HomeMy WebLinkAbout2012-08-28 Public Hearing Meeting Agenda and Reports.pdf
District of Maple Ridge
PUBLIC
HEARING
August 28, 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 6:00 p.m., Tuesday, August 28,
2012 to consider the following bylaws:
1a) RZ-015-10
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6866-2011
LEGAL: Lot 2, Section 21, Township 12, New Westminster District, Plan 10558;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21,
Township 12, New Westminster District, Plan 9912.
LOCATION: 12507 and 12555 240 Street
PURPOSE: To amend Schedule “B” of the Official Community Plan to add to
Conservation (as shown outlined in heavy black line on the following map)
PURPOSE: To amend Schedule “C” of the Official Community Plan
(as shown outlined in heavy black line on the following map)
FROM: Estate Suburban Residential
TO: Conservation
1b) RZ-015-10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6723-2010
LEGAL: Lot 2, Section 21, Township 12, New Westminster District, Plan 10558;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21,
Township 12, New Westminster District, Plan 9912.
LOCATION: 12507 and 12555 240 Street
FROM: RS-3 (One Family Rural Residential)
TO: RG-2 (Suburban Residential Strata Zone)
PURPOSE: To permit 8 single family bare land strata lots.
AND Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly:
PART 6 – RESIDENTIAL ZONES, 610 (B), (D) and (F) are amended as stated below:
610(B) REGULATIONS FOR PERMITTED USES:
That Section 610(B) REGULATIONS FOR PERMITTED USES be amended by adding the
following,after (a):
(b) Not withstanding Section 610(B) (1) of this bylaw, the maximum permitted density
at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP10558)
and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP9912)
must not exceed 5.77 dwelling units per net hectare.
610 (D) LOT COVERAGE AND FLOOR SPACE RATIO:
That Section 610(D) LOT COVERAGE AND FLOOR SPACE RATIO be amended by adding the
following after 2:
3. Not withstanding Section 610(D)(1) of this bylaw, the maximum permitted lot coverage
for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan:BCP
9912) must not exceed 25% and the gross floor area of the principal use on each strata
lot not exceed 300 m2.
610(F) SITING REQUIREMENTS:
That Section 610(F) SITING REQUIREMENTS to be amended by adding the following after
3(b):
4. Not withstanding Section 610(F)(1) and (2) of this bylaw, the permitted siting for
each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan:
BCP 9912) must comply with the following:
(a) all buildings and structures for a group housing residential use or a single
family residential use shall be sited not less than:
i. 7.5 metres from a front or rear lot line;
ii. 3.0 metres from an exterior side lot line;
iii. 1.8 metres from an interior side lot line.
(b) all buildings and structures for accessory off-street parking use or accessory
residential use shall be sited not less than:
i. 7.5 metres from a front lot line;
ii. 1.8 metres from a rear lot line;
iii. 3.0 metres from an exterior side lot line;
iv. 1.8 metres from an interior side lot line.
2a) RZ/039/10
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6747-2010
LEGAL: Lots A & B, SE ¼, Section 28, Township 12, New Westminster District,
Plan LMP7404
LOCATION: 23762 & 23788 132 Avenue
PURPOSE: To amend the Official Community Plan Figure 2 - Land Use Plan as shown
on Map No. 798
FROM: Low Density Residential, Open Space, Conservation and
Neighbourhood Park
TO: Low Density Residential , Medium Density Residential and
Conservation
AND
PURPOSE: To amend the Official Community Plan Figure 4 - Trails/Open Space as
shown on Map No. 799, to add to Conservation and to remove
from Conservation
Map No. 798 Map No. 799
2b) RZ/039/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6745-2010
LEGAL: Lots A & B, SE ¼, Section 28, Township 12, New Westminster District,
Plan LMP7404
LOCATION: 23762 & 23788 132 Avenue
FROM: RS-2 (One Family Suburban Residential)
TO: RS-1 (One Family Urban Residential) and
R-1 (Residential District)
PURPOSE: To permit a future subdivision of 27 single family lots.
3a) 2011-059-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6938-2012
LEGAL: Lot 36, District Lot 404, Group 1, New Westminster District,
Plan BCP33222
LOCATION: 23709 111A Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan as shown on
Map No. 838
FROM: Urban Residential and Conservation
TO: Urban Residential and Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan as shown on
Map No. 839, to add to Conservation and to remove from
Conservation
Map No. 838 Map No. 839
3b) 2011-059-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6840-2011
LEGAL: Lot 36, District Lot 404, Group 1, New Westminster District,
Plan BCP33222
LOCATION: 23709 111A Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To permit a 12 unit townhouse development.
4) RZ/120/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6808-2011
LEGAL: Parcel A (Ref Plan 13881) West Half Lot 2 Except: Parcel B (Ref Plan 84991),
Section 16, Township 12, New Westminster District, Plan 1676;
West Half Lot 2 Except: Firstly: Parcel A (Ref Plan 13881) and Secondly:
Parcel A (Ref Plan 84990), Thirdly: Part subdivided by Plan LMP1641,
Section 16, Township 12, New Westminster District, Plan 1676;
Lot A Except: Part subdivided by Plan LMP1144, Section 16, Township 12,
New Westminster District, Plan LMP806.
LOCATION: 23882, 23908 and 23920 Dewdney Trunk Road
FROM: RS-1b (One Family Urban (Medium Density) Residential) and
RS-3 (One Family Rural Residential)
TO: R-1 (Residential District) and
R-3 (Special Amenity Residential District)
PURPOSE: To permit the future subdivision of 25 single family lots.
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 August 17 to August 28, 2012, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Mayor & Council/Council Meetings 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., August 28,
2012. All written submissions and e-mails will become part of the public record.
Dated this 17th day of August, 2012.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/015/10
File Manager: Rasika Acharya
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:
Geotechnical Report
Environmental Report
Tree Evaluation Report
Preliminary Sit Grading Plan
1.
DISTRICT OF Agenda Item: 1102
MAPLE RIDGE Council Meeting of: July 24, 2012
1. In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: a. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; b. The Board of any Regional District that is adjacent to the area covered by the plan; c. The Council of any municipality that is adjacent to the area covered by the plan; d. First Nations; e. School District Boards, greater boards and improvements district boards; and f. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; 2. 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 Bylaw No. 6866-2011 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaws; 3. That Bylaw No. 6866-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Bylaw No. 6866-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Bylaw No. 6866-2011 be given first and second reading and be forwarded to Public Hearing; 6. That Bylaw No. 6723 - 2010 be amended as described in Appendix C and be given second reading and be forwarded to Public Hearing; and 7. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; c. A Statutory right of way plan and agreement must be registered at the Land Title Office: d. Road dedication as required; e. Consolidation of the development site; f. Park dedication as required; g. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the dedicated areas.
(RZ/015/10, 12507 and 12555 240 Street – to adjust conservation boundaries around Latimer Channel and the South Alouette River and to rezone from RS-3 [One Family Rural Residential] to RG-2 [Suburban Residential Strata) to permit eight single family bare land strata lots
“Ernie Daykin”
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: __ Chief Administrative Officer
__ Gen Mgr – Corporate & Financial ___________________________________________________
__ Gen Mgr – Public Works & Development___________________________________________________
__ Dir - Planning ___________________________________________________
__ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________
Clerk’s Section
__ Corporate Officer ___________________________________________________
__ Amanda Allen ___________________________________________________
__ Amanda Gaunt
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.
July 24, 2012 “Original signed by Ceri Marlo”
Date Corporate Officer
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012
and Members of Council FILE NO: RZ/015/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6866 -2011
Second Reading
Maple Ridge Zone Amending Bylaw No. 6723 - 2010
12507 and 12555 240 Street
EXECUTIVE SUMMARY:
The subject site is designated “Estate Suburban Residential” on Schedule “B” of the Official
Community Plan and the proposed RG-2 (Suburban Residential Strata Zone) aligns with that
designation. However, adjustments of the conservation boundaries around both the Latimer
Channel and the South Alouette River will require an Official Community Plan amendment as
described in this report.
This application is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural
Residential zone) to RG-2 (Suburban Residential Strata zone) to permit eight (8) single family
bare land strata lots. On March 23, 2010, Council granted First Reading to this application
based on the current and proposed Official Community Plan designation and the proposed zone
which aligns with the existing designation. At that time, details about environmentally sensitive
areas, flood concern from the South Alouette River and the hydro dam release were not fully
known.
Following First Reading, the applicant worked with staff to resolve several issues and it was
determined that 23.41% of the subject site, within a 30.0 m environmental setback around the
South Alouette River, needs to be protected and designated as park for conservation. In addition
the developer has offered to dedicate a significant portion (43.25 % of the subject site) as park
for conservation around the ponds, including enhancement works, which provide an overall
environmental benefit (Appendix D). To this, an additional area is added through a habitat
protection covenant (3.5 % of the subject site), proposed at the rear yards of lots 1-6 (Appendix
D). The total area anticipated to be established for environmental protection is 70.16 % of the
subject site (including the covenanted areas). A site specific text amendment to the RG-2
(Suburban Residential Strata zone) has been proposed as described in this report and the Zone
Amending Bylaw No. 6723-2010 is revised to reflect this (Appendix C).
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RECOMMENDATIONS:
1. In respect of Section 879 of the Local Government Act, requirement for consultation
during the development or amendment of an Official Community Plan, Council must
consider whether consultation is required with specifically:
a. The Board of the Regional District in which the area covered by the plan is located,
in the case of a Municipal Official Community Plan;
b. The Board of any Regional District that is adjacent to the area covered by the plan;
c. The Council of any municipality that is adjacent to the area covered by the plan;
d. First Nations;
e. School District Boards, greater boards and improvements district boards; and
f. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required
in respect of this matter beyond the early posting of the proposed Official Community
Plan amendments on the District's website, together with an invitation to the public
to comment, and;
2. 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 Bylaw No. 6866-2011 on the municipal website, and Council considers it
unnecessary to provide any further consultation opportunities, except by way of holding a
Public Hearing on the bylaws;
3. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 be
considered in conjunction with the Capital Expenditure Plan and Waste Management
Plan;
4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.
6866-2011 is consistent with the Capital Expenditure Plan and Waste Management
Plan;
5. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 be given
First and Second Reading and be forwarded to Public Hearing;
6. That Maple Ridge Zone Amending Bylaw No. 6723 - 2010 be amended as described
in Appendix C and be given Second Reading and be forwarded to Public Hearing; and
7. That the following terms and conditions be met prior to final reading.
a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
b. Registration of a Geotechnical Report as a Restrictive Covenant which
addresses the suitability of the site for the proposed development;
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c. A Statutory right of way plan and agreement must be registered at the Land
Title Office:
d. Road dedication as required;
e. Consolidation of the development site;
f. Park dedication as required;
g. Registration of a Habitat Protection Restrictive Covenant for environmentally
sensitive areas that will be outside the dedicated areas.
DISCUSSION:
a) Background Context:
Applicant: Dan Tenbrink
Owner: 0790573 BC Ltd.
Legal Description: Lot 2; Sec. 21; TP: 12; Plan: BCP 10558; PID: 009-352-694 and
Lot A; Sec. 21; TP: 12; Plan: BCP 9912; PID: 008-159-645
OCP:
Existing: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential zone)
Proposed: RG-2 (Suburban Residential Strata zone)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential zone)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential zone)
Designation: Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential zone)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential zone)
Designation: Estate Suburban Residential
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Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential Strata
Site Area: 5.96 hectares (14.74 acres)
Access: 240th Street
Servicing requirement: Rural (with sanitary sewer)
Companion Applications: SD/015/10 and DP/015/10
b) Project Description:
The subject site (Appendix A) with a consolidated site area of 5.96 hectares, consists of two
legal lots located at 12507 and 12555 240 Street within the flood plain area of the South
Alouette River. The northern half of the site cannot be developed as both the Latimer Channel
and the South Alouette River contain environmentally sensitive land (23.41% of the subject
site), within a 30.0 m environmental setback from the top of bank, on either side of the South
Alouette River. In addition to this, a significant proportion of the subject site (43.25% of the
subject site) around the ponds will also be dedicated as park for conservation purpose. Finally a
smaller portion (3.5% of the subject site) will also be placed under a habitat protection
restrictive covenant, on proposed strata lots 1-6 (Appendix D). Based on an Environmental
Assessment Report by Tera Planning Ltd. and discussion with the developer, 70.16 % of the
subject site is anticipated to be dedicated to the District as park (Appendix D). This will provide
opportunities for significant net environmental benefits such as cleaning, stabilizing, habitat
enhancement and creating a backwater spawning channel for salmonids, pacific water shrew
and red-legged frog habitat.
Eight bareland strata lots ranging in area from 0.11 hectares (0.29 acres or 1191.7 m2) to 0.19
hectares (0.49 acres or 1987.1 m2) are proposed with the main access from 240th Street. Each
house, including the existing house that will be retained, will meet the flood construction level
for the site, as a condition of Building Permit issuance. A statutory right-of-way through the strata
lot will facilitate District access to the conservation lands on the north. The Environmental
Assessment Report by Tera Planning Ltd. identifies environmental assets on site which include
the water courses, disconnected wetland ponds and a mature, coniferous forest. It also outlines
the opportunities for enhancement works within the environmental setbacks of each lot. A
Geotechncial Report by EBA Engineering Consultants Ltd. notes that the site may be safely used
for the proposed development and recommends flood protection measures to be finalized at the
Building Permit stage.
c) Planning Analysis:
Official Community Plan:
Several policies in the Official Community Plan emphasize the importance of protecting and
enhancing the environmentally sensitive areas in the District.
Policy 5-6 states “Maple Ridge will work toward achieving the goal of a positive benefit
for the District’s natural features by designating conservation areas and by mitigating
the potential for habitat impacts with enhancement, restoration, environmental
monitoring and other alternatives that are acceptable to the municipality”.
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Policy 5-8 states “Maple Ridge will continue to protect watercourses by requiring
landowners who are either subdividing or rezoning properties within or adjacent to lands
or watercourses indentified on the Natural Features Schedule C or designated as
conservation on Schedule “B” of the Official Community Plan, to provide a portion of land
through the development process. At the discretion of Council the following options can
be provided: a) the area can be dedicated as park land and must be designated as
“Conservation”; b) land can be protected through a conservation covenant and payment
is made to the Municipality in an amount that equals the market value of up to 5% of the
land that may be required for park land; or c) combination of parkland dedication and
conservation covenant.
The proposed development on the subject site respects both the policies stated above and
utilizes a combination of mechanisms to protect the environmental areas on site as stated
below:
23.41% of the subject site is within a 30.0 m environmental setback around South
Alouette River and will be dedicated as park for conservation purpose;
43.25 % of the subject site, around the disconnected ponds, will be the additional area
dedicated as park for conservation offered by the developer; and
3.5 % of the subject site will be placed under a habitat protection covenant.
A total of 70.16% of the subject site will be dedicated as park for conservation purpose.
The subject site is designated “Estate Suburban Residential” on Schedule “B” of the Official
Community Plan.
Policy 3-15 states “Maple Ridge will support single detached and two family residential
housing in Estate Suburban Residential areas. The Estate Suburban Residential land
use designation is characterized generally by 0.4 hectare lots”.
The proposed RG-2 (Suburban Residential Strata Zone) aligns with the Official Community Plan
designation of “Estate Suburban Residential”, however, an Official Community Plan amendment
is required to define the conservation boundary around the Latimer Channel and the South
Alouette River.
The proposed lot layout clusters the available density around the ponds and provides significant
park dedication and habitat protection than available otherwise. The subject site is within the
Fraser Sewer Area and all the proposed lots will be connected to the sanitary sewer on 240th
Street.
Zoning Bylaw:
The proposed RG-2 (Suburban Residential Strata zone) permits low density strata development
outside the Urban Area Boundary. It is also often applied to sites where there are significant
physical features or environmental assets worth protecting, such as: mature forest, sensitive
wetlands and bogs, heritage features or view corridors. In exchange for preserving such
features, applicants seek some relief of the zoning restrictions to obtain the original density of
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the site. Thus, the tools of clustering lots, reducing road widths, lot sizes and setbacks are
applied to “fit” development to the land in a sensitive and fair manner.
This approach is rare but has been applied in this application due to the significant amount of
environmentally sensitive features that were discovered on the subject site. As a result, it is
proposed that the resulting lots will range in size from 0.11 to 0.19 hectares (1,190 m2 to 2,178
m2). Such lot sizes would conform to the density provision of the RG-2 (Suburban Residential
Strata) zone if the lands beyond the 30.0 m environmental setback (i.e. around the
disconnected ponds) were included in the developable area. In other words, the proposed
density, with a 30.0 m environmental dedication, would be 2.017 per hectare of the developable
land, which is within the permitted density of the RG-2 (Suburban Residential Strata) zone.
However, to preserve all of the environmentally sensitive lands (even those beyond the 30.0 m
setback of the creek and river), smaller lots should be accepted and accommodated. This is only
possible because the site is within the Fraser Sewer Area and can be serviced by a municipal
sanitary sewer rather than type 1 septic systems that require lot areas of 0.4 hectare. A density
of 5.77 units per hectare is required to accommodate this proposal, when an additional 43.25 %
of the subject site (around the disconnected ponds), is added to the dedicated park area. This
clustering approach was utilized by the District in the past, the most recent being the Grant Hill-
Bosonworth project.
Site-specific Text amendment to the RG-2 (Suburban Residential Strata zone):
To accommodate the environmental and clustering scheme, a site-specific text amendment is
required to the RG-2 (Suburban Residential Strata) zone of the Maple Ridge Zoning Bylaw No.
3510-1985. The required changes to the zone are as follows:
The proposed maximum permitted density required to accommodate this proposal must
not exceed 5.77 dwelling units per net hectare;
The maximum lot coverage for the bare land strata lots must not exceed 25% of the lot
area;
The maximum gross floor area of the resulting homes cannot exceed 300 m2 (3,230 ft2);
The resulting setbacks for the homes on each strata lot are:
i.) 7.5 metres from a front or rear lot line;
ii.) 3.0 metres from an exterior side lot line;
iii.) 1.8 metres from an interior side lot line.
The resulting setbacks for accessory off-street parking uses or accessory residential use
on each strata lot are:
i.) 7.5 metres from a front or rear lot line;
ii.) 1.8 metres from a rear lot line;
iii.) 3.0 metres from an exterior side lot line;
iv.) 1.8 metres from an interior side lot line.
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The above stated site specific text amendments to the RG-2 (Suburban Residential Strata) zone
are intended to ensure the fit of the proposed bare land homes to the new smaller lot sizes. This
will allow the development as a whole to mimic development patterns typically found within the
Urban Area Boundary of the District.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the
top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection
Development Permit is to ensure the preservation, protection, restoration and enhancement of
watercourse and riparian areas.
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development
Permit application is required for all development and subdivision activity for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
The applicant has submitted a combination of Watercourse Protection and Natural Features
Development Permit application which is under review.
Development Information Meeting:
A Development Information Meeting is not required for this application as per Council Policy
6.20.
d) Citizen/Customer Implications:
The affected citizens/parties will get an opportunity to express any concerns at the Public
Hearing.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed this proposal and identified that all required services
do not exist. The deficient off-site servicing works which will be required are stated below:
240th Street needs to be constructed as a paved rural local road (ditches on both sides
with street lighting appropriate for rural road) from the end of the existing pavement at
the top of the hill near the junction with 241st Street to the development site. Across the
frontage of the site, approximately 315 metres in length, the road will need to be of an
urban local standard (with curb, gutter, side walk street light, street trees, under-ground
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wiring for utilities) and designed not to encroach on adjacent properties. Road dedication
is required if encroachment is anticipated.
The development site is at an elevation that will not allow gravity connection to the
municipal sanitary sewer system. This situation demands construction of a municipal
sanitary sewer pump station and a force main to the nearest municipal sewer which is
approximately 580 metres, south of the 240th Street/ Abernethy Way intersection. The
pump station and force main must be designed to serve all the adjacent properties that
could connect and are within the Fraser Sewer Service Area. Connecting these properties
would require extending a gravity sewer from the pump station in the future as these
properties develop. The design for the pump station will need to consider the 200 year
floodplain elevation, proper power supply to operate the station and location of the pump
station that allows access for municipal maintenance and the ability to provide gravity
sewer connections to the development site as well as surrounding properties.
Storm run-off from the road will need to be considered in the road design.
A municipal water main involving constructing approximately 320 m of water main and
fire hydrants, will need to be extended to the subject site.
All utility connections to the subject site must be under-ground. The existing house to be
retained needs the overhead services converted to under-ground hydro, telephone and
cable services.
The road to the subject site is partially in flood plain. The engineer of record for the
proposal needs to establish elevation of the flood plain and make recommendations for
construction of the roads and services to address effects due to flooding and water
released from the Hydro dam.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. 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.
Fire Department:
The Fire Department has reviewed this proposal and does not have any concerns.
Building Department:
The Building Department has reviewed this proposal and identified that any structures within the
flood plain area will need a Flood Plain Restrictive Covenant to be registered at the Building
Permit stage.
f) School District Comments:
A referral was sent to the School District office and no comments were received.
g) Canada Post Comments:
A referral was sent to the Canada Post office and no comments were received.
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h) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in
Section 882 of the Local Government Act. The amendment required for this application to
adjust the conservation boundary would contribute towards net environmental gain. 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.
i) Environmental Implications:
The proposed eight lot bare land strata development is within the 50 metre setback from both
the Latimer Channel and the South Alouette River and hence subject to a Watercourse and
Natural Features Development Permit approval. An environmental setback of 30.0 metres from
the top of bank, is required around both sides of the South Alouette River, giving a total of 3.45
acres (23.42% of the subject site) to be dedicated as Park and re-designated to “Conservation”
on the Official Community Plan. An additional 6.37 acres (43.25 % of the subject site) has been
negotiated to be dedicated to maximize the net environmental benefit. This dedication of
sensitive environmental land will allow for its preservation, stabilization, enhancement and the
creation of a backwater spawning channel for salmonids and pacific water shrew and red
legged frog habitat.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required and Pursuant to Section 8.10 of the Official Community Plan, a
Natural Features Development Permit application is required. A combination of these
applications has been received and is being processed. The applicable environmental
refundable securities along with a 5 year maintenance agreement will be collected prior to
issuance of the Watercourse Protection Development Permit.
CONCLUSION:
The proposed zone is in compliance with the Official Community Plan designation of “Estate
Suburban Residential” for the subject site. The proposed strata lot layout is in a clustered form
to “fit” the development to the land. The proposal will provide enhancement areas to the ponds
and provide additional park dedication for conservation purposes, than is required. The total
area that will be protected for environmental purpose and dedicated as park equals 70.16 % of
the subject site, providing a significant benefit to the area and neighbourhood. As a result, staff
is in support of the clustered form of development proposed in this application.
- 10 -
Therefore, it is recommended that Council grant First and Second Reading to the Official
Community Plan Amending Bylaw No. 6866-2011 and Second Reading to the revised Zone
Amending Bylaw No. 6723-2010 and forward both the bylaws to the Public Hearing.
“Original signed by Rasika Acharya” _______________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP
Planner
“Original signed by Christine Carter” ________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”___________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule __________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw 6866-2011
Appendix C – Zone Amending Bylaw 6723-2010
Appendix D – Proposed Site Plan
Appendix E – Proposed Site Sections
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 9, 2012 FILE: RZ/015/10 BY: PC
12507/12555 240 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT240152402612645
12507
24005
12693
12733
12720
12599
12516
12625
12685
12680
12729
2402524043240522407212665 2405512763
2401 324009
24024240172409012703
12795
12630
12750
12770
12469 1255524035239 ST.240 ST.240 ST.239 ST.240 ST.ROADP 82930
A
9
3
12 P 9912
P 9364
2
24 25
P 18012
2LMP 214142
3
P 10558
1
P 9364
N 126' A
23
1
30
2
LMP 20739
1
15
2
P 10558
Rem A Pcl. 1
LMP 22485RP 13772LMP 9379
P 82930
P 51027
1
22
42
P 18012
LMP 223926
A
ALMP 207391
3
P 51027
13
Rem B
Rem A
LMP 15344
P 9364
2
P 3017
2
P 9912
E
41
3
P 24120
4
EP 13720
2
P 83316
P 50307
14
RP 7864
P 39367
\\
\\
!(
!(
!(
SUBJECT PROPERTIES
´
SCALE 1:3,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6866-2011
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6866-2011.
2. Schedule “B” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912
and outlined in heavy black line on Map No. 840, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by removing from Schedule B and adding to
Conservation.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912
and outlined in heavy black line on Map No. 814, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding as Conservation to Schedule C.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 2012.
READ A SECOND TIME the day of , A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 2012.
READ A THIRD TIME the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the _____ day of __________ 201_.
___________________________________ _____________________________
MAYOR CORPORATE OFFICER
APPENDIX B
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
12720
12599
12516 240752
4
1
2
4
238042379912625
12685
12680
12729
12795
240252402612445
12510
2411012640
12690
12790 (FERN CRES.)2404324052240502407212665 240552411012763
2 4 0 1 324009
24003
24024240172409012530
12703
12795
12630
12750
12770
12469 125552403512450
24138
P 82930
A
9
3
17
11
12 P 9912
P 9364
2
24 25
P 18012
P 26177
2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
A
Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
86
B
P 82930
P 51027
P 51027
28
1
22
42
P 18012
LMP 223926
A
A
Rem 18P 56791
35
LMP 2073916
1
3
P 51027
13
Rem B
27
Rem A
31
LMP 153432
4
P 9364
BCP 50115
Rem 1
34
32
P 650872
P 3017
2
P 9912
E
41
3
P 24120
85
EP 17215
33P 6487631
4
EP 22444
5
EP 13720
P 21921
2
2
1
P 83316
P 55693
P 50307
14
RP 7864
P 39367
29 PARK
7
EP 65088
EP 44
6
9
6
LMP 30056
L M P 3 9 89 8
6.0EP 64879LMP 20740
R
W 51028E
P 6
48
78
EP 64877LMP 20740LMP 21415LMP 21771
LMP 6452RW 76 39 9
R
W 8
3
3
1
7
RW 51028
E P 56822RW 74034
LMP 2855240 ST.239 ST.126 AVE.
FERN CR.
128 AVE.
´SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6866-2011814Estate Suburban Residential
Conservation
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
12720
12599
12516 240752
4
1
2
4
238042379912625
12685
12680
12729
12795
240252402612445
12510
2411012640
12690
12790 (FERN CRES.)2404324052240502407212665 240552411012763
2 4 0 1 324009
24003
24024240172409012530
12703
12795
12630
12750
12770
12469 125552403512450
24138
P 82930
A
9
3
17
11
12 P 9912
P 9364
2
24 25
P 18012
P 26177
2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
A
Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
86
B
P 82930
P 51027
P 51027
28
1
22
42
P 18012
LMP 223926
A
A
Rem 18P 56791
35
LMP 2073916
1
3
P 51027
13
Rem B
27
Rem A
31
LMP 153432
4
P 9364
BCP 50115
Rem 1
34
32
P 650872
P 3017
2
P 9912
E
41
3
P 24120
85
EP 17215
33P 6487631
4
EP 22444
5
EP 13720
P 21921
2
2
1
P 83316
P 55693
P 50307
14
RP 7864
P 39367
29 PARK
7
EP 65088
EP 44
6
9
6
LMP 30056
L M P 3 9 89 8
6.0EP 64879LMP 20740
R
W 51028E
P 6
48
78
EP 64877LMP 20740LMP 21415LMP 21771
LMP 6452RW 76 39 9
R
W 8
3
3
1
7
RW 51028
E P 56822RW 74034
LMP 2855240 ST.239 ST.126 AVE.
FERN CR.
128 AVE.
´SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
Purpose:
6866-2011840
To Add To Conservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6723 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6723 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 2 Section 21 Township 12 New Westminster District Plan 10558
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12
New Westminster District Plan 9912 and outlined in heavy black line on Map No. 1475 a
copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RG-2
(Suburban Residential Strata Zone).
3. Scope: This By-law establishes regulations to permit increased density, increased lot coverage
and reduced setbacks for each strata lot, specific to the tracts of the land stated above, subject to
compliance with the provisions in the Zoning Bylaw.
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly:
PART 6 – RESIDENTIAL ZONES, 610 (B), (D) and (F) are amended as stated below:
610(B) REGULATIONS FOR PERMITTED USES:
That Section 610(B) REGULATIONS FOR PERMITTED USES be amended by adding the following,
after (a):
(b) Not withstanding Section 610(B) (1) of this bylaw, the maximum permitted density
at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558)
and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912)
must not exceed 5.77 dwelling units per net hectare.
610 (D) LOT COVERAGE AND FLOOR SPACE RATIO:
That Section 610(D) LOT COVERAGE AND FLOOR SPACE RATIO be amended by adding the following
after 2.
3. Not withstanding Section 610(D)(1) of this bylaw, the maximum permitted lot coverage
for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP
9912) must not exceed 25% and the gross floor area of the principal use on each strata lot
not exceed 300 m2.
APPENDIX C
610(F) SITING REQUIREMENTS:
That Section 610(F) SITING REQUIREMENTS to be amended by adding the following after 3(b).
4. Not withstanding Section 610(F)(1) and (2) of this bylaw, the permitted siting for
each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township
12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan:
BCP 9912) must comply with the following:
(a) all buildings and structures for a group housing residential use or a single
family residential use shall be sited not less than:
i. 7.5 metres from a front or rear lot line;
ii. 3.0 metres from an exterior side lot line;
iii. 1.8 metres from an interior side lot line.
(b) all buildings and structures for accessory off-street parking use or accessory
residential use shall be sited not less than:
i. 7.5 metres from a front lot line;
ii. 1.8 metres from a rear lot line;
iii. 3.0 metres from an exterior side lot line;
iv. 1.8 metres from an interior side lot line.
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 23rd day of March, A.D. 2010.
READ a second time the day of , A.D. 2012.
PUBLIC HEARING held the day of , A.D. 2012.
READ a third time the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
24015240262404012511 241152410712730 2385012645
12507 2400024005
24001
12461
12487 2407012693
12733
12720
12599
12516 240752
4
1
2
4
238042379912625
12685
12680
12729
12795
240252402612445
12510
2411012640
12690
12790 (FERN CRES.)2404324052240502407212665 240552411012763
2 4 0 1 324009
24003
24024240172409012530
12703
12795
12630
12750
12770
12469 125552403512450
24138
P 82930
A
9
3
17
11
12 P 9912
P 9364
2
24 25
P 18012
P 26177
2 LM S 37556
A LMP 214142
3
P 10558
4
1
P 9364
N 126' A
23
1
30
1
A Rem part (1.502 Acres)2
LMP 20739
1
10
15
2
P 10558
A
Rem AP 27196Pcl. 1
LMP 22485RP 13772LMP 9379
5
*PP135
P 47070P 69960
CP
86
B
P 82930
P 51027
P 51027
28
1
22
42
P 18012
LMP 223926
A
A
Rem 18P 56791
35
LMP 2073916
1
3
P 51027
13
Rem B
27
Rem A
31
LMP 153432
4
P 9364
BCP 50115
Rem 1
34
32
P 650872
P 3017
2
P 9912
E
41
3
P 24120
85
EP 17215
33P 6487631
4
EP 22444
5
EP 13720
P 21921
2
2
1
P 83316
P 55693
P 50307
14
RP 7864
P 39367
29 PARK
7
EP 65088
EP 44
6
9
6
LMP 30056
L M P 3 9 89 8
6.0EP 64879LMP 20740
R
W 51028E
P 6
48
78
EP 64877LMP 20740LMP 21415LMP 21771
LMP 6452RW 76 39 9
R
W 8
3
3
1
7
RW 51028
E P 56822RW 74034
LMP 2855240 ST.239 ST.126 AVE.
FERN CR.
128 AVE.
´SCALE 1:4,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6723-20101475RS-3 (One Family Rural Residential)
RG-2 (Suburban Residential Strata Zone)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/039/10
File Manager: Rasika Acharya
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:
Arborist Report
Geotechnical Report
Engineers Assurance Letter
Schedules A,D and E by the QEP
Landscape Plans for “Natural Playground”
2.
DISTRICT OF Agenda Item: 1103
MAPLE RIDGE Council Meeting of: July 24, 2012
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 Bylaw No. 6747-2010 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 Bylaw No. 6747-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6747-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6747-2010 be given first and Second Reading and be forwarded to Public Hearing; 5. That Bylaw No. 6745-2010 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 Part VI, Figure 2 (Land Use Plan), Figure 4 (Trails / Open Space) and Part VI A of the Silver Valley Area Plan 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. Registration of a Tree Protection Restrictive Covenant for any trees that are outside the dedicated park areas; v. A Statutory right of way plan and agreement, for municipal access over the full width of the bare land strata road, must be registered at the Land Title Office; vi. 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; vii. Notification to the appropriate environmental agencies, to be able to direct storm drainage to the onsite watercourses; viii. Road dedication if required, for a turn around at the north end of 238th Street; ix. Consolidation of the development site; x. Removal of the existing buildings; xi. Park dedication as required. (RZ/039/10, 23788 and 23762 132 Avenue – to adjust conservation boundaries around a tributary of West Millionaire Creek and to rezone from RS-2 [One Family Suburban Residential] to R-1 [Residential District] and RS-1 [One Family Urban Residential] to permit a future subdivision of 27 single family lots]
“Ernie Daykin”
CARRIED 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 ___________________________________________________
__ Amanda Allen ___________________________________________________
__ Amanda Gaunt
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.
July 24, 2012 “Original signed by Ceri Marlo”_________
Date Corporate Officer
District Of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012
and Members of Council FILE NO: RZ/039/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 and
Second Reading Maple Ridge Zone Amending Bylaw No. 6745-2010
23788 and 23762 132 AVENUE
EXECUTIVE SUMMARY:
On August 31, 2010, Council granted First Reading to this application, to rezone the subject property
from RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential zone) and R-1
(Residential District zone) zones to permit a future subdivision of 27 single family lots.
The applicant is requesting an Official Community Plan amendment to “Medium Density Residential”
and to adjust the conservation boundary around a tributary of West Millionaire Creek and protect
some natural rock features on site, as described in this report.
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
Bylaw No. 6747-2010 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 Bylaw No. 6747-2010 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.
6747-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 be given First
and Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6745-2010 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 Part VI, Figure 2 (Land Use Plan), Figure 4 (Trails / Open Space)
and Part VI A of the Silver Valley Area Plan 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. Registration of a Tree Protection Restrictive Covenant for any trees that are
outside the dedicated park areas;
v. A Statutory right of way plan and agreement, for municipal access over the full width
of the bare land strata road, must be registered at the Land Title Office;
vi. 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;
vii. Notification to the appropriate environmental agencies, to be able to direct storm
drainage to the onsite watercourses;
viii. Road dedication if required, for a turn around at the north end of 238th Street;
ix. Consolidation of the development site;
x. Removal of the existing buildings;
xi. Park dedication as required.
DISCUSSION:
a) Background Context:
Applicant: Joel Lycan
Owner: Cedar Spring Homes Ltd. and Fiano Holdings Ltd.
Legal Description: Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan:
LMP7404; PID: 018-000-584 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan:
LMP7404; PID: 018-000-592
OCP:
Existing: Low Density Residential, Conservation and Open Space
Proposed: Low Density Residential, Medium Density Residential and
Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential zone)
Proposed: RS-1 (One Family Urban Residential zone) and R-1 (Residential
District zone)
- 2 -
Surrounding Uses:
North: Use: Single Family Residential and 132nd Avenue
Zone: RS-3 (One Family Rural Residential zone); RS-2 (One Family
Suburban Residential zone); RS-1 (One Family Urban
Residential zone)
Designation: Low Density Residential, Conservation and Park.
South: Use: Single Family Residential and 238th Street
Zone: RS-2 (One Family Suburban Residential zone)
Designation: Medium and Low Density Residential, Conservation; Park;
Open Space.
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential zone)
Designation: Low Density Residential, Conservation; Park; Open Space.
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential zone)
Designation: Conservation, Low and Medium Density Residential
Existing Use of Property: Single Family Suburban Residential
Proposed Use of Property: Single Family Residential- Bare Land Strata & Fee Simple
and Conservation
Site Area: 4.02 Hectares (9.94 acres)
Access: 132nd Avenue
Servicing requirement: Urban
Companion Applications: SD/039/10 and WPDP/039/10
b) Site and Project Description:
The subject site is comprised of a consolidated lot area of 4.02 hectares, south of 132nd Avenue in
the Silver Valley area. This area is surrounded by existing suburban single family lots and
conservation lands on the east, west and south, which are designated Low Density Urban
Residential, Open Space and Conservation. North beyond 132nd Avenue, a one family urban
residential subdivision and the District owned neigbourhood park site exist.
The subject site is impacted by a tributary of West Millionaire Creek, some steep slopes with rock
outcroppings and several rock knolls. Much of the environmentally sensitive area, natural features
on site and mature tree stands will be protected. It is anticipated that approximately 2.25 hectares
(56% of consolidated gross lot area) will be dedicated back to the District for conservation purposes.
The proponent is applying to rezone the subject sites to permit a future subdivision of a combination
of fee simple and bare land strata lots. Out of the 27 lots proposed, three are fee simple parcels
zoned R-1 (Residential District zone); 22 are bare land strata parcels zoned R-1 (Residential District
zone); one lot is bare land strata parcel zoned RS-1 (One Family Urban Residential zone) and one is a
fee simple parcel zoned RS-1 (One Family Urban Residential zone). Four single family lots have direct
access via drive ways from 132nd Avenue and the remaining 23 lots (3.65 acres in area) will be part
of a bare land strata lot with main access from 132nd Avenue (Appendix D and E). A “natural
playground” (approximately 0.188 hectare in area) is proposed in between proposed lots 18 and 19
as shown on the proposed bare land strata subdivision sketch (Appendix E). A “natural playground”
uses natural materials such as wood, grass, sand, etc to create miniature natural landscapes,
instead of traditional play equipment. These playgrounds are often a combination of simple
- 3 -
landscape elements, natural play opportunities, movement corridors, plant groupings, and other site
amenities with carefully chosen natural materials, structures, and features to create safe,
accessible, age-appropriate play spaces. This will prove to be a great asset to the strata lot.
c) Planning Analysis:
Official Community Plan:
The development site is within the Silver Valley Area Plan which forms part of the Official Community
Plan. The development of Silver Valley is based on principles associated with achieving a complete
community with good pedestrian linkages. Guiding principles within the Silver Valley Area Plan form
the foundation that governs the future development of the Silver Valley Area.
Principle 3.1.1 states “Ensure significant environmental features of the site are protected or
enhanced” and “Ensure that the ‘land informs development’-development will be limited to
suitable sites and follow guiding criteria”.
Principle 3.2.1 states “plan compact housing clusters as a solution to preserving natural
environments and significant vegetation”.
Both the above principles are relevant to the subject site and have been honoured.
Within the Silver Valley Area Plan, the subject sites are located in a neighbourhood between the
River Village (in the Central Sector) and the Horse Hamlet (in the Eastern Sector), south of 132nd
Avenue. The Silver Valley Area Plan speaks to an evaluation of the entire area against physical
features within the 15-20 neighbourhoods, including emphasis on permitting various density ranges
based on the location i.e. adjacent to a neighbourhood centre or at fringes within a walking distance.
With regards to the two lots under consideration, the smaller lot (23788 132nd Avenue) is designated
“Low Density Residential” and “Conservation” while the bigger lot (23762 132nd Avenue) is
designated “Conservation”, “Low Density Residential” and smaller proportions of “Open Space” and
“Neighbourhood Park”.
Open spaces in the Silver Valley Area Plan are meant to be linked through developments to form a
network of greenways throughout Silver Valley. Specific to this site, the open space requirement will
be achieved by the park dedication and registration of a public access on a portion of the strata lot,
to lands beyond, to be able to achieve a greenway when the neighbouring properties develop. The
natural playground between proposed lots 18 and 19 as shown on the proposed bare land strata
subdivision plan (Appendix E) also adds to the open space and park amenity.
The Official Community Plan shows 2.14 hectares (out of a total consolidated lot area of 4.02
hectares) designated “Conservation”. Based on a ground-truthing exercise, the developer has
confirmed that 1.77 hectares is developable and the remaining 2.25 hectares is considered to be
undevelopable (out of a total consolidated lot area of 4.02 hectares). This breakdown is important
when calculating the permitted density.
Policy 5.3.9 (b) states “Low densities, ranging from 8 to 18 units per hectare, are located at the
fringes of the 5 minute walking distance from the centre”.
- 4 -
Aligning with the above stated policy, a density allowance of 18 units per hectare for each hectare of
the developable area would give a permitted unit yield of 31.86 units. The developer is proposing 27
units plus an additional 0.188 hectare area of natural playground on the bare land strata lot. The
proposed density is in compliance with the Silver Valley Area Plan but cannot be achieved using the
conventional RS-1 (One Family Urban Residential zone). Therefore an Official Community Plan
amendment to “Medium Density Residential” is needed. This amendment is intended to provide
clarity since the development will use the R-1 (Residential District zone). The proposed density will be
achieved through a clustered development approach as shown on the proposed subdivision sketch
(Appendix D and E).
The subject site is impacted by a tributary of West Millionaire Creek and steep slopes in certain
areas. A 15.0 metre environmental setback is required on both sides of the tributary of West
Millionaire Creek. In addition some rock outcrops along the eastern and south-eastern corner need
to be preserved. An Official Community Plan amendment will be required to adjust the conservation
boundaries around the creek and protecting the natural features on site.
Through this development, the developer is committed to providing overall environmental and
community benefits as described below. 56% of consolidated lot area will be protected through
dedication, this being added into the District conservation land inventory. The proposed natural bio-
swales within the dedicated conservation area will add to the on-site rain water management. The
natural play ground (approximately 0.188 hectare in size) is also a significant asset to the
neighbourhood. This will be built by the developer and maintained by the strata. The existing
equestrian/multi-purpose trail along the south side of 132nd Avenue will need to be built by the
developer which will enhance the overall pedestrian connectivity. The proposed density is consistent
with the overall intent, principles and policies of the Silver Valley Area Plan.
Zoning Bylaw:
The current application proposes to rezone the property located at 23788 and 23762 132 Avenue
from RS-2 (One Family Suburban Residential zone) to RS-1(One Family Urban Residential zone) and
to R-1 (Residential District zone) to permit a future subdivision of 27 single family lots (three fee
simple lots and 22 Bare Land Strata lots zoned R-1 (Residential District zone) and two fee simple
lots zoned RS-1 i.e. One Family Urban Residential zone). See Appendix D and E attached.
All the proposed lots comply with the minimum lot area, depth and width requirements, for both the
proposed zones. However, it is anticipated that the retaining walls along the south property line may
exceed a permitted maximum height of 1.2 metres, thus requiring a variance. This will be revisited at
the subdivision stage when the final grading plan is submitted. At that time if a variance is required,
the applicant will need to apply for a variance and it will be discussed in a future Council report.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features
Development Permit application is required for all development and subdivision activity for;
- 5 -
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas. The proposed subdivision will be subject to approval of a combination of a Watercourse
Protection Development Permit and a Natural Features Development Permit.
Development Information Meeting:
On April 12, 2012, the applicant and his team (Cedar Spring Homes) conducted a Development
Information Meeting at the Yennadon Elementary School library from 7:00 to 9:00 pm. A total
number of eight attendees came to this meeting between 7:00 to 8:30 pm. Most of these were
residents living in the vicinity of the subject site. Some of the highlights of concerns/comments from
the attendees were:
Positive comments were heard about the park and playground proposed in this development;
Some questions were regarding the concept and servicing of the proposed strata lot;
There was a question on the impact of the quantity of water in the existing creek system;
There was a question on the location of open space areas in proximity to their
own properties;
Some concern was expressed on the impact of the development on the wildlife corridors.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and confirmed that the deficient off-site
services to support this development include the following:
Local road standard (i.e. curb, gutter, concrete sidewalk, street light and street trees) with
equestrian trail along the south side of 132nd Avenue, including widening the north side of
the west end and a hammerhead turn around and a street light for 238th street access;
Conversion of overhead wiring on the south side of 132nd Avenue to under-ground wiring;
Any upgrades applicable of a sanitary sewer on 132nd Avenue, including an on-site private
pump station to serve the bare land strata lots;
Storm run-off through the conservation lands with an outfall to the watercourse, for the bare
land strata lots. The onsite sewer on the strata lot will be owned and maintained by the
strata;
Adequate water flow and pressure, necessary to loop the existing water main on 132nd
Avenue through the strata site to 238th Street, constructed as a municipal main within a
STAT right-of-way through the site;
Road dedication if required for a turn around at the north end of 238th Street, to be finalized
by the developer’s consultant.
- 6 -
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that the off-site servicing drawings should
show details of the equestrian trail running across the frontage or south side of 132nd Avenue. After
the subdivision is completed they will be responsible for maintaining the street trees. In the case of
this project the 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. The proposed natural playground on the strata lot will be built by the
developer and maintained by the strata.
Fire Department:
The Fire Department has reviewed the proposal and do not have any comments at this time. It will be
reviewed again at the subdivision stage.
Licences, Permits & Bylaws Department:
The Building Department has reviewed the proposal and has the following comments:
The Geotechnical Report in general complies with the District’s report guidelines;
It is recommended that if any Children’s Play Spaces & equipment are proposed, it comply
as regulated under CSA Z614-07.
e) School District Comments:
A referral was sent to the School District office with no comments received.
f) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application for defining the conservation boundary
around the tributary of West Millionaire Creek; protecting some natural features on site; aligning the
designation to “Medium Density Residential” for clarity and realigning the “Open Space” and “park”
designations, is considered to add to the net environmental benefits and is not intended to increase
density. 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 Official Community Plan 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.
- 7 -
g) Environmental Implications:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required and Pursuant to Section 8.10 of the Official Community Plan, a Natural
Features Development Permit application is required. A combination of these applications has been
received and is being processed. The applicable environmental refundable securities along with a 5
year maintenance agreement will be collected prior to issuance of the Watercourse Protection
Development Permit.
CONCLUSION:
Within the Silver Valley Area Plan, the subject site is located between the River Village and the Horse
Hamlet, south of 132nd Avenue. A significant proportion of environmentally sensitive areas and rock
outcrops, are proposed to be protected, aligning well with the principles of the Silver Valley Area
Plan. This proposal will result in contributing 56% of the land to the District’s conservation land
inventory. It also provides some innovative storm water management initiatives on site. The natural
playground will be constructed by the developer and maintained by the strata and as such is a
significant neighbourhood amenity. The existing equestrian/multi-purpose trail along the south side
of 132nd Avenue will need to be built by the developer which will enhance the overall pedestrian
connectivity. The proposed density is consistent with the overall intent, principles and policies of the
Silver Valley Area Plan; however the amendment to “Medium Density Residential” is for clarity
purpose and not to increase the density, as described in this report.
It is, therefore, recommended that Council grant First and Second Reading to the Maple Ridge
Official Community Plan Amending Bylaw No. 6747-2010 and Second Reading to the Maple Ridge
Zone Amending Bylaw No. 6745-2010.
“Original signed by Rasika Acharya”_______________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP
Planner
“Original signed by Christine Carter”________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”___________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule__________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 6747-2010
Appendix C – Zone Amending Bylaw No. 6745-2010
Appendix D – Proposed Subdivision Plan
Appendix E – Proposed Subdivision Plan for the bare land strata
- 8 -
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 9, 2012 FILE: RZ/039/10 BY: PC
23762/88 132 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
13265 13268
2377113006
13060 2385513215
238051308523830236511325123762132382381523833 238362390123616237112373513257
1321013205
13235 2382113225
13220
13250 2380313025
13055
2383123823
13040
23915236572370213230 23796237932381513020
2375313260
2378823 82 7
23835
13086
132 A AVE.ROAD132 AVE.238 ST.237 A ST.132 A AVE.
4
P 7739
B
2 PARK15
14 8 7
BCP 19979Rem 14
P 16555P 12420
9
18
16
P 2637
55
17
4
P 48925
BCP 1117817
16
53
52
PARK
58
BCP 42361
P 2637
3 BCP 1117813
51
50
18 19
12
22
P 11147
BCP 19418
5 P 23796E 1/2 15
P 6426117
20
57
56
1
A
23
P 12420
5BCP 11178LMP 7404
"B"BCP 11178P 64261BCP 16892BCP 19979BCP 19979
15 14
7
P 64261P 64261W 1/2 15
1
7
4
3
*PP158
P 2637
54
P 2637
24
8
6
19
"A"
BCP 19979
13
P 2637
\\
\\
\\
\\
\\
SUBJECT PROPERTIES
´
SCALE 1:2,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6747-2010
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Section 10.3 Part VI – Silver Valley Area Plan,
Figures 2, and 4 of 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. 6747-2010
2. Figures 2--Land Use Plan is hereby amended for those parcels or tracts of land and premises
known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 798, a copy of which is attached hereto
and forms part of this Bylaw, are hereby re-designated as shown.
3. Figure 4--Trails/Open Spce, is hereby amended for those parcels or tracts of land and
premises known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 799, a copy of which is attached hereto
and forms part of this Bylaw, is hereby amended by adding to Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 2012.
READ A SECOND TIME the day of , A.D. 2012.
PUBLIC HEARING HELD the day of , A.D. 2012.
READ A THIRD TIME the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the ____ day of __________________ , A.D. 201_.
___________________________________ _____________________________
MAYOR CORPORATE OFFICER
APPENDIX B
13060 2385513215
238051308523830132512376213238
23833
2383623616237112373513257
1321013205
13235
13225
13220
13250 2380313055
23823
130402365723702132302379623793238152378823835
13086
P 7739 2 PARK15
P 16555P 12420
9
18
16
55
17
4 BCP 1117817
16
52
PARK
BCP 42361
P 2637
3 BCP 1117851
50
18 19
22
P 11147
BCP 19418
5 P 23796E 1/2 15
17
20
57
56
A
23
P 12420
5BCP 11178LMP 7404
"B"P 64261BCP 16892
BCP 19979
15 14
7
P 64261W 1/2 15
7
P 2637
54
P 2637
24
8
6
19
"A"
BCP 19979 P 2637
23
AP 23796237 A ST.132 A AVE.
132 AVE.ROAD238 ST.´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6747-2010798Low Density Residential, Open Space, Conservation andNeighbourhood ParkLow Density ResidentialConservation
238 ST.Medium Density Residential
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6745-2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No.
3510 - 1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of
Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6745-2010."
2. Those parcels or tracts of land and premises known and described as:
Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and
Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404
and outlined in heavy black line on Map No. 1478 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District) and
RS-1 (One Family Urban Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 31st day of August, A.D. 2010.
READ a second time the day of , A.D. 2012.
PUBLIC HEARING held the day of , A.D. 2012.
READ a third time the day of , A.D. 2012.
RECONSIDERED AND FINALLY ADOPTED, the ___ day of ______________ , A.D. 201_ .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
13060 2385513215
238051308523830132512376213238 2383623616237112373513257
1321013205
13235
13225
13220
13250 2380313055
23823
130402365723702132302379623793238152378823835
13086
P 7739 2 PARK15
P 16555P 12420
9
18
16
55
17
4 BCP 1117817
16
52
PARK
BCP 42361
P 2637
3 BCP 1117851
50
18 19
22
P 11147
BCP 19418
5 P 23796E 1/2 15
17
20
57
56
A
23
P 12420
5BCP 11178LMP 7404
"B"P 64261BCP 16892
BCP 19979
15 14
7
P 64261W 1/2 15
7
P 2637
54
P 2637
24
8
6
19
"A"
BCP 19979 P 2637
23
AP 23796237 A ST.132 A AVE.
132 AVE.ROAD238 ST.´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6745-20101478RS-2 (One Family Suburban Residential)
R-1 (Residential District)RS-1 (One Family Urban Residential)
APPENDIX D
APPENDIX E
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-059-RZ
File Manager: Amelia Bowden
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:
Geotechnical Report
Environmental Assessment
3.
DISTRICT OF Agenda Item: 1101
MAPLE RIDGE Council Meeting of: July 10, 2012
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 Bylaw No. 6938-2012 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Bylaw No. 6938-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6938-2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6938-2012 be given first and second reading and be forwarded to Public Hearing; 5. That Bylaw No. 6840-2011 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. Amendment to Schedule "B" & “C” of the Official Community Plan; ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Park dedication as required; iv. 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; v. Registration of a Restrictive Covenant protecting the Visitor Parking. (2011-059-RZ, 23709 111A Avenue – to rezone from RS-3 [One Family Rural Residential} to RM-1 [Townhouse Residential] to permit a 12 unit townhouse development)
“Ernie Daykin”
CARRIED 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 ___________________________________________________
__ Property & Risk Manager
__ Diana Dalton ___________________________________________________
__ Amanda Allen ___________________________________________________
__ Amanda Gaunt
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.
July 10, 2012 “Original signed by Ceri Marlo”
Date Corporate Officer
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 9, 2012
and Members of Council FILE NO: 2011-059-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6938-2012 and;
Second Reading
Maple Ridge Zone Amending Bylaw No.6840-2011
23709 111A Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit a 12 unit townnhouse development. This
application is in compliance with the Official Community Plan; however, an amendment to the
Conservation boundary is required.
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
Bylaw No. 6938-2012 on the municipal website, 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 Bylaw No. 6938-2012 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 Bylaw No. 6938-
2012 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6938-2012 be given First and
Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6840-2011 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. Amendment to Schedule "B" & “C” of the Official Community Plan;
- 2 -
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Park dedication as required;
iv. 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;
v. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Falcon Hill Joint Venture
Owners: Lawrence Shumyla Construction Ltd
Donada Industries Ltd
Deyor Farms Ltd
Meadowland Industries Ltd
Legal Description: Lot: 36, D.L.: 404, Plan: BCP33222
OCP:
Existing: Urban Residential, Conservation
Proposed: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Conservation
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
South: Use: Single Family Residential, Conservation
Zone: RS-3 (One Family Rural Residential), R-3 (Special
Amenity Residential District)
Designation: Urban Residential, Conservation
East: Use: Single Family Residential
Zone: R-3(Special Amenity Residential District)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Urban Residential
- 3 -
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 1.048 hectares
Access: 237 Street
Servicing requirement: Urban Standard
b) Project Description:
The applicant proposes to construct a three building townhouse development containing a total of
12 units in the south-east portion of the subject site. The remaining portion of the site is proposed
to be dedicated as park for conservation purposes. The units will be accessed from a private strata
road connected to 111A Avenue.
c) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential, and because Creekside Drive is a Major
Corridor in the OCP, the development is subject to the Major Corridor Infill Policies in the plan. The
proposed RM-1 (Townhouse Residential) zone is in compliance with the Urban Residential land use
designation and compatibility criteria. An Official Community Plan amendment application for a
conservation boundary adjustment is required and forms part of this report.
Zoning Bylaw:
The current application proposes to rezone the property located at 23709 111A Avenue from RS-3
(One Family Rural Residential) to RM-1 (Townhouse Residential) to permit future construction of
townhouses.
The applicant has requested variances to the front, rear, and exterior side setbacks, as well as a
height variance to maximize the use of the developable area and create an esthetically pleasing
design. Most of the setback variances are adjacent to the adjoining conservation area, with a minor
setback relaxation for a corner of one of the townhouse units next to an existing residential use to
the south. These variances will require a Development Variance Permit application and will be the
subject of a future report to Council.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Section 8.9 and 8.10 of the Official Community Plan, Watercourse Protection and
Natural Features Development Permit applications are required for all developments within 50
metres of the top of bank of all watercourses and wetlands and lands with an average natural
- 4 -
slope of greater than 15 percent. The purpose of these permits is to ensure the preservation,
protection, restoration and enhancement of watercourse and riparian areas.
Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held April 10, 2012.
Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel
resolved that:
The following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information:
Consider adding a cover over the balconies
Consider adding a patio in front of Unit #8 to create a privacy screen
Consider the kitchen layout (with regards to location of the sink and dishwasher)
Consider the layout of the bathroom and walk-in closet
Explore the feasibility of relocating the children’s amenity space to the northeast
corner of the site with some extension of retaining walls and grading of the site
which might require relocation of the visitor parking
Update plans to reflect location of street trees
Explore pedestrian connection to park
Provide adequate soil volume for the street trees (10 cubic metre per tree)
Update plans to include the shrub plans to reflect new retaining walls and
planting up against these walls
Consider providing lower access between back yards (there is currently no
access to the mower east side units)
Update plans to include street trees (subject to approval by Engineering and the
Panel)
Consider the addition of hedge planting from the last retaining wall on the private
lawn to green up this space
Consider the addition of a meaningful pedestrian connection to the park
Consider adding a pedestrian access to the public sidewalk
Update the roof plans
Update rendering and building sections
Coordinate grading with architectural and landscape plans and indicate the
geotech setback line
The ADP concerns will be addressed when the final plans are submitted for the Multi-Family
Development Permit.
- 5 -
Development Information Meeting:
Pursuant to Council Policy 6.20, a Development Information Meeting was not required for this
application, as the OCP amendment is to adjust the conservation boundary only.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that all
required services exist for the project; therefore, the applicant is not required to enter into a
Rezoning Servicing Agreement as a condition of Final Reading.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional three trees. The Manager of Parks & Open Space has advised that
the maintenance requirement of $25.00 per new tree will increase their budget requirements by
$75.00.
Fire Department:
The Fire Department has reviewed the proposed development and will require that fire lanes be
denoted on strata plans and that ‘no parking’ signage be installed prior to occupancy. Additionally,
the landscaping must not interfere with fire hydrants access or unit addresses.
Environmental Implications:
The Environmental Planner has reviewed the proposed development and has noted that Ministry of
Environment and Department of Fisheries and Oceans notification is required for the applicant to
construct a biofiltration swale system in the northern portion of the site. An enhancement and re-
planting plan will be required for the park land including a post and rail fence along the boundary.
e) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, adjustment of the Conservation
boundary, 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.
- 6 -
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
Based on the review of supporting information regarding the proposed rezoning and development
permit applications, it is recommended that Second Reading be given to Maple Ridge Zone
Amending Bylaw No. 6840 – 2011 and forwarded to Public Hearing; and further that First and
Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6938-2012
and be forwarded to Public Hearing.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Official Community Plan Amending Bylaw 6938-2012
Appendix C – Maple Ridge Zone Amending Bylaw No.6840-2011
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
1
´ 23629 23635 23636 23611 23617 23623 23629 23633 BCP 42841 23637 23648 23622 23649 23647 23657 23660 23661 23673 Rem 9 23675 23672 Rem 10 23674 23667 236A ST. 23640 23646 23642 BCP 21397 23641 23647 23679 23650 23676 23680 BCP 24104 CREEKSIDE ST. LMP 33108 District of Mission 23711 23801 23802 23795 23798 23791 23799 23806 23810 23818 3
5
APPENDIX A
LMP 36163
CP 24104 LMP 36163
B 2 3 4 5 6 7 8 9 11257
112 A AVE.
6 15 40
30 11231 1 8
26 11227
14
11232 21
11226 20
1011253
11 11249
12 11245
1311241
22 11233
23 11229
BCP 17100
PARK
Rem G
2 9
20 11221 3 10
16 11217 4 11
10 11211 5 12 06 6 11207
11222 19
11216 18
11212 17
112 AVE.
24 11225
25 11219
2611215
2711209
2811205
Park
BCP 41985
RP 1387
SUBJECT PROPERTY
00 7 13 BCP 42841
112 AVE. 14
BCP 42842
15 16 29
11195
11201
27 26 25
20 19 18 17 16
10 11187
9 11179 8 11171
7
11163
6
11155
36
BCP 33222
30
24 1 2 3 28
23 11 22 12 29 21 13 4 20
BCP 26118 31
19 18 17
15 16 2
1 15
13 12 11 3 4 5 BCP PARK 32
33 12 13 14 4
6
6 7 8 21397 9 8 7
1
5 6 7 8
2
9 10 11
34 11 10
35
9 10 8
12 13 11
27
28 15
14
29 30
12
21 13
City of Pitt Meadows
2 3 4
27
5 6 7
26 25 24 23 22
21 20
16 17
19 18
23709 111A AVENUE
SCALE 1:2,000
^
District of Langley
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE PLANNING
DEPARTMENT
DATE: Jul 5, 2012 FILE: 2011-059-RZ BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6938-2012
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6938-2012
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 838, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Urban Residential and Conservation.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 839, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation and area shown
hatched is hereby amended by removing from Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 20 .
READ A SECOND TIME the day of , A.D. 20 .
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
__________________________________ _____________________________
MAYOR CORPORATE OFFICER
11220
23647112212361723623 236332368011241
11269
236942369611115
11125
237242
3
7
5623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
11261
237012
3
7
2
6
2374123
76
4
23767
23775
2
3
7
7
6
23805
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523740
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 23708237192371
0
237402
3
7
2
0
23 753
2
3
7
5
9
2
3
7
8
0
2379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373
5
23757
2374923
755
23766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374
823763 237732
3
78
8
2379623809
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
236922369823709237162
3
7
16
2
3
7
5
1
2373
6
2376
6
23746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
2
3
7
4
32
3
7
3
0
2
37
6
5
2
3
7
7
2
23791
23760
11062
11088
11092
11096
23832 238
4
4112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
236A ST.
112 A AVE.236A ST.237 ST.LA NE
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.11 0 B A V E .LANE236 ST.K AN A KA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
76 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
1112
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
2122
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
1110
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P 49
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
2423
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
1918
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164LM P 2 483 1 BCP 33225´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6938-2012838Urban Residential and Conservation
ConservationUrban Residential
11220
23647112212361723623 236332368011241
11269
236942369611115
11125
237242
3
7
5623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
11261
237012
3
7
2
6
2374123
76
4
23767
23775
2
3
7
7
6
23805
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523740
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 23708237192371
0
237402
3
7
2
0
23 753
2
3
7
5
9
2
3
7
8
0
2379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373
5
23757
2374923
755
23766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374
823763 237732
3
78
8
2379623809
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
236922369823709237162
3
7
16
2
3
7
5
1
2373
6
2376
6
23746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
2
3
7
4
32
3
7
3
0
2
37
6
5
2
3
7
7
2
23791
23760
11062
11088
11092
11096
23832 238
4
4112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
236A ST.
112 A AVE.236A ST.237 ST.LA NE
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.11 0 B A V E .LANE236 ST.K AN A KA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
76 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
1112
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
2122
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
1110
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P 49
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
2423
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
1918
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164LM P 2 483 1 BCP 33225´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No.
Purpose:
6938-2012839
To Add To Conservation
To Remove From Conservation
To Remove FromConservation
To Add ToConservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6840-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6840-2011."
2. That parcel or tract of land and premises known and described as:
Lot 36 District Lot 404 Group 1 New Westminster District Plan BCP33222
and outlined in heavy black line on Map No. 1528 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of July, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
11220
23647112212361723623 236332368011241
11269
236942369611115
11125
237242
3
7
5623750
2375623770
23783
237982379123825
23826
23836
2364011240
110792367311226
11261
237012
3
7
2
6
2374123
76
4
23767
23775
2
3
7
7
6
23805
23800
1107023818236102362211095236252364811211
11217
236522366111207 236402364623641236802367611219
11225
11145
11155
237092372523740
2
3
7
8
5 237952380623813
23821
11098236361120623637112272362011232
11163
11233
11245
11249
11063 23708237192371
0
237402
3
7
2
0
23 753
2
3
7
5
9
2
3
7
8
0
2379923812
23833
23632236132362911226 23630236751107223668236501121223650
11179
11195
11201
11205
11257
11105
11135 237062371723732237332373
5
23757
2374923
755
23766
2380111076
2381723863 23840
11087236481121023610
2364923622236571108023662236722367411171
2368611073 23711237272374
823763 237732
3
78
8
2379623809
11080
23829
2362111200
23635236292367911216
11222
11155
11187
11229
11253
236922369823709237162
3
7
16
2
3
7
5
1
2373
6
2376
6
23746
2
3
7
7
5 23802238042381023808
23816
23820
23837
23845
11216
1123023605 2361111231
23660236672364023674236422364711209
11215
2
3
7
4
32
3
7
3
0
2
37
6
5
2
3
7
7
2
23791
23760
11062
11088
11092
11096
23832 238
4
4112 AVE.
1 1 0 B A V E .111 A AVE.237 ST.KANAKA CREEK RD.
236A ST.
112 A AVE.236A ST.237 ST.LA NE
KANAKA WAYCREEKSIDE LANECREEKSIDE ST.11 0 B A V E .LANE236 ST.K AN A KA W AY112 AVE.CREEKSIDE ST.1 1 1 A A V E .21
4
15 14
19 18
76 12
9
15
6
BCP 2410427
12
9
BCP 126528
35
36
8B CP 3322229
19
18
26
18
12 13
28
27
11
38
25
LMP 264839
22
BCP 12853
16
6
20
13 11
13
4
7
BCP 24104
BCP
16
10
2
16
17
20
21
8
1112
BCP 26118
BCP 17100
PARK
31
26 24
8
14
10
4
30
LMP 264835
22
8
7
10
25
22
Park
34
22
28
Rem G
17 3
20
2122
14 LMP 264838
12
RP 1224
3
6
2
6
8
11
15
3
17
8
29
1110
BCP 33222
BCP 41985
PARK
25
6
10
12
9
6
15
1 3
24
5
L
M
P 49
3
6
0
LMP 49360
11
3
LMP 36163
8Rem 10BCP 2139714
9
5
6
26
REM.132
30
13
B C P 1 2 6 5
15
20
23
13
24
32
22
21
4
BCP 42842
10
LMP 49360Rem 91
5 7
9
13
14
LMP 493609
BCP 42841
2423
13
PARK
4
21
27
2
12 LMP 2648334
35
7
Pcl. 'P'
5
12
BCP 12853BCP 428411
3
12
4
7
8
10
18
19
PARKLMP 33108LMP 36163
BCP 514
27
33
11
23
RP 1387
11
5
19
25
16
29
15
10
37
33
4
23
21 20
6
LMP 24722
PARK4BCP 12853
20
BCP 21397
1 2
7
5
21397
14
11
28
2 3 5 7
9 7BCP 3322216
B C P 5 1 4
17
14
1
2
36
26
LMP 24722
1918
BCP 33224BCP 41985LMP 26487
BCP 20491
BCP 12855 BCP 24102BCP 33223LMP 26486LMP 19290 LMP 6327BCP24103LMP 22646 BCP 12856BCP 26119BCP 26120 LMP 30482LMP 30482BCP 12854
BCP 21398
LMP 28550LMP 36164LM P 2 483 1 BCP 33225´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6840-20111528RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/120/10
File Manager: Siobhan Murphy
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:
Arborist Report
Geotechnical Report
4.
DISTRICT OF Agenda Item: 1104
MAPLE RIDGE Council Meeting of: July 24, 2012
1. That Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
i. Removal of the existing buildings;
ii. 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.
(RZ/120/10, 23908, 23920 and 23882 Dewdney Trunk Road – to rezone from RS-1b [One Family
Urban (Medium Density) Residential] and RS-3 [One Family Rural Residential] to R-1 [Residential
District] and R-3 [Special Amenity Residential District] to permit subdivision into 25 single family lots.
“Ernie Daykin”
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: __ Chief Administrative Officer
__ Executive Director ___________________________________________________
__ Mgr – Strategic Economic Initiatives ___________________________________________________
__ Mgr – Sustainability & Corp Planning ___________________________________________________
__ Mgr – Communications ___________________________________________________
__ Gen Mgr – Corporate & Financial ___________________________________________________
__ RCMP ___________________________________________________
__ Fire Chief ___________________________________________________
__ Mgr - Accounting ___________________________________________________
__ Chief Information Officer
__ Gen 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 ___________________________________________________
__ Dir – Community Services ___________________________________________________
Clerk’s Section
__ Corporate Officer ___________________________________________________
__ Property & Risk Manager
__ Lynn Marchand ___________________________________________________
__ Diana Dalton ___________________________________________________
__ Amanda Allen ___________________________________________________
__ Tracy Camire ___________________________________________________
__ Amanda Gaunt
__ 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.
July 24, 2012 “Original signed by Ceri Marlo”
Date Corporate Officer
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012
and Members of Council FILE NO: RZ/120/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6808-2011
23908, 23920, and 23882 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from RS-1b (One Family Urban
(Medium Density) Residential) and RS-3 (One Family Rural Residential) to R-1 (Residential District)
and R-3 (Special Amenity Residential District), to permit subdivision into 25 single family lots. This
application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6808-2011 be given Second Reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
i. Removal of the existing buildings;
ii. 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.
DISCUSSION:
a) Background Context:
Applicant: Randy Cooke
Owner: George W Paton
Lorraine E Paton
Tassong Development Corp
Mmg Insurance Services Inc
Norfolk Holdings Ltd
Legal Description: Lot: 2, Section: 16, Township: 12, Plan: 1676,
Section: 16, Township: 12, Plan: 1676, Lot: A,
Section: 16, Township: 12, Plan: LMP806
- 2 -
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential
Zoning:
Existing: RS-1b (One Family Urban (Medium Density)
Residential), RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District), R-3 (Special Amenity
Residential District)
Surrounding Uses:
North: Use: Civic
Zone: P-6 (Civic Institutional)
Designation: Institutional
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density))
Designation: Urban Residential
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential) and R-1
(Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density))
Designation: Urban Residential
Existing Use of Properties: Residential and Vacant
Proposed Use of Properties: Residential
Site Area: 1.057 ha (2.611 acres)
Access: Dewdney Trunk Road
Servicing requirement: Urban Standard
b) Project Description:
The applicants plan to construct a 25 lot subdivision. Homes fronting Dewdney Trunk Road are
proposed to be accessed from a rear lane to create an attractive streetscape. The development is
anticipated to consist of a variety of lot sizes, with larger lots bordering the south property line to
better blend in with the existing homes. One of the three properties is vacant and vegetated,
including a stand of trees that is located along the entire south property line of the three sites.
c) Planning Analysis:
Official Community Plan:
The subject properties are designated Urban Residential, and because Dewdney Trunk Road is a
Major Corridor in the OCP, the development is subject to the Major Corridor Infill Policies in the plan.
OCP policy for Major Corridor Infill requires that there is compatibility with the neighborhood. The
following is an excerpt regarding compatibility from Section 3.1.4 Residential Infill and Compatibility
Criteria of the OCP:
- 3 -
Compatibility refers to development that “fits” with the character of a neighbourhood. It
does not mean that the development looks the “same” as neighbouring development; rather
the housing form is similar in size, scale, massing and architectural elements.
Evaluation Criteria for Major Corridor Infill Policies are found in the OCP Section 3.1.4, sub-section 3-
20, Chapter 3, page 10. The proposed R-1 (Residential District) and R-3 (Special Amenity Residential
District) zones are in compliance with the Urban Residential land use designation and compatibility
criteria.
Zoning Bylaw:
The current application proposes to rezone the properties located at 23908, 23920 and 23882
Dewdney Trunk Road from RS-1b (One Family Urban (Medium Density) Residential) and RS-3 (One
Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District)
to permit future subdivision into 25 single family lots.
The applicant has requested a variance to allow retention of above-ground hydro lines along
Dewdney Trunk Road, and to relax the accessory off-street parking building setbacks for the
proposed R-3 (Special Amenity Residential District) zoned lots to allow for more functional enclosed
garages. This will be the subject of a future Council Report for the R3 zoned properties fronting on
Dewdney Trunk Road.
Development Permits:
Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit
application is required to ensure the current proposal provides emphasis on high standards in
aesthetics and quality of the built environment, while protecting important qualities of the natural
environment.
Development Information Meeting:
A Development Information Meeting was held at Alexander Robinson School on June 25th, 2012.
Ten people attended the meeting. A summary of the comments and discussions with the attendees
was provided by the applicant and included the following concerns:
Were the homes going to include secondary suites
Potential stormwater runoff into the surrounding properties
The applicant provided the following in response to the issues raised by the public:
the District of Maple Ridge Zoning Bylaw does not allow secondary suites in either the R-1
(Residential District) or R-3 (Special Amenity Residential District) zones
the applicant will be required to address stormwater management through the engineering
servicing drawings
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed project and has noted that there are no
services required in support of this rezoning application. As a result, no rezoning servicing
- 4 -
agreement is required. A Development Variance Permit is required to allow retention of the existing
above-ground utility company plant along the site on Dewdney Trunk Road.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed they
will be responsible for maintaining the street trees. In the case of this project it is estimated that
there will be an additional 25 trees which is based on one tree per lot; final subdivision design will
provide exact numbers. The Manager of Parks Planning and Development has advised that the
maintenance requirement of $25.00 per new tree will increase their budget requirements by
$625.00.
Fire Department:
The Fire Department has reviewed the proposed project and has advised that landscape elements
must be chosen that will not reduce visibility to addresses, particularly for those lots fronting
Dewdney Trunk Road. The Fire Department has recommended that new fire hydrants be located on
corner lots.
Environmental Implications:
An arborist report has been completed for the proposed development. The arborist recommendation
is that the quality of trees and the proposed subdivision layout will not permit any existing trees to be
retained.
- 5 -
CONCLUSION:
This application is in compliance with the Official Community Plan and will require a a variance to
allow retention of above-ground hydro lines along Dewdney Trunk Road, and to relax the accessory
off-street parking building setbacks for the proposed R-3 (Special Amenity Residential District)
zoned lots to allow for more functional enclosed garages. It is recommended that Zone Amending
Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 6808-2011
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 6, 2012 FILE: RZ/120/10 BY: PC
23882, 23908/20 DEWDNEY TRUNK ROAD
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT238311190423838238401192723860238792388123895239202393211960239952393823983 11913
11928 2380823830238312388923864238552388023892239421192423962 23972239972397111907
1191823818 11971
11880
11950
2381311954
239432
3
9
9
2
2395723981118691190711915
11921
11931
23840238432389423994
239701195111949
11959
11903
11917
23822238311187523898 2392523998
11901
23780 238102382011930
11970
11980
23830238672389111966
239221193623925 2399623815
11908
11983
12005
11911
11939
12055
2382511940
11960 23882238802390811942
11948
11972
11918
239822398811877
11893
11939
1190023800238232380711995 2385011857
1190323899 2395211930
23956DE WD NEY TRUNK RD.238 B ST.238 A120 A LANE
239 ST.238 A ST.ST.119 B AVE .238 B ST.119A AVE.
119B AVE.239 ST.120 B AVE.
119 AVE.LANELMP 42851
LMP 30403
20 LMP 30403
P 851345
12
18
19
6LMP 304013 LMP 1641
2
15
29
2 P 83677LMP 14766PARK
21
4
8
3
LMP 30401
1144
1
Rem A
1
LMP 18051
31
1
10
32
26
14
of B
10
24
15903
17
14
15
7
9
4
4
3
11
5
1
25
3
of BS 1/2
9
3
20
5
10 LMP P 76536LMP 30402
LMP 806
LMP 18051
P 1676
3
3
6
33
41
38
25
22
P 7653616P 7653624 25
4
LMP 1144
1 LMP 18051
5
BCP 456422
P 1676of 1
P 57747
39
35P 7528P 88032
7
11
21
6
1
Rem 1
BCP 21769
23
P 8513426
11
4
1
2
5
2
Rem
14
30
4
LMP 180518
27
13
6
8 2
LMP 1641
2W 1/2Rem
LMP 180515
6 7
LMS231513
LMP 18051
4
7
9
34
Rem N 1/2
40
P 85134
EP
LMP 27920
2
P 76536B
BCS 3574
7 RP 13881A
28
6
8
12
27
S 1/2
37
36
SUBJECT PROPERTIES
´
SCALE 1:2,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6808-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6808-2011."
2. Those parcels or tracts of land and premises known and described as:
Parcel A (Ref Plan 13881) West Half Lot 2 Except: Parcel B (Ref Plan 84991), Section
16,Township 12, NW DP 1676.
West Half Lot 2 Except: Firstly: Parcel A (Ref Plan 13881) and Secondly: Parcel A (Ref Plan
84990), Thirdly: Part subdivided by Plan LMP1641, Section 16, Township 12, NW DP
1676.
Lot A Except: Part subdivided by Plan LMP1144, Section 16, Township 12, NW DP
LMP806.
and outlined in heavy black line on Map No. 1516 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), R-3
(Special Amenity Residential District)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of May, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
12057
2383111904 238382384011927
23860238792388123895239202393211960 239952393823983119132379511928238082383023831238892386423855
2388023892239421192423962 23972239972397111907
12080
1191823818 11971
11880
11950
2381311954
239432
3
9
9
2
239572398111861
118691190711915
11921
11931
23840238432389423994
23970119512376511949
11959
11903
11917
23822238311187523898 2392523998
11901
12040
118882376023780237802378823791238102382011930
11970
11980
23830238672389111966
239221193623925 23996237702377523815
11908
11983
12005
11911
11939
12055
2382511940
11960 23882238802390811942
11948
11972
11918
239822398812067
11877
11893
11939
12074
1196823794
1190023800238232380711995 2385011868
11857
1190323899 2395211930
2395611922/54
DEWDNEY TRUNK RD.238 B ST.238 ST.240 ST.238 A120 A LANE
239 ST.238 A ST.ST.119 B AVE.238 B ST.238B ST.119A AVE.
119B AVE.239 ST.120 B AVE.
119 AVE.LANE22
10
P 85134LMP 30403
19
LMP 42851
20 LMP 30403
P 851345
12
18
19
6LMP 304013 LMP 1641
2
15
29
2 P 83677LMP 14766P 67082
PARK
21
4
8
3
LMP 30401
1144
1
Rem A
1
LMP 18051
31
1
10
32
26
14
of B
10
24
15903
8
17
14
15
7
9
4
4
3
11
5
1
25
3
of BS 1/2PcL 1P 7257223
9
18
3
20
5
5
10 LMP P 76536LMP 30402
Rem Pcl. 'A'
LMP 806
LMP 18051
P 1676
3
3
6
33
41
38
Rem27
25
22
LMP 30403
P 7653616P 7653624 25
4
LMP 1144
1 LMP 18051
5
BCP 456422
P 1676of 1
P 57747
39
35P 7528P 88032
Pcl
3N1/2EP 1700026
7
11
21
6
1
Rem 1
BCP 21769
23
P 8513426
11
4
1
2
5
2
Rem
14
30
4
LMP 180511
Rem*LMP10227LMP 398519
8
27
13
6
8 2
LMP 1641
2W 1/2Rem
LMP 180515
6 7
LMS231513
LMP 18051
4
7
9
34
Rem N 1/2
40
37
P 86310
Rem 2P 7893
17
P 85134
EP
LMP 27920
2
P 76536B
BCS 3574
7 6
7 RP 13881A
28
6
8
12
27
S 1/2
37
36
P 7893
Rem 21
239 ST.DEWDNEY TRUNK RD.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6808-20111516RS-1b (One Family Urban (Medium Density) Residential)RS-3 (One Family Rural Residential)R-1 (Residential District)R-3 (Special Amenity Residential District)
APPENDIX C