HomeMy WebLinkAbout2012-02-21 Public Hearing Meeting Agenda and Reports.pdfDeep Roots
Greater Heights
District of Maple Ridge
PUBLIC
HEARING
February 21, 2012
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, February 21,
2012 to consider the following bylaws:
1a) RZ/065/09
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6791-2011
LEGAL: Lot 22 Except: Parcel "A" (Reference Plan 5374), Block 1,District Lot 398,
Group 1, New Westminster District, Plan 155;
Parcel "A" (Reference Plan 5374) Lot 22, Block 1, District Lot 398, Group 1,
New Westminster District, Plan 155;
Parcel "A" (Reference Plan 5978) Lot 23, Block 1, District Lot 398, Group 1,
New Westminster District, Plan 155;
Lot 23 Except: Parcel "A" (Reference Plan 5978), Block 1, District Lot 398,
Group 1, New Westminster District, Plan 155;
Lot 24, Block 1, District Lot 398, Group 1, New Westminster District, Plan 155;
Lot 25, Block 1, District Lot 398, Group 1, New Westminster District, Plan 155;
East 42 Feet of Lot 26, Block 1, District Lot 398, Group 1, New Westminster
District, Plan 155;
Parcel "131", District Lot 398, Group 1, New Westminster District, Explanatory
Plan 66980.
LOCATION: 11613 and 11617 224 Street, 22367 and 22379 116 Avenue,
22344, 22350 and 22352 Callaghan Avenue.
FROM: RS-1 (One Family Urban Residential) & C-3 (Town Centre Commercial)
TO: CRM (Commercial Residential)
PURPOSE: To permit development of a hotel comprising of 125 rooms and commercial
and restaurant space.
1b) RZ/065/09
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6901-2012
LEGAL: Lot 22 Except : Parcel "A" (Reference Plan 5374), Block 1,District Lot 398,
Group 1, New Westminster District, Plan 155;
Parcel "A" (Reference Plan 5374) Lot 22, Block 1, District Lot 398, Group 1,
New Westminster District, Plan 155;
Parcel "A" (Reference Plan 5978) Lot 23, Block 1, District Lot 398, Group 1,
New Westminster District, Plan 155;
Lot 23 Except: Parcel "A" (Reference Plan 5978), Block 1, District Lot 398,
Group 1, New Westminster District, Plan 155;
Lot 24, Block 1, District Lot 398, Group 1, New Westminster District, Plan 155;
Lot 25, Block 1, District Lot 398, Group 1, New Westminster District, Plan 155;
East 42 Feet of Lot 26, Block 1, District Lot 398, Group 1, New Westminster
District, Plan 155;
Parcel "131", District Lot 398, Group 1, New Westminster District, Explanatory
Plan 66980.
LOCATION: 11613 and 11617 224 Street, 22367 and 22379 116 Avenue,
22344, 22350 and 22352 Callaghan Avenue.
PURPOSE: To amend the Maple Ridge Zoning Bylaw No. 3510 - 1985, PART 7,
COMMERCIAL ZONES, Section 707 COMMERCIAL/RESIDENTIAL:CRM,
Subsection 6) SIZE OF BUILDINGS AND STRUCTURES shall be amended by
inserting the following clause between clause (a) and (b) and renumbering
the clauses accordingly:
b) "21 metres at the site located north of 116th Avenue, south of
Callaghan Avenue, west of 224th Street, and east of the Haney
Bypass".
2a) RZ/091/10
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6895-2012
LEGAL: Lot A, Section 15, Township 12, New Westminster District, Plan 22387
Lot 1, Section 15, Township 12, New Westminster District, Plan 7709
LOCATION: 24371 and 24417 112th Avenue
PURPOSE: To amend Schedule "A" Section 10.2.1 Land Use Designations, Albion Area
Plan Map as shown outlined in bold on the following map.
FROM: Low/Medium Density Residential
TO: Conservation
AND To amend Schedule "C" as shown outlined in bold on the following map,
to add to Conservation
2b) RZ/091/10
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6898-2012
LEGAL: Lot A, Section 15, Township 12, New Westminster District, Plan 22387
Lot 1, Section 15, Township 12, New Westminster District, Plan 7709
LOCATION: 24371 and 24417 112t" Avenue
PURPOSE: To amend Schedule "A" of the Official Community Plan
Chapter 10, Area Plan, Section 10.2 Albion Area Plan as follows:
1) Sub -Section 10.2.1 land use Designations, A. Residential Designations,
item 2 Residential Low -Medium Density is amended by adding the
following clause:
"a) notwithstanding the above, a minimum parcel area of "371m2
(3993 ft2)" is only permitted for the properties located at Lot A, Section
15, Township 12, New Westminster District Plan 22387 and Lot 1,
Section 15, Township 12, New Westminster District Plan 7709".
2) Sub -Section 10.2.7 Albion Zoning Matrix, Land Use Designation,
Residential Low -Medium Density is amended by adding the following
zone into the Zone column: R-1(Residential District), Subject to Policy
10.2.1 A(2)(a)
2c) RZ/091/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6855-2011
LEGAL: Lot A, Section 15, Township 12, New Westminster District, Plan 22387
Lot 1, Section 15, Township 12, New Westminster District, Plan 7709
LOCATION: 24371 and 24417 112th Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-1(Residential District) 0 &
RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE: To permit subdivision into 84 residential properties.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from February 10 to February 21, 2012, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the District website
www.ma.plerid e.ca on the Mayor and Council/Agendas and Minutes page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk's Department at clerks@mapleridge.ca , by 4:00 p.m., February 21,
2012. All written submissions and e-mails will become part of the public record.
Dated this loth day of February, 2012.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/065/09
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form ® ❑
(Schedule "A" - Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the District of Maple Ridge, in ® ❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different ® ❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
❑
8.
Landscape plan'+
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
" These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports rovided:
1.
DISTRICT OF Agenda Item: 1103
MAPLE RIDGE Council Meeting of: January 24, 2012
1. That Bylaw No. 6791-2011 be given second reading and be forwarded to Public Hearing;
2. That Bylaw No. 6901-2012 be given first and second Reading and be forwarded to Public
Hearing; and
3. That the following terms and conditions be met prior to Final Reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
iii. A Statutory right of way plan and agreement must be registered at the Land Title Office:
iv. Road and Park dedication as required;
V. r'urchase of the property to the south from the Ministry of Transportation;
vi. Consolidation of the subject parcels;
(RZ/065/09, Lot 22, 224 Street, 11613 224 Street, 22352 Callaghan Avenue, 11617 224 Street,
22379 116 Avenue, 22350 Callaghan Avenue, 22367 116 Avenue, 22344 Callaghan Avenue - to
rezone from RS-1(One Family Urban Residential) and C-3 (Town Centre Commercial) to CRM
(Commercial/Residential) to permit construction of a hotel)
"Ernie Daykin"
CA IED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
_ Gen Mgr - Corporate & Financial
Mgr - Accounting
en Mgr - Public Works & Development
Dir - Planning
Dir - Licenses, Permits & Bylaws
Municipal Engineer
Dir - Engineering Operations
— Gen Mgr - Com. Dev. & Rec. Services
_ Dir- Parks & Facilities
_ Dir - Recreation
J Dir - Community Services
Clerk's Section
Corporate Officer
Property & Risk Manager
Lynn Marchand
Diana Dalton
✓ Amanda Allen
Tracy Camire
Amanda Gaunt -3 A2 $'
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
January 24 2012
Date Corporate Officer
S
B
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: January 23, 2012
and Members of Council FILE NO: RZ/065/09
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6791-2011
Maple Ridge Zone Amending Bylaw No. 6901-2012
Lot 22, 224 Street, 11613 - 224 Street, 22352 Callaghan Ave, 11617 - 224
Street, 22379 -116 Avenue, 22350 Callaghan Avenue, 22367 -116 Avenue,
22344 Callaghan Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) and C-3 (Town Centre Commercial) to CRM (Commercial/Residential). This application
is in compliance with the Official Community Plan and is located within the Town Centre Incentive
Program area.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 6791-2011 be given Second Reading and be
forwarded to Public Hearing;
2. That Maple Ridge Zone Amending Bylaw No. 6901-2012 be given First and Second
Reading and be forwarded to Public Hearing; and
3. That the following terms and conditions be met prior to Final Reading.
Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
III. A Statutory right of way plan and agreement must be registered at the Land Title
Office:
iv. Road and Park dedication as required;
V. Purchase of the property to the south from the Ministry of Transportation;
vi. Consolidation of the subject parcels;
DISCUSSION:
a) Background Context:
Applicant:
Multi -Well Development & Investment Co Ltd
Owner:
Multi -Well Development & Investment Co Ltd
Legal Description:
Lot: 22, D.L.: 398, Block: 1, Plan: 155
D.L.: 398, Plan: 155
Lot: 23, D.L.: 398, Block: 1, Plan: 155
D.L.: 398, Block: 1, Plan: 155
Lot: 24, D.L.: 398, Block: 1, Plan: 155
Lot: 25, D.L.: 398, Block: 1, Plan: 155
East 42 Feet of Lot: 26, D.L.: 398, Block: 1, Plan: 155
D.L.: 398
OCP:
Existing:
Port Haney Multi -Family, Commercial and Mixed -Use
Zoning:
Existing:
RS-1 (One Family Urban Residential) and
C-3 (Town Centre Commercial)
Proposed:
CRM (Commercial/Residential)
Surrounding Uses:
North:
Use:
Park, Heritage and Single Family Residential
Zone:
P-1(Park and School), H-1(Heritage), C-3 (Town
Centre Commercial) and RS-1(One Family Urban
Residential)
Designation
Park and Port Haney Multi -Family, Commercial and
M ixed
South:
Use:
Parking Lot and Highway
Zone:
M-1(Service Industrial)
Designation:
Park
East:
Use:
Park and Heritage
Zone:
C-3 (Town Centre Commercial)
Designation:
Park
West:
Use:
Highway and Vacant Lot
Zone:
M-2 (General Industrial) and RS-1 (One Family
Urban Residential)
Designation:
Port Haney Multi -Family, Commercial and Mixed
Existing Use of Property: Vacant
Proposed Use of Property: Hotel, Restaurant and Commercial
Site Area: 0.4455 HA (1.10 acre)
Access: Callaghan and 2241h Street
Servicing requirement: Full Urban
-2-
b) Project Description:
The project proposal is to rezone the subject property to permit development of a hotel comprising of
125 rooms and 5,084 square metres of commercial and restaurant space. The applicant proposes
a LEED Silver Rating for the hotel. This will be achieved through measures such as construction`
activity pollution prevention, energy and reduction technologies, green roof techniques and
stormwater design which controls quantity of run-off. The LEED Checklist is attached to this report
as Appendix G.
The Ministry of Transportation requires 3 metres for road dedication and a 3 metre setback from the
road dedication for building construction.
The subject property is located in the southern portion of the Town Centre in the Port Haney area.
The property slopes gently from north to south. It is directly adjacent to the Haney Bypass and to the
south of the property is the underpass which provides a pedestrian corridor for the area.
c) Planning Analysis:
The applicant is proposing to rezone the subject property to permit development of a hotel
comprising approximately 125 rooms, 5,084 square metres of commercial and restaurant space.
In order to construct the area necessary for the cul-de-sac at the front entrance to the building,
shown in Appendix D, the applicant will need to purchase the two small parcels to the south of the
site from the BC Ministry of Transportation. Once these two parcels are purchased, the applicant
will then be required to dedicate the necessary portion for road and the rest will be dedicated as
Park, in accordance with the Town Centre Area Plan.
Official Community Plan:
The properties are designated Port Haney Multi -Family, Commercial and Mixed -Use in the Town
Centre Area Plan within the Official Community Plan. This land use designation is specific to the Port
Haney area and the intent is to enable flexible options for new development by permitting various
forms of development, including townhouse, low-rise apartment, commercial, or mixed -use. Policies
in the AMulti-Fa ll ily, rea Plan speak to a limit of four storeys in the Port Haney Multi- u
IiVIIItIIGI cIQI aIIU
Mixed -Use precinct in order to help preserve views to the Fraser River.
The Town Centre Area Plan limits the height of buildings in the Port Haney Multi -Family, Commercial
and Mixed -Use precinct to a maximum of four storeys, in order to help preserve views to the Fraser
River. The maximum proposed height of the subject proposal is five storeys facing 1161" Avenue
and four storeys at the rear facing Callaghan. However, the applicant had been meeting with
Planning department staff with regard to this proposal prior to the adoption of the Town Centre Area
Plan. In addition, the site is partially zoned C-3 (Town Centre Commercial), which permits a higher
density than the CRM zone, and for that reason, consideration was made early on in the discussions
to support a slight height increase from four storeys.
3-
Zoning Bylaw:
The current application proposes to rezone the properties located at:
11613, 11617 224 Street;
22344, 22350, 22352 Callaghan Avenue; and
22367, 22379 116 Avenue
from RS-1 (One Family Urban Residential) to CRM (Commercial/Residential) to permit construction
of a hotel. Zone Text Amending Bylaw No. 6901-2012 seeks to increase the permitted height on the
site to accommodate the proposed hotel design of 21 metres.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application has been submitted which will be the subject of a future report to Council.
Advisoni Design Panel:
The current application was presented to Advisory Design Panel on November 8, 2011. The Panel
raised a small number of concerns related to the building design and the building and landscape
materials. Since that time the applicant revised the drawings and resubmitted to the panel for
acceptance in December 2011. The current design reflects these changes and has been accepted
by the design panel.
Development Information Meeting:
On Tuesday November 30, 2011 the applicant hosted a Development Information Meeting
concerning the proposed development at The Royal Canadian Legion. Approximately sixteen people
filled in the attendance sheet and five filled out a comment sheet. Overall, the attendees were
supportive of the project and appreciated the inclusion of conference facilities. The residents in
attendance were concerned about the intersection at Callaghan Avenue and the Haney Bypass.
Another concern raised was parking for the Westcoast Express. The question of allocating parking
stalls within the project to Westcoast Express riders was raised.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department will require a Rezoning Servicing Agreement for the proposed
development which will address Engineering's requirements.
-4-
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the development is completed
they will be responsible for maintaining the street trees. The maintenance cost is based on one tree
per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space
has advised that the maintenance requirement of $25.00 per new tree will increase their budget
requirements.
1010UI*XIW6PF
The current application is in compliance with the Official Community Plan, therefore it is
recommended the application be approved and forwarded to a Public Hearing.
&;� / � � Z4
Prepared by: Chart . Goddard BA MA
Manager of Development and Environmental Services
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurrence: J. L. (Ji, F ) Rule
Chief administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6791-2011
Appendix C - Zone Text Amending Bylaw 6901-2012
Appendix D - Site Plan
Appendix E - Building Elevation Plans
Appendix F - Landscape Plans
Appendix G - LEEDS checklist
-5-
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CORPORATION OF
•��_��-._ - � L Ii THE DISTRICT OF
N District of
MAPLE RIDGE
Langley I PLANNING DEPARTMENT
SCALE 1:1,500
- DATE: Jan 24, 2012 RZ/065/09 BY: JV
FRA SCR R-
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6791- 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
of
2
3
This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6791- 2011."
Those parcels or tracts of land and premises known and described as:
Lot 22 Except: Parcel "A" (Reference Plan 5374), Block 1 District Lot 398 Group 1 New
Westminster District Plan 155
Parcel "A" (Reference Plan 5374) Lot 22 Block 1 District Lot 398 Group 1 New Westminster
District Plan 155
Parcel "A" (Reference Plan 5978) Lot 23 Block 1 District Lot 398 Group 1 New Westminster
District Plan 155
Lot 23 Except: Parcel "A" (Reference Plan 5978), Block 1, District Lot 398 Group 1 New
Westminster District Plan 155
Lot 24 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 25 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
East 42 Feet of Lot 26 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Parcel "131" District Lot 398 Group 1 New Westminster District Explanatory Plan 66980
and outlined in heavy black line on Map No. 1507 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to CRM (Commercial/Residential).
Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 25th day of January, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
CORPORATE OFFICER
PRESIDING MEMBER
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MAPLE RIDGE ZONE AMENDING
Bylaw No.
6791
—201 1
Map No.
1507
From:
RS-1
(One Family
Urban Residential),
C —3
(Town Centre
Commercial)
To:
C RM
(Commercial
Residential)
i
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APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6901-2012
A Bylaw to amend the text of Zoning Bylaw No. 3510 -1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6901-2012."
2. Maple Ridge Zoning Bylaw No. 3510 - 1985, PART 7, COMMERCIAL ZONES, Section
707 COMMERCIAL/RESIDENTIAL:CRM, Subsection 6) SIZE OF BUILDINGS AND
STRUCTURES shall be amended by inserting the following clause between clause (a)
and (b) and renumbering the clauses accordingly:
b) "21 metres at the site located north of 116th Avenue, south of Callaghan
Avenue, west of 224th Street, and east of the Haney Bypass".
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 be amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
PRESIDING MEMBER
day of
,A.D. 20 .
CORPORATE OFFICER
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DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/091 / 10
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form ® ❑
(Schedule "A:'- Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the District of Maple Ridge, in ® ❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different ® ❑
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies) ® ❑
5. Subdivision plan layout ® ❑
6. Neighbourhood context plan ® ❑
7. Lot grading plan
❑
8. Landscape plan`+
❑
9. Preliminary architectural plans including site plan,
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
DISTRICT OF Agenda Item: 1102
MAPLE RIDGE Council Meeting of: January 24, 2012
I. That in accordance with Section 879 of the Local Government Act opportunity for early and on-
going consultation has been provided by way of posting Bylaws No. 6895-2012 and 6898-2012
on the municipal website and requiring that the applicant host a Development Information
Meeting, and Council considers it unnecessary to provide any further consultation opportunities,
except by way of holding a public hearing on the bylaw;
2. That Bylaws No. 6895-2012 and 6898-2012 be considered in conjunction with the Capital
Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Bylaws No. 6895-2012 and 6898-2012 is consistent with the Capital
Expenditure Plan and Waste Management Plan;
4. That Bylaws No. 6895-2012 and 6898-2012 be given First and Second Reading and be
forwarded to Public Hearing,
5. That Bylaw No. 6855-2011 be given Second Reading and be forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to Final Reading.
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" & "C" of the Official Community Plan;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing buildings;
vi. Park dedication as required;
vii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site
profile pursuant to the Waste Management Act must be provided in accordance with the
regulations.
viii. Provision and registration of a landscape plan as a Restrictive Covenant, detailing a
buffer to the adjacent agricultural lands and signage and fencing around the buffer park
area; and
ix. That a notification be registered on title to disclose the possible negative impacts of
allowable agricultural activities on adjacent agricultural lands.
(RZ/091/10, 24417 and 24371 112 Avenue - to revise conservation areas and permit rezoning
from RS-3 [One Family Rural Residential] to RS-1b [One Family Urban (Medium Density) Residential]
and R-1 [Residential District] to permit subdivision into 84 residential properties
"Ernie Daykin"
CA 1E� DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
_ Gen Mgr - Corporate & Financial
_ Mgr - Accounting
Gen Mgr - Public Works & Development
Dir - Planning _
Dir- Licenses, Permits & Bylaws
Municipal Engineer
— Gen Mgr - Com. Dev. & Rec. Services
Clerk's Section
Corporate Officer
c/ Property & Risk Manager
✓� Amanda Allen
Amanda Gaunt r 2 IT
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
Jnuary 24. 2012 _
Date Corporate Officer
r
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: January 23, 2012
and Members of Council FILE NO: RZ/091/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6895-2012
Maple Ridge Official Community Plan Amending Bylaw No. 6898-2012
Second Reading
Maple Ridge Zone Amending Bylaw No.6855-2011
24417 and 24371 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (Urban Residential District) Zone and R-1 (Residential District) Zone to permit
subdivision into 84 residential properties. The current application is not in compliance with the
Official Community Plan with respect to: 1) a conservation area boundary adiustment; and 2) the
permitted zones within the Residential Low -Medium Density designation of the Albion Zoning Matrix.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on -going consultation has been provided by way of posting Official Community Plan Amending
Bylaws No. 6895-2012 and 6898-2012 on the municipal website and requiring that the
applicant host a Development Information Meeting, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a public hearing on
the bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaws No. 6895-2012 and 6898-2012
be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaws No. 6895-
2012 and 6898-2012 is consistent with the Capital Expenditure Plan and Waste Management
Plan;
4. That Maple Ridge Official Community Plan Amending Bylaws No. 6895-2012 and 6898-2012
be given First and Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6855-2011 be given Second Reading and be forwarded to
Public Hearing; and
6. That the following terms and conditions be met prior to Final Reading.
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" & "C" of the Official Community Plan;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing buildings;
vi. Park dedication as required;
vii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
viii. Provision and registration of a landscape plan as a Restrictive Covenant, detailing a
buffer to the adjacent agricultural lands and signage and fencing around the buffer
park area; and
ix. That a notification be registered on title to disclose the possible negative impacts of
allowable agricultural activities on adjacent agricultural lands.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: Joanne H Montgomery
Ronald J Montgomery
Lillian J Montgomery
Yuriko Sunada
Legal Description: Lot 1, Section 15, Township 12, Plan 7709
Lot A, Section 15, Township 12, Plan 22387
OCP:
Zoning:
Existing: Low -Medium Density Residential and Conservation
Proposed: Low -Medium Density Residential and Conservation
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (Urban Residential District) Zone and
R-1(Residential District) Zone
-2-
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Agricultural
112 Avenue, beyond which Single Family Rural
Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential, Agricultural
Single Family Urban Residential
3.76 HA (9.29 acres)
112 Avenue
Urban
The current prososal seeks to rezone the subject properties from RS-3 (One Family Rural
Residential) to RS-1b (Urban Residential District) Zone and R-1 (Residential District) Zone to permit
subdivision into 84 residential properties. Also proposed is an amendment to the Official
Community Plan, which would permit insertion of the R-1 (Residential District) zone into the Albion
Area Plan Zoning Matrix, under the Residential Low -Medium Density land use designation.
The intent behind this proposal is to locate the larger RS-1b (Urban Residential District) lots at the
south end of the subject site, along 112th Avenue, and also at the north end of the subject property
adjacent to the conservation area boundary between the development and the Agricultural Land
Reserve lands (see Appendix D Zone Amending Bylaw map). This leaves the smaller R-1(Residential
District) zoned lots to be located between the larger RS-1b lots at either end of the site. The intent
of this lot configuration is to maintain a suburban residential streetscape along 11211 Avenue and a
buffer of larger lots adjacent to the agricultural lands to the north. There is also parkland proposed
along the northern edge of the subject site, which will provide an additional buffer to the agricultural
land.
Additional parkland is proposed for the protection of two unnamed tributary streams; one is a
tributary to Seigel Creek and the other to Dunlop Creek. The unnamed tributary to Seigel Creek is
located along the northern boundary of the property and a watercourse protection setback of 15
metres is proposed, while a 22.5 metre setback is proposed for the Dunlop Creek tributary, located
along the north eastern boundary. The setback requirement along Dunlop Creek tributary is 30
metres, however, this has been relaxed to the proposed 22.5 metre setback based o� � additional
compensation and restoration measures proposed within the setback area.
-3-
c) Planning Analysis:
Official Community Plan:
The property is designated Low -Medium Density Residential in the Albion Area Plan. The proposed
rezoning to R-1 (Residential District) zone is not currently permitted, as the zone is not listed within
the Zoning Matrix, located in Section 10.2.7 of the Official Community Plan. In order to permit a
rezoning to R-1 (Residential District) for this property, an amendment to the Official Community Plan
is required.
An Official Community Plan amendment is also required for conservation area boundary
adjustments based on detailed ground-truthing of the subject property. Schedule "A" Section 10.2.1
Land Use Designations, Albion Area Plan Map must be amended to re -designate a portion of the
properties from Low Medium Density Residential" to "Conservation". Schedule "C" Natural Features
must also be amended to add "Conservation".
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-3 (One Family Rural
Residential) to RS-1b (Urban Residential District) Zone and R-1 (Residential District) Zone to permit
subdivision into 84 residential properties ranging in size from 371m2 to 580m2. The proposed
subdivision is in compliance with Maple Ridge Zoning Bylaw No. 3510-1985.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application has been submitted. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application has been submitted to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
Development Information Meetin :
The applicant held a Development Information Meeting on November 1, 2011 from 5:30 p.m. to
7:30 p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners,
advertisements were placed in the local paper and a notice was attached to the development sign
on site. Approximately 12 people attended the information meeting. No attendees filled out
comment sheets.
d) Interdepartmental Implications:
Engineering Department.,
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading.
Parks & Leisure gervices Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional 84 trees which is based on one tree per lot; final subdivision design
will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per new tree will increase their budget requirements by $2,100.00.
Fire Department:
The Fire Department has no concerns with the proposed rezoning.
e) Intergovernmental Issues:
Local Governm n A :
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application is considered to be minor in nature. It
has been determined that no additional consultation beyond existing procedures is required,
including referrals to the Board of the Regional District, the Council of an adjacent municipality, First
Nations, the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
f) Environmental Implications:
Potential environmental implications will be mitigated through the Watercourse Protection
Development Permit. The applicant is dedicating land for the protection and enhancement of two
unnamed tributaries; one a tributary of Seigel Creek and the other a tributary of Dunlop Creek. A
rainwater management plan is required.
g) Background:
In January 2011, an application was received to rezone 24371 112 Avenue from RS-3 (One Family
Rural Residential) to R-2 (urban Residential District) Zone, to permit lots with a minimum lot size of
315m2 (3,400 ft2). The resulting density was in excess of the Official Community Plan designation,
and the report noted that the increase in density would establish a new land use pattern for the
area; increase the density from approximately 12 units per net hectare (upnha) to approximately 30
WO
upnha; place additional demand on servicing capacity in the area; place additional demand on
school capacity in the area; and the property borders lands in the Agricultural Land Reserve. The
staff recommendation was that the application be denied.
At the January 11, 2011 Council meeting, Council deferred first reading of the Zone Amending Bylaw
for two months.
On March 7, 2011, Council gave consideration to a revised proposal which reduced the overall
density of the site. The revised proposal was to rezone the subject property from RS-3 to RS-1b
(Urban Residential District) and R-1 (Residential District) to permit subdivision into 55 residential
lots. On March 8, 2011 Council gave first reading to the Zone Amending Bylaw.
In July 2011, Council moved a recommendation for staff to: "report on a process and the
implications of an alternative approach to providing infrastructure and different density potentials in
Area 1 and Area 2 of the North Albion Area Plan".
In August 2011, Council considered a new application for the property because the applicant had
purchased the adjacent property (24471 112th Avenue) and wanted to include it in the application.
The revised application was to rezone from RS-3 (One Family Rural Residential) to RS-1b (Urban
Residential District) and R-1 (Residential District) to permit subdivision into 84 residential lots. The
Zone Amending Bylaw for the revised application received first reading on August 30, 2011.
h) Alternatives:
On August 30, 2011 Council granted first reading to this application with the recommendation for
the applicant to submit the remaining supportive applications and information before proceeding to
second reading and public hearing. The applicant has done so and desires to proceed. However, as
mentioned above, on July 25th 2011 Council Workshop, Council moved a recommendation for staff
to; "report on a process and the implications of an alternative approach to providing infrastructure
and different density potentials in Area 1 and Area 2 of the North Albion Area Plan". This work is
proceeding in the Planning and Engineering Departments with a report expected soon.
From this recommendation flows the question of whether or not to permit this application to proceed
while this review is underway. There has been one application made on 1101h Avenue (RZ/025/11)
that was deferred by Council until the review is completed. The current applicant feels they were
ahead of this area review and thus should be able to proceed as they have completed their
applications and are working in a servicing solution for all the lands on 1121h Avenue. Council,
however, could decide to defer the granting of second reading until the overall servicing and density
issues are resolved for this area of Albion.
CONCLUSION:
The current application is not in compliance with the Official Community Plan. However, Council has
granted first reading to a zoning amendment bylaw for the new zones in this area of Albion and
supporting OCP amendments are required as outlined in this report. Staff are working on a report
detailing the infrastructure needs for the area and potential density changes. Therefore, it is
recommended that Maple Ridge Official Community Plan Amending Bylaw No. 6895-2012 be given
WE
First and Second Reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending
Bylaw No.6855-2011 be given Second Reading and forwarded to Public Hearing.
U
Prepared by: Charlesft. Goddard
Manager of Development and Environmental Services
J
Approved by. Christine Carter, M.PL., MCIP
Director of Planning
Approved by. Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurrence: I L. {gym} Rule
Chie Administrative Officer
The tuiiuvving appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw No. 6895-2012
Appendix C - OCP Amending Bylaw No. 6898-2012
Appendix D - Maple Ridge Zone Amending Bylaw No.6855-2011
Appendix E - Site Plan
-7-
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Mea ows 24371 & 24417-112 Ave
1.0
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—
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
N District of �! + ` � � �
Langley PLANNING DEPARTMENT
SCALE 1:2,500 _
rasp R. DATE: Jan 24, 2012 RZ/091/10 BY: JV
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6895-2012
A Bylaw to amend Schedules "A" & "C" forming part of the
Official Community Plan Bylaw No. 6425-2006 as amended
WHEREAS Section.882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule C and Schedule A, Section 10.2.1 Albion
Area Plan, Land Use Designations, Albion Area Plan Map, to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6895 - 2012.
2. Schedule "A" Section 10.2.1 Land Use Designations, Albion Area Plan Map is hereby
amended for those parcels or tracts of land and premises known and described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 7709
Lot A Section 15 Township 12 New Westminster District Plan 22387
and outlined in heavy black line on Map No. 827, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by redesignating from "Low Medium Density
Residential" to "Conservation."
3. Schedule "C" is hereby amended for those parcels or tracts of land and premises known and
described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 7709
Lot A Section 15 Township 12 New Westminster District Plan 22387
and outlined in heavy black line on Map No. 828, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding "Conservation"
4. Maple Ridge Official Community Plan Bylaw No.6871-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 20 .
READ A SECOND TIME the day of , A.D. 20 .
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20.
PRESIDING MEMBER
CORPORATE OFFICER
PCI. C
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 6895-2012
Map No. 827
From: Low/Medium Density Residential
To: C onservation
>` N
SCALE 1:3,500
MAPLE RIDGE OEr IC IAL COMMUNITY PLAN AMENDING
Bylaw No
Map No.
MAPLE RIDGE
mist, C,sumbia
6895-2012
828
To Add To Conservation
-N
SCALE 1:3,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6898-2012
A Bylaw to amend Schedule "A" forming part of
the Official Community Plan Bylaw No.6425-2006 as amended
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6898-2012."
2. Schedule "A" of the Official Community Plan shall be amended as follows:
Chapter 10, Area Plans, Section 10.2 Albion Area Plan is amended as follows:
1) Sub -Section 10.2.1 land use Designations, A. Residential Designations, item 2
Residential Low -Medium Density is amended by adding the following clause:
a) notwithstanding the above, a minimum parcel area of "371 m2 (3993 ft2)" is only
permitted for the properties located at Lot A Section 15 Township 12 New
Westminster District Plan 22387 and Lot:1 Section 15 Township 12 New
Westminster District Plan 7709".
2) Sub -Section 10.2.7 Albion Zoning Matrix, Land Use Designation, Residential Low -
Medium Density is amended by adding the following zone into the Zone column: R-1
Residential District, Subject to Policy 10.2.1 A(2)(a).
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 as amended is hereby amended
accordingly.
READ A FIRST TIME the 24th day of January, A.D. 2012.
READ A SECOND TIME the 2411 day of January, A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 20
READ A THIRD TIME the day of A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20
PRESIDING MEMBER
CORPORATE OFFICER
r_1aa: X►
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6855-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
101
K
3
This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6855-2011."
Those parcels or tracts of land and premises known and described as:
Lot A Section15 Township 12 New Westminster District Plan 22387
Lot 1 Section15 Township 12 New Westminster District Plan 7709
and outlined in heavy black line on Map No. 1541 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential), R-1(Residential District).
Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 30t" day of August, A.D. 2011.
READ a second time the day of A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE
RIDGE ZONE
AMENDING
Bylaw No.
6855-2011
Map No.
1541
From:
RS-3 (One Family
Rural Residential)
To:
R-1 (Residential District)
®
RS-1 b (One Family
Urban (Medium Density)
Residential
N
SCALE 1:3,500
APPEND
XE
S
Ji
SHEET SIZE. 22"X 34'(D V20
NIE DECEM6ER 12,2011
dr
IF
L
ml
Li.
sp
7
7