heritage value. Three of these properties are listed on
the Maple Ridge Heritage Inventory, two are listed on the Maple Ridge Heritage
Register, and one is a designated heritage property (St. Andrew’s Presbyterian
Church).
POLICIES
3-32 Maple Ridge will continue to encourage the conservation and
designation of heritage properties recognized as having heritage value.
3-33 Adaptive re-use of heritage properties is encouraged to enable the
longevity of use and ongoing conservation of historical resources.
Port Haney Multi-Family, Commercial, & Mixed-Use
Revitalization of the Port Haney & Fraser River Waterfront Area involves
flexible options for new development and existing buildings that are recognized
as having heritage value.
The uses permitted in the Port Haney Multi-Family, Commercial, & Mixed-
Use designation include ground-oriented development forms (such as rowhouse,
townhouse, or stacked townhouse), low-rise apartment, and commercial or
mixed-use.
POLICIES
3-34 Maple Ridge will continue to encourage the conservation and
designation of heritage properties recognized as having heritage value.
3-35 Adaptive re-use of heritage properties is encouraged to enable the
longevity of use and ongoing conservation of historical resources.
3-36 Parking is encouraged to be accessed from a rear lane or side-street,
wherever feasible.
3-37 Ground-oriented Multi-Family residential development should be a
maximum of three storeys in height, however, four (4) storeys may be
considered for a stacked townhouse form where units are built on a
slope and where the four (4) storey height is compatible with
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 30
surrounding buildings. Ground-oriented multi-family should have the
following characteristics:
a. A separate ground level entry for each unit;
b. Residential parking within an enclosed garage or underground
parking structure;
c. All units within a row-house or townhouse form of development
must face onto a street;
3-38 Low-rise Multi-Family apartment, Commercial, and Mixed-Use in
Port Haney should be a minimum of three (3) storeys and a maximum of
four (4) storeys in height, with at least 90% of required parking provided
underground.
3-39 Commercial or Mixed-Use development is encouraged to establish a
connection between the Fraser River waterfront and the Port Haney area
and to attract people and activity to the waterfront area.
3-40 Within a Mixed-Use development, retail, service, and entertainment
uses shall be encouraged at-grade with office and residential uses
encouraged above-grade.
3-41 Maple Ridge will undertake a study of this area to determine the
feasibility of developing a wharf and boardwalk that would connect
east/west walking trails along the Fraser River and possibly include
additional commercial development.
Institutional
Institutional uses in the Town Centre include the Municipal Hall, The ACT
Theatre, the Leisure Centre, Greg Moore Youth Centre, public library, RCMP,
Fire Hall, churches, and elementary schools. These uses are important
community resources that serve the Town Centre and entire Maple Ridge
community.
POLICIES
3-42 The integration of institutional uses with other uses in the community is
encouraged and will be supported based on the following criteria:
a. compatibility with adjacent uses, the neighbourhood context and
natural features;
b. compatibility with the character and quality of the surrounding area;
c. located near public transit;
d. have direct access to a major corridor as identified on Figure 4 in the
Maple Ridge Official Community Plan.
3-43 The adaptive re-use of existing institutional buildings, including heritage
buildings identified on the Maple Ridge Heritage Inventory or the
Heritage Register is encouraged.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 31
3-44 Post-secondary, international student programs, and continuing
education uses are encouraged within the Town Centre, recognizing that
these uses may also occur in the commercial land-use designation.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 32
4.0 PARK AND CONSERVATION
Parks are an integral part of a livable community. They provide a range of
benefits that contribute to health and wellness that include sports, recreation,
nature viewing, biodiversity, social interaction, community gatherings, festivals,
and public events.
The trees and plant materials in Park and Conservation areas provide shade
and nutrients for aquatic habitat in creeks as well as wildlife habitat for
songbirds, small mammals and insect pollinator species, such as butterflies,
bees, and dragonflies. As the population continues to increase in the Town
Centre so will the demand for public space that provides for recreational
activities and social meeting places.
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goal:
• Enhance opportunities for personal development and recreation
Principle 3: Work in Harmony with Natural Systems
Goals:
• Preserve, enhance and capitalize on natural amenities and create new
ones
• Protect natural systems from the impacts of development
Principle 4: Buildings and Infrastructure are greener and smarter
Goals:
• Make it easier to be environmentally friendly
Principle 8: Everyone has a Voice
Goals:
• Create safe spaces and opportunities for all members of the community
• Create opportunities for open dialogue among members of the
community
OBJECTIVES
• Provide more public green space within the core
• Protect and enhance a range of wildlife habitats
• Improve recreation opportunities, particularly for youth
• Improve and secure public access to natural places, including streams
and waterfront
• Design easily accessible public spaces
• Respect and enhance riparian areas and water resources
• Protect and enhance a range of wildlife habitats
• Identify and act on appropriate urban ecology opportunities
• Feature the natural beauty and amenities of the place
• Encourage art in public and private spaces
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 33
• Enhance the urban public environment
• Provide opportunities for festivals and community events
• Utilize park space for daily activities as well as special events
• Create spaces and opportunities for all age groups and social stratas
• Integrate spaces to foster social relationships
• Provide public gathering spaces
POLICIES
4-1 An increase in green space and accessibility to Park spaces will be
pursued through increasing the amount and distribution of public parks
in the Town Centre to help meet the daily activity needs of the
community and also provide various spaces for public gatherings, and
special events.
4-2 Maple Ridge will pursue the creation of new park locations, as
identified on the Town Centre Area Land-Use Designation Map,
Schedule 1, subject to the Parks Master Plan and budgetary
constraints:
a. 121st St. & Edge St.
b. North portion of Eric Langton Elementary School site
c. 221st St. & 119th Ave.
d. Church Ave. and 222nd St.
e. 121st Ave. and 222nd St.
f. 121st Ave. and 227th St.
g. St. Anne Ave. and 223rd St.
h. Foot of 224th and 116th Ave.
i. Foot of 225th and 227th St. on south side of Haney Bypass
j. South of River Road at west edge of Town Centre Area
boundary
4-3 The uses within new and existing Park spaces will be considered to
ensure that they are serving the needs of all age demographics,
particularly seniors and youth.
4-4 Maple Ridge will continue to work with the Parks & Leisure Services
Commission on the delivery of recreation programs that meet the needs
of all age groups, genders, income levels, and ability levels within the
community.
4-5 In order to ensure that Town Centre Park spaces are accessible to
everyone, including those with physical disabilities, Maple Ridge will
continue to work with the Municipal Advisory Committee on
Accessibility Issues to ensure accessibility needs are considered and
addressed.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 34
4-6 As the amount of municipally-owned park space continues to grow in
the Town Centre area, Maple Ridge will consider providing space for a
community garden on a publicly owned site, in an area where there is
sufficient neighbourhood demand for this use. The common area of a
community garden may include fruit trees and other edible
landscapingfor community use, distribution, or for sale where proceeds
go directly to a registered charitable or non-profit community
organization.
4-7 Maple Ridge will look for opportunities to incorporate pocket parks into
the urban environment, particularly in the Central Business District.
Pocket parks are attractive public spaces that are landscaped with trees,
shrubs, attractive paving, comfortable seating areas, and sometimes
incorporate public art. Public plazas and small urban park spaces are
examples of pocket parks.
4-8 The enhancement of urban ecology within the Town Centre is necessary
to provide connected areas of naturalized habitat for various forms of
wildlife. To encourage a variety of small wildlife, birds, and insects,
and to provide shade and nutrients to watercourses and wetlands for
aquatic species. Appropriate native shrub and plant material will be
used in Park and Conservation areas, wherever feasible.
4-9 Maple Ridge will explore the potential of planting fruit bearing trees in
suitable locations in public parks to attract small wildlife, songbirds,
and insect pollinator species and also consider working with charitable
organizations to harvest the fruit for charity use.
4-10 Conservation areas are intended for viewing and interpretation only.
Where appropriate, Greenway Trails may be incorporated into these
areas for the enjoyment of experiencing these natural systems (See
Multi-Modal Transportation Network Map, Figure 1, for intended
Greenway Trails). A Greenway Trail is a recreational pathway that
connects recreation sites and other points of interest in the community.
These trails provide opportunities for walking/hiking, mountain biking,
or jogging.
4-11 All public or privately owned sites in the Town Centre that contain a
watercourse, wetland area, rocky outcrop, or steep slope, will continue
to be subject to the environmental policies in the Maple Ridge Official
Community Plan and all related environmental protection bylaws.
4-12 All sites in the Town Centre that are designated for Park and
Conservation are subject to the Maple Ridge and Pitt Meadows Master
Plan for Parks, Recreation, and Culture.
4-13 Maple Ridge will consider some commercial uses within lands
designated Park in the Town Centre.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 35
5.0 MULTI-MODAL TRANSPORTATION
NETWORK
5.1 Offering Transportation Choices
BACKGROUND
Transportation is an important issue for the future of Maple Ridge and its Town
Centre. It is estimated that approximately 80% of all trips currently made by
Maple Ridge residents are by private automobile, 11.3% of trips are made on
foot or by bicycle, and 4.8% by public transit. One of the biggest challenges put
forth as a community goal in the Town Centre Concept Plan is to reduce the
dependence on private automobile use in the Town Centre neighbourhood and
create a neighbourhood environment that is enjoyable to explore by foot,
bicycle, wheelchair, scooter, etc.
Increasing density and the land-use mix will help towards the reduction of car
dependence in the Town Centre, but many people will not choose alternative
transportation on a regular basis unless the routes to their destinations are safe,
accessible, convenient, and provide a greater benefit than travel by car. The
Multi-Modal Transportation Network section focuses on enhancing the
experience for alternative transportation modes, providing safe and
interconnected routes, as well as providing incentives that together will help
cultivate an increase in alternative transportation choices within the Town
Centre.
All Multi-Modal Transportation Network policies aim to consider the need for
universal accessibility throughout the Town Centre. As such, this plan intends
to specifically recognize the importance of design that is sensitive to travel
modes such as wheelchairs, canes, strollers, and mobility devices used by
pedestrians with disabilities, as well as by families, teenagers, seniors, and
visually impaired people. This plan acknowledges that transportation design
shall include strategies for universal accessibility, and that the word “pedestrian”
includes this broader cross-section of the population.
The Multi-Modal Transportation Network Map, Figure 1 indicates the general
routes and connections, to be preserved and developed for a multi-modal
community. The Figure 1 map will reflect as accurately as possible the existing
multi-modal network.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 36
GUIDING PRINCIPLES
Principle 1: Each Neighbourhood is Complete
Goals:
• Increase density and distribute a range of uses throughout the Centre
• Enhance Opportunities for personal development and recreation
Principle 2: Options to Our Cars Exist
Goals:
• Acknowledge and respect pedestrian needs
• Increase transit modes, availability, and destinations
Principle 7: The Centre is distinctive, attractive, and vibrant
Goals:
• Cultivate an identity that grows from the heart of the community
• Establish the Centre as a hub of activity
Principle 8: Everyone Has a Voice
Goals:
• Create safe spaces and opportunities for all members of the community
OBJECTIVES
• Create links between the Centre and other hubs within Maple Ridge
• Improve and secure public access to natural places, including streams
and waterfront
• Promote the social integration of all ages and groups through shared or
adjacent facilities and spaces
• Design easily accessed public spaces
• Ensure public safety and security, and accessibility throughout the
Centre
• Prioritize the safety of pedestrians
• Enhance pedestrian experience
• Designate pedestrian-only areas/no-car zones
• Enhance connectivity of pedestrian and other non-vehicular routes
• Utilize and upgrade laneways, sidewalks, and other existing paths for
pedestrians, bicycles, etc.
• Design for short walking distances to reach daily needs
• Establish an internal transit system for the Centre
• Increase the frequency of transit services both internally and to out-lying
areas
• Increase and improve access from river to Centre
• Provide water transportation options
• Ensure public safety for all transportation modes
• Develop the “caring” identity of Maple Ridge
• Enhance the urban public environment
• Create easily accessible routes to key destinations
• Encourage symbiotic relationships between lands and land users
• Create spaces and opportunities for all age groups and social stratas
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 37
• Integrate spaces to foster social relationships
• Empower the least powerful
• Ensure safety
• Provide public gathering spaces
• Use names that reflect the community identity
POLICIES
5-1 Universal accessibility is encouraged in transportation planning and
design within the Town Centre. Wherever possible, the accessibility
needs of wheelchairs, the visually impaired, strollers, scooters, and
other mobility devices used by pedestrians with disabilities, as well as
by families, teenagers, and seniors will be accommodated in the design
of sidewalks, public plazas, and other public spaces throughout the
Town Centre.
5-2 A guide containing universal accessibility design options will be
developed by Maple Ridge to become a reference tool for creating
barrier-free public spaces.
5-3 Maple Ridge will undertake a study to review street servicing standards
in the Town Centre and establish street servicing standards and design
guidelines in accordance with the policies in the Town Centre Area
Plan and in consideration of the related recommendations in the Town
Centre Parking Strategy Final Report to redesign streets. Prior to the
preparation of this standards and design guidelines document,
development applications and servicing drawings will be reviewed in
accordance to the Town Centre Area Plan with the intent to strive for
accommodating all uses identified within road right-of-ways, where
feasible.
5-4 Maple Ridge will monitor the concept of “unbundled” as it rolls out
through the Metro Vancouver Region. Unbundled parking is where the
price of a unit is separated from the price of available parking stalls.
With unbundled parking, purchasers have a choice of buying no stall,
one stall, or two or more stalls with their unit. The intent of such a
policy is to facilitate greater balance in the supply and demand of
parking spaces in the Town Centre.
5-5 The appointment of a Transportation Demand Management Coordinator
to develop and maintain a Transportation Demand Management
program for the Town Centre, will be investigated by Maple Ridge.
5-6 The formation of a Parking Advisory Committee, to advise Council on
parking supply management, will be investigated by Maple Ridge. The
members of this Committee will be at the discretion of Council and
should include a member(s) of Council and a member(s) of the
Downtown Parking Society.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 38
5-7 The enhancement of transportation circulation within the Maple Ridge
Town Centre will be encouraged with extensions street right-of-ways,
as shown on Schedule 1 and Figure 1 of the Town Centre Area Plan.
5.2 Defining the Transportation Network
Maple Ridge Town Centre was originally developed with the traditional grid
street pattern and over time it has remained as a fairly well-developed and
predominantly interconnected street network. Within the Town Centre
transportation network, specific interconnected routes have been identified for
automobiles, bicycles, and pedestrians (which includes consideration for the
needs of people with disabilities and accessibility issues) and are located on the
Multi-Modal Transportation Network Map, Figure 1.
The aim of identifying defined routes in the Town Centre is to improve the
pedestrian and cycling environment by enhancing circulation for all modes of
travel. Multi-modal transportation routes have been selected throughout the
Town Centre with specific policies intended to encourage people to choose an
option to the car and are identified on the Multi-Modal Transportation
Network Map, Figure 1, as follows and defined below:
• Civic Area Ring Route
• Civic Area Pedestrian Network
• Connective Pedestrian Network
• Bicycle Network
• Secondary Ring Route
• Greenway Trail
In addition to establishing the above routes within the Town Centre to improve
circulation for all modes of transportation, policies have been created for:
• Laneways;
• Public Transit; and
• Fraser River and Waterfront
The waterfront and the Fraser River itself are two underutilized community
assets and the creation of a multi-modal pathway is intended to fully integrate
the river’s benefits into the Town Centre neighbourhood.
5.2.1 Multi-Modal Routes
The Multi-Modal Transportation Network Map, Figure 1 indicates the general
routes and connections, to be preserved and developed for a multi-modal
community. The Figure 1 map will reflect as accurately as possible the existing
multi-modal network.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 39
Civic Core Ring Route & Civic Core Pedestrian Network
The Civic Core Ring Route is expected to experience a range of modalities that
includes pedestrians, bicyclists, transit, and automobiles. On the route emphasis
will be placed on wide pedestrian-friendly sidewalks with street trees, hanging
baskets, and wayfinding signage. Where public space permits there may be
opportunities for benches, rain gardens, and public art.
Routes that lie within the boundaries of the Civic Core Ring Route are
identified as the Civic Core Pedestrian Network and have similar
characteristics to the Civic Core Ring Route.
Connective Pedestrian Network
The Connective Pedestrian Network provides pedestrian-friendly linkages
outside of the Civic Core, but within the boundaries of the Town Centre
neighbourhood. All roadways within the Town Centre will be required to
accommodate pedestrians, but the Connective Pedestrian Network should be
designed to enhance the pedestrian experience with separated sidewalks on both
sides of street, street trees, and wayfinding signage.
Bicycle Network
The Bicycle Network consists of various routes for cyclists to travel within the
Town Centre area. These routes may have dedicated bicycle lanes, where
feasible, or shared arrow markings in street travel lanes to clearly identify
bicycle routes to motorists, cyclists, and pedestrians. Street signage will also be
used to identify bicycle routes and directional signage to help cyclists locate a
bicycle route. Although the majority of bicycle routes will be located within the
same street network designed for cars and buses, some routes may be located
through development on public thoroughfares to augment circulation and route
connectivity.
Secondary Ring Route
The Secondary Ring Route provides connectivity between points of interest
outside of the Civic Ring Route area. This route is intended for touring and
visiting places that are unique and of special interest in the Town Centre, such as
parks, heritage sites, views of the Fraser River, and connection with routes to the
Fraser River. Characteristics of the Secondary Ring Route will include
separated sidewalks on both sides of the street, street trees, and wayfinding
signage.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 40
Greenway Trails
Greenway Trails are mainly located in naturalized and riparian areas. These
trails are intended to provide public access alongside and through natural areas,
enabling trail users to experience and enjoy environmentally significant areas
within the Town Centre. Greenway Trails should be designed in accordance
with Maple Ridge Development Permit requirements and all related
environmental protection bylaws.
Although primarily for recreational uses, such as walking/hiking, mountain
biking, and jogging, Greenway Trails also connect with other designated routes
throughout the Town Centre area to help facilitate convenient travel to many key
destinations.
Characteristics of Greenway Trails include wayfinding signs and
viewing/seating areas in desirable locations, such as viewscape settings and
nature interpretive areas. Interpretive signage will also be installed in strategic
locations to help trail users identify native flora, fauna, or bird species.
5.2.1.1 Multi-Modal Route Characteristics & Related Policies
The following Table 5.1 details the characteristics that may be included in each
specific multi-modal route. Although these characteristics are not a complete
list of ways that a specific route may be enhanced to encourage non-auto
oriented travel in the Town Centre, these items are to be considered for the
specific routes wherever appropriate and feasible.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 41
Table 5.1 Multi-Modal Route Characteristics
Sidewalks on Both Sides of Street Street Trees Along Sidewalk Street Trees Along Separated Sidewalk Wide Sidewalks Wayfinding Signage Bicycle Lanes/Shared-Use Arrows Bicycle Storage Racks Seating/Benches Pedestrian Level Lighting (both sides) Viewing/Seating Area Public Art Interpretive Signage Hanging Baskets
Civic Area Ring Route
Civic Area Pedestrian Network
Connective Pedestrian Network
Bicycle Network
Secondary Ring Route
Greenway Trail
POLICIES
5-7 To provide and enhance the routes identified on the Multi-Modal
Transportation Network Map, Figure 1, the corresponding Multi-
Modal Route Characteristics, listed in Table 5.1, are encouraged with
development and redevelopment, where appropriate and feasible.
5-8 The Maple Ridge Subdivision & Development Servicing Bylaw will be
reviewed and updated and reflect the policies in the Maple Ridge Town
Centre Area Plan, including the policies contained within this Multi-
Modal Transportation Network Section 5.0.
5.2.2 Enhancing the Multi-Modal Network
Laneways
Laneways are a valuable asset in urban neighbourhoods as they help
accommodate the movement of people and vehicles by adding to the network of
interconnected streets and providing convenient short-cuts and alternative routes
for pedestrians, cyclists, and automobiles.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 42
The sharing of laneways between automobiles, cyclists, and pedestrians is
encouraged in the Town Centre. Lower laneway speed limits and traffic volume
makes sharing possible. Signage and traffic calming features will be
incorporated where they are warranted.
In order to encourage pedestrian and cycling activities in laneways, design
characteristics will include pedestrian level lighting, maximum 6 metre wide
paved carriageway, and adjacent developments that are designed to provide
sufficient windows and outdoor seating areas at the rear of buildings.
POLICIES
5-9 Maple Ridge will encourage the retention of laneways and the creation
of new laneways should be considered, where appropriate and feasible.
5-10 Laneways should have a maximum paved width of 6 metres.
5-11 Access to both underground and surface parking areas is encouraged to
be provided off a laneway.
Public Transit
It is expected that the Town Centre will experience increasing demand for public
transit along with the increase in population and density. Currently the Town
Centre is served with the West Coast Express close to the Haney Bypass on
River Road and bus routes that lead to the new full-service transit exchange on
Edge Street, McIntosh Avenue, and 226th Street.
POLICIES
5-12 Maple Ridge will continue to consult and work in cooperation with
Regional and Provincial agencies to improve public transit service
within the Town Centre and particularly to:
a. increase existing transit service to a level that is consistent
with a compact pedestrian-oriented community and the
community’s goal of locating a transit stop within 400
metres of any residential building, so that travel by public
transit is efficient and accessible;
b. Provide safe and convenient access to transit facilities;
c. Work with agencies towards creating and implementing a
plan for light rail or similar rapid transit modes that connect
the Town Centre to other areas within the District and to
other municipalities (see Future Rapid Transit –
Proposed Route Map, Figure 3).
5-13 As development occurs over time in the Town Centre, Maple Ridge will
promote and encourage, wherever appropriate, the protection of
transportation corridors and the inclusion of design features that
consider future light-rail or similar rapid transit modes.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 43
Fraser River and Waterfront
The Fraser River has long been a valuable asset for Maple Ridge and the Town
Centre. The community has recognized that this scenic gem and resource has
been underutilized for a number of years and should be better integrated into the
community with a multi-modal pathway network along the waterfront. Such a
pathway would create a trail system for walking, hiking, and cycling and a water
route to easily connect with Fort Langley and other nearby stops across the river.
The river offers significant potential for creating a linkage between the Town
Centre waterfront, the West Coast Express station, Kanaka Creek Regional Park,
and the south shore of the Fraser River.
POLICIES
5-14 Maple Ridge will undertake a land-use and access study of the lands
along the Fraser River waterfront and the river itself for potential uses
related to recreation, tourism, and multi-modal transportation. The
exploration of commercial opportunities for cafes/restaurants and small
retail shops should be included in this study.
5-15 Improving access to the Fraser River from Port Haney is an important
community goal. As such, Maple Ridge will undertake a study to
review the safety, effectiveness, and capacity of the existing pedestrian
tunnel at the foot of 224th Street and provide recommendations for
improving the tunnel access or considering alternative options. This
study may also consider access points at other locations.
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 44
APPENDIX A – ZONING MATRIX
1. Conditions:
a) This Matrix is to be read in conjunction with the policies and criteria in the Town Centre Area
Plan as well as the Official Community Plan and is not the only source for determining
applicable zones;
b) All zones corresponding to each land use designation or category may not be appropriate for a
specific site, and are not applicable in all areas of the municipality;
c) Lot consolidation may be required to meet the minimum lot area, lot width and/or lot depth
requirements of the Zoning Bylaw and/or Subdivision Control Bylaw;
d) Comprehensive Development Zones may be considered within Official Community Plan Land
Use Designations and Categories based on compliance with Official Community Plan policies;
e) The P-4 Church Institutional Zone would be considered in all Land Use Designations subject to
satisfying all requirements of the Zone.
2. Zoning Matrix
OCP DESIGNATION/
CATEGORY
ZONES
Single-Family Residential
R-1 (Residential District)
CD-1-93 (Amenity Residential District)
R-3 (Special Amenity Residential District)
RS-1b (One Family Urban Medium Density Residential)
RT-1 (Two Family Urban Residential)
Ground-Oriented Multi-Family
RM-1 (Townhouse Residential)
RM-4 (Multiple Family Residential District)
RM-5 (Low Density Apartment Residential)
Low-Rise Apartment
RM-2 (Medium Density Apartment)
CD-1-00 (Comprehensive Development) – Assisted Living
Medium and High-Rise
Apartment
RM-3 (High Density Apartment)
RM-6 (Regional Town Centre High Density Apartment
Residential)
Flexible Mixed-Use
C-3 (Town Centre Commercial)
_________________________________________________________________________________
Maple Ridge Official Community Plan
Maple Ridge Town Centre Area Plan Bylaw 6610-2008 Chapter 10, Section 10.4 Page 45
Town Centre Commercial
C-3 (Town Centre Commercial)
Properties Designated Town Centre Commercial and not
identified as Ground Floor Commercial Required on Schedule
“G” of Zoning Bylaw 3510-1985 may align with zones within
the Low-Rise Apartment and Medium and High-Rise Apartment
land use category of this Matrix and in compliance with the
Town Centre Area Plan.
Port Haney Heritage
Adaptive Use
CRM (Commercial/Residential)
H-1 (Heritage Commercial)
Port Haney Multi-Family,
Commercial, & Waterfront
RM-1 (Townhouse Residential District)
RM-4 (Multiple Family Residential District)
RM-5 (Low Density Apartment Residential)
RM-2 (Medium Density Apartment)
CD-1-00 (Assisted Living)
CRM (Commercial/Residential)
H-1 (Heritage Commercial)
Institutional
P-1 (Park and School)
P-2 (Special Institutional)
P-4 (Church Institutional)
P-4a (Church Institutional/Educational)
P-6 (Civic Institutional)
Park
P-1 (Park and School)
P-3 (Children’s Institutional)
P-4 (Church Institutional)
P-4a (Church Institutional/Educational)
P-6 (Civic Institutional)