HomeMy WebLinkAbout2014-01-21 Public Hearing Meeting Agenda and Reports.pdf
District of Maple Ridge
PUBLIC
HEARING
January 21, 2014
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, January 21,
2014, to consider the following bylaws:
1a) 2011-134-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6886-2011
LEGAL: Lot 1, Section 10, Township 12 BCP35626
Lots 42, 44 & 45 all of: Section 11, Township 12, BCP36341
LOCATION: 24891 - 104th Avenue, 10480 & 10640 - 248th Street,
24860 - 106th Avenue
PURPOSE: To amend the Schedules “B” and “C” of the Official Community Plan
as shown on Map No’s 824 and 825.
FROM: Conservation
TO: Medium Density Residential (Map 824) and to
Remove Conservation Boundary (Map 825)
Map 824 Map 825
1b) 2011-134-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6887-2011
LEGAL: Lot 1, Section 10, Township 12 BCP35626
Lots 42, 44 & 45 all of: Section 11, Township 12, BCP36341
LOCATION: 24891 - 104th Avenue, 10480 & 10640 - 248th Street,
24860 - 106th Avenue
FROM: RM-1 (Townhouse Residential)
TO: R-1 (Residential District) as shown
AND
FROM: A-2 (Upland Agricultural)
T0: RM-1 (Townhouse Residential)
AND
FROM: R-1 (Residential District)
TO: RM-1 (Townhouse Residential)
PURPOSE: To adjust zoning boundaries that will permit the future development
of 64 townhouses and 36 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 January 10, 2014 to January 21, 2014, 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., January 21,
2014. All written submissions and e-mails will become part of the public record.
Dated this 10th day of January, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-134-RZ
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 Assessment Report by Valley Geotechnical Engineering Services Ltd. Date February 29, 2012;
August 23, 2012; July 4, 2013; September 13, 2013
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: December 2, 2013
and Members of Council FILE NO: 2011-134-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6886-2011 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6887-2011
24891 104th Avenue; 10640 248th Street; 24860 106th Avenue;
and 10480 248th Street
EXECUTIVE SUMMARY:
An application has been received to adjust boundaries of lands that were zoned through a previous
application, resulting from ground-truthing. Due to previously identified concerns on the subject
sites (Appendix A), detailed Geotechnical Assessment, slope stabilizing and ground-truthing efforts
conducted by the new owner have resulted in this rezoning application. The zoning amendments
reflect boundary adjustments to the following zones: RM-1 (Townhouse Residential) zone to R-1
(Residential District) zone; A-2 (Upland Agricultural) zone to RM-1 (Townhouse Residential) zone; and
R-1 (Residential District) zone to RM-1 (Townhouse Residential) zone (see Appendix B).
On January 10,2012, Council gave first reading to the Zone Amending Bylaw No. 6887-2011
(Apendix D), in support of this proposal. The map accompanying the Zone Amending Bylaw No.
6887-2011 was amended after first reading to show the Urban Area Boundary (Appendix D). The
development proposal involves 64 townhouse units in the RM-1 (Townhouse Residential) zone and
36 single family lots in the R-1 (Residential District) zone. The townhouse proposal was reviewed by
the Advisory Design Panel and the developer conducted a Public Information Meeting. The
application can now proceed through the approval process.
This application aligns closely with the Albion Area Plan; however, ground-truthing in conjunction
with the protection of steep grades along the eastern edges has necessitated revised site geometry,
resulting in an OCP amendment. The OCP amendment involves a small portion of the “Conservation”
designated area being removed and re-designated to “Medium Density Residential”, to be included
in the townhouse site (see Appendix B). The intent of the application is not to increase density or
change the land use. The OCP amendment allows for a reconfiguration of the site layout and will
preserve the rock outcrop and some significant slopes along the southern and eastern boundaries
of the subject sites.
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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. 6886-2011 on the municipal website and requiring that the applicant
host a Development Information Meeting, and Council considers it unnecessary to provide
any further consultation opportunities, except by way of holding a Public Hearing on the
bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6886-
2011 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011 be given first
and second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 6887-2011 as amended, 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 a security, as outlined in the Agreement;
ii. Amendment to Schedule "B" and “C” of the Official Community Plan;
iii. Road dedication as required;
iv. Consolidation of the development site;
v. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
vii. Registration of a Statutory right-of-way or access easement as required;
viii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided to support the proposed development;
ix. An Engineer’s certification that adequate sewer capacity can be provided to support
the proposed development;
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x. 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.
xi. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
DISCUSSION:
a) Background Context:
Applicant: Don Bowins
Owner: 0865274 BC LTD.
Legal Description: Lot: 1, Section: 10, Township: 12, Plan: BCP35626; PID: 027-
513-122; Lot: 44, Section: 11, Township: 12, Plan: BCP36341;
PID: 027-524-400; Lot: 42, Section: 11, Township: 12, Plan:
BCP36341; PID: 027-524-388; Lot 45, Section: 11; Township:
12, Plan: BCP36341; PID: 027-524-418
OCP:
Existing: Medium Density Residential, Urban Reserve and Conservation
Proposed: Medium Density Residential
Zoning:
Existing: RM-1 (Townhouse Residential) and A-2 (Upland Agricultural)
and R-1 (Residential District)
Proposed: R-1 (Residential District) and RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential and proposed Multi-Family Residential
Zone: R-1 (Residential District) and RM-1 (Townhouse Residential)
Designation: Medium Density Residential
South: Use: Vacant District owned land and 104th Avenue
Zone: A-2 (Upland Agricultural)
Designation: Urban Reserve
East: Use: Vacant
Zone: A-2 (Upland Agricultural)
Designation: Urban Reserve and Conservation
West: Use: One Family Urban Residential and 248th Street
Zone: R-3 (Special Amenity Residential) and RS-1b (One
Family Urban Residential- Medium Density)
Designation: Medium Density Residential and Low- Medium Density
Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family and Multi-Family Residential (townhouses)
Site Area: 14.08 hectares (34.8 acres)
Access: 248th Street and 106th Avenue
Servicing requirement: Full Urban
Companion Applications: 2011-134-DP, 2011-134-VP, 2012-095-DP (NFDP)
- 4 -
b) Project Description:
The subject sites located in the Albion area were zoned in October 2007 to support phased
development of R-3 (Special Amenity Residential); RM-1 (Townhouse Residential) and R-1
(Residential District) zoned lots. Phase I consisting of 41 R-3 (Special Amenity Residential) zoned
lots, west of 248th Street and east of Jackson Road are being built and sold currently. Phase II
consists of 34 townhouse units at 10550 248th Street and 64 townhouse units at 10480 248th
Street in the RM-1 (Townhouse Residential) zone. Council approved the 34 townhouse development
proposal which is currently being built, while the remaining 64 townhouse units are part of this
rezoning application. Phase III consisting of 36 R-1 (Residential District) zoned lots is also part of
this rezoning application. This will require a subdivision application for phase III.
Through the re-grading works a rock outcrop/bluff, not previously identified, was discovered. This
rock outcrop in conjunction with the steep grades along the eastern edges has necessitated a
review of the site geometry for the eastern portion of the site. While this has resulted in a revised
geometry the intent of the application remains as before. The applicant is not requesting a density
increase. Ground-truthing has necessitated zoned boundary adjustments and an OCP amendment.
The geotechnical engineer has completed a detailed analysis and submitted recommendations,
including no disturbance to these slopes along the eastern edges of subject sites.
A total of 64 townhouse units (in 15 blocks) accessed from the 248th Street cul-de-sac are
proposed. These units will be similar in form, design, character, massing and layout, to the ones
Council approved recently (2011-104-DP) at 10550 248th Street. Each of these units has a two-car
garage attached with backyards and terraces for semi-public and private outdoor spaces. Passive
and active usable open spaces have been distributed between blocks 1 and 2; 3 and 4; 7and 8 and
12 and 13 (Appendix E). The details of design and on-site landscaping for the townhouse proposal
will be discussed in a future Development Permit report.
The project engineer had to spend considerable time with the Morning Star development proposal
(west of 248th Street), to co-ordinate the grading of the 248th Street cul-de-sac. This is now
completed and it is anticipated that there will be some cost sharing between the two developers, on
the road and servicing upgrades along 248th Street. The proposed townhouse development will
construct a cul-de-sac on 248 Street, and provide the new 106th Avenue connection off of 248th
street, which will serve the future subdivision of 36 R-1 (Residential District) zoned lots.
c) Planning Analysis:
Official Community Plan:
The current Official Community Plan designations are “Medium Density Residential”, “Conservation”
and “Urban Reserve”, for the four lots under consideration. Out of the four lots under consideration,
24891 104th Avenue is designated “Urban Reserve (82%)” and “Conservation (18%)”. For this lot,
the north-east corner designated “Conservation” was dedicated as “Park” when the lands were
zoned in 2007. A small portion of the “Conservation” designated area in the southern part is
proposed to be re-designated to “Medium Density Residential” to be included in the townhouse site
(see Appendix B). The “Medium Density Residential” designation allows for a range of housing styles
- 5 -
and densities, including smaller lot single detached housing, townhouses and duplex dwelling units.
As identified in the Albion Zoning Matrix (Section 10.2.7), the proposed RM-1 (Townhouse
Residential) and R-1 (Residential District) zones are consistent with the Medium Density Residential
land use designation. The “Urban Reserve” designation and the Urban Area Boundary are not being
amended.
This development application aligns closely with the Albion Area Plan; however, ground-truthing in
conjunction with the protection of steep grades along the eastern edges has necessitated revised
site geometry and re-configuration of the “Conservation” designated land, resulting in an OCP
amendment. The intent of the application is not to change the land use or increase density. As
mentioned earlier in this report, the Geotechnical engineer has recommended no disturbance to the
eastern and southern slopes. The proposed OCP amendment allows for a reconfiguration of the site
layout and will preserve the rock outcrop and some significant slopes along the southern and
eastern boundaries of the subject sites.
This development is not subject to paying an amenity contribution fee because the proposed
townhouse (RM-1 zone) and single family use (R-1 zone) are both consistent with the OCP
designation of “Medium Density Residential”, and the base densities prescribed within these zones.
Zoning Bylaw:
The development application proposes to adjust the zoning boundaries on the subject properties.
The rezoning application reflects adjustments to the following zones: RM-1 (Townhouse Residential)
zoned to R-1 (Residential District) zone; A-2 (Upland Agricultural) zone to RM-1 (Townhouse
Residential) zone; and R-1 (Residential District) zone to RM-1 (Townhouse Residential) zone as
shown in Appendix B attached.
The RM-1 (Townhouse Residential) zone is intended for low to medium density townhouses and
multi family residential buildings. A maximum density of 0.6 times the net lot area is permitted. The
proposed density for the 64 townhouse units is 0.56 FSR. The required setbacks are 7.5 metres
from front, rear and exterior side yards, while the interior side yard setback varies between 6.0
metres, (with a window) and 4.5 metres (without a window). Some setback variances are being
sought, with an intention of achieving better street presence. Maximum permitted height in this zone
must not exceed 10.5 metres or 2.5 storeys. Some blocks are three storeyed and 11.0 metres in
height, so they will require a height variance. Similar variances have been approved by Council for
the 34 townhouse development at 10550 248th Street (2011-104-VP). The proposed common
activity area and useable open space for the project meet the requirement of this zone. Some
retaining walls along the eastern boundary of the proposed townhouses may exceed 1.2 metres in
height. This variance is similar to what Council approved for the 34 townhouses at 10550 248th
Street (2012-103-VP).
The R-1 (Residential District) zone requires a minimum lot size of 371 m2; a minimum lot width of
12.0 metres and minimum lot depth of 24.0 metres. While all the proposed lots meet the minimum
required lot size, some lots may require lot width variances. Any variances that may arise as part of
the on-going assessment of the proposal would be the subject of a future Council report.
- 6 -
Proposed Variances:
The developer is seeking some setback and height variances for the townhouses. The setback
Variances proposed for the units facing 248th Street are with an intention of offering a better street
presence for the units and enhancing the urban streetscape. The proposed height and storey
variances for the townhouses are due to the proposed grades (sloping down from east to west) and
mostly facing 248th Street. The 36 lot single family subdivision of R-1 zoned lots on the east will
overlook the townhouses and the streetscape facing 248th Street will be a three-storey façade which
is consistent with the approved townhouses at 10550 248th Street and other townhouse
developments in the District. It is anticipated that some retaining walls along the eastern boundary
may exceed 1.2 metres in height and will require a variance approval as well. Details of the
variances sought will be discussed in a future Council report.
Off-Street Parking and Loading Bylaw:
As per the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the RM-1 zone
(Townhouse Residential District) requires 2 parking spaces per unit for residents plus 0.2 spaces
per unit for visitors. A total of 141 parking spaces are proposed and arranged as follows: 128
spaces for residents and 13 spaces for visitors. Each unit has two car garage attached, while the
visitor parking spaces are distributed throughout the site (Appendix E). The townhouse proposal is
not seeking any parking variances. The R-1 (Residential District) zone requires two parking spaces
per lot and each single family house is anticipated to be designed with a two car attached garage.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required, for the townhouse component, 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 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity to ensure the preservation,
protection, restoration and enhancement for the natural environment and for development that is
protected from hazardous conditions for;
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
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.
- 7 -
Advisory Design Panel:
On October 9, 2012 the Advisory Design Panel reviewed the townhouse proposal for the design,
form, materials and on-site landscaping. The panel recommended this proposal moving forward
with the following concerns to be addressed by the applicant as the design develops and submitted
to staff:
Consider means to maintain the level of soffit of the roof above the window line
at the bay windows.
Consider substituting angle stone at the single door entries with a straight stone
base.
Consider removing the separation on the exterior common staircase to produce a
more grand single common stairway.
Provide clarification on retaining wall locations and associated grades.
Clarify street tree provisions in off-site boulevard.
Consider the use of climbing vines (Boston Ivy) on garden retaining walls
throughout the project.
Consider a way to extend the pedestrian network pathway to the south and west.
Provide location and details of trellis over entry roads.
Provide detail settings of the mailboxes at the entry plazas.
Reduce stairs in the central pedestrian area.
Consider provision of additional retaining wall between Buildings 13 & 11 to
accommodate increase in grade change resulting from raising road grade
Consider adding shake panels to the east side of the south elevation up to the
2nd level on Buildings 1 through 9.
The project architect has addressed most of the concerns. Revised drawings have been submitted
to the panel for review. This will be the subject of a future Council Report.
Development Information Meeting:
On Tuesday, October 29, 2013 the developer and his team of consultants held the “Development
Information Meeting” at the Albion Elementary School at 10031, 240th Street from 5:00 to 7:00 p.m.
As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements
were placed in the local paper and a notice was attached to the development sign on site. All the
proposed drawings were displayed for the attendees. The applicant, landscape architect, civil
engineer and a representative of the developer were present at the meeting to explain the proposal
and address any concerns. This meeting was attended by two people who were happy with the
upscale style and finishing proposed for the townhouses.
d) Environmental Implications:
There are no watercourses on the development site. Due to the eastern and southern areas of the
subject sites with slopes greater than 25% and with some stability concerns, a Natural Features
Development Permit application has been received and is being processed. A 3-tier storm and rain
water management plan will be required through this process.
- 8 -
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that all the required off-site
services do not exist. The deficient services which are required to be provided through a Rezoning
Servicing Agreement include the following: construction of the 248th street cul-de-sac including curb,
sidewalk gutter, street trees and street lights and underground wiring for utility services. Confirming
water and sewer capacity for the proposed use and density will be required through the off-site
servicing details.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. There are no concerns. The applicant has ensured that all the requirements will be
addressed through the Building Permit drawings.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
There are no concerns. The applicant has ensured that all the requirements will be addressed
through the Building Permit drawings at a later date.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the Development Permit is
completed they will be responsible for maintaining the street trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase their
budget requirements.
f) School District Comments:
A referral was sent to the School District office and no comments were received.
g) 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, to adjust and re-designate some
“Conservation” designated portion to “Medium Density Residential”, 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.
- 9 -
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
h) Citizen/Customer Implications:
The neighbourhood residents had a chance to provide comments at the Public Information Meeting.
The future Public Hearing would be another opportunity to do so.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 6886-2011, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6887-2011, and that application 2011-134-RZ be forwarded to 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, RPP
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 – Proposed zoning adjustment Plan
Appendix C – OCP Amending Bylaw No. 6886-2011
Appendix D – Zone Amending Bylaw No. 6887-2011.
Appendix E – Proposed Site Plan
Appendix F – Proposed Building Elevations showing colour and materials
Appendix G – Proposed Landscape Plan
Appendix H – Proposed Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 27, 2013 2011-134-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T
106B AVE.247A ST.248 ST.249 ST.KIMOLA W
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D.KIMOLA DRIVESubject Properties
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Scale: 1:3,500
10480/10640-248 St24891-104 Ave24860-106 Ave
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6886-2011
A Bylaw to amend Schedule “B” forming part of the
Official Community Plan Bylaw No. 6425 – 2006 as amended
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" and “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. 6886-2011."
2. That parcel or tract of land and premises known and described as:
Lot 1, Section 10 and 11 Township 12 New Westminster District Plan BCP 35626;
Lot 42 Section 11 Township 12 New Westminster District Plan BCP 36341;
Lot 44 Section 11 Township 12 New Westminster District Plan BCP 36341; and
Lot 45 Section 11 Township 12 New Westminster District Plan BCP 36341.
and outlined in heavy black line on Map No. 824 and 825, copies of which are attached
hereto and forms part of this Bylaw, is hereby redesignated to Medium Density Residential.
and outlined in heavy black line on Map No. 825, a copy of which is attached hereto and
forms part of this Bylaw, is to remove from Conservation and add to the Medium Density
Residential designation.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 10th day of December 2013.
READ A SECOND TIME the 10th day of December 2013.
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
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114
145
113
24
14
143
137
23
36
40
32
141 12
5
42
BCP 36341
BCP 36341
15 18
21
33
28
83
100
22
20BCP 22697Rem 1
122
123
13
136
25 38
12
N 1/2 of SE 1/4
111 BCP 22697100BCP 2269734
44
7
13
14 W 135.31' N 1/2 E 1/2 S & E N 33'4
10
108
121
37
28
110
31
41
99 6
22
27
20
Rem 31
94
113
97
23
5
11
120
106 BCP 36341109
39
Ptn of
SK 6504F
10
40
24
35
32
34
31
29
BCP 36341
3
115
9
112
P 12923
22
18
16
2627
11
24
42
1
4
9
8
41 37
BCP 35626
101
98
BCP 26096111
2
146
107
29
140
139
102
43
2
38
1617
36
30
Rem 1EPP 22456BCP 45924BCP33319BCP 39484 BCP 39484
BCP 33316
BCP 26098
BCP 17023BCP 39484
BCP 39484
NWP39911
BCP 17388BCP 39484
BCP 33316
BCP 15537 BCP 40283JACKSON RD.106 AVE.ROBERTSON ST.104 AVE.
106B AVE.249 ST.248 ST.´
SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Conservation Medium Density Residential
6886-2011824
Urban Area Boundary
Urban Area Boundary
247
6
1
10356
10368
105592478410683
10546
2476710659
10668 2489110540
2471510666
10350
10541
10374
106
1
9
10
6
4
7
105
6
7
10693
10
6
3
3
10639
10708
106
4
7
10681
10640
10676
10696
248192487010633249072470710663
10696
10566
10656
10380
10551
10561
10
6
4
3
10536
10552
24775105
6
8
10661
1039124787 10655
10675
10649 248962490710676
1065010392
106
4
1
10698
247812479310543
10480
10666
10670 10669 24867Reservoir10536
10546
10673
10556
10601
10686
247262473210
6
4
5
1057
7
10690
10669
10585
10650
10662
24860
24891247082471610558
10562
2472310531
10570106511058
0
106
1
3
10
6
4
9
10386
10679
105
7
1
105
8
1
10
6
3
9
10676
10682
1065
3
10367
10379
10616
10690
10665
1065824843 2487810640248832489910653
1057
624774
10555
10
6
2
5
10540
105
7
3
1055
6
105
6
0
10677
10550
10656
10680
1065224835
10643
106532488624875
2471010530
1060
5
10362
10606
105
6
524790 105
7
2
10553
105631057810689
10697
10660 2482710672 24851106392485910660
BCP 3634178
133
117
BCP 23574109
17
135
*PP023144
142BCP 26096138
108
30
3 11
39
23
19
26
45
84
96BCP 23574
1
PARK
98
6 BCP 36341147
119
110
P 12923
19
15
134BCP 26096
112
P 18280
22
35
101
33 BCP 19533P 1208
N 1/2 1
25
PARK
94 95
2
148
99
21
118
116
114
145
113
24
14
143
137
23
36
40
32
141 12
5
42
BCP 36341
BCP 36341
15 18
21
33
28
83
100
22
20BCP 22697Rem 1
122
123
13
136
25 38
12
N 1/2 of SE 1/4
111 BCP 22697100BCP 2269734
44
7
13
14 W 135.31' N 1/2 E 1/2 S & E N 33'4
10
108
121
37
28
110
31
41
99 6
22
27
20
Rem 31
94
113
97
23
5
11
120
106 BCP 36341109
39
Ptn of
SK 6504F
10
40
24
35
32
34
31
29
BCP 36341
3
115
9
112
P 12923
22
18
16
2627
11
24
42
1
4
9
8
41 37
BCP 35626
101
98
BCP 26096111
2
146
107
29
140
139
102
43
2
38
1617
36
30
Rem 1EPP 22456BCP 45924BCP33319BCP 39484 BCP 39484
BCP 33316
BCP 26098
BCP 17023BCP 39484
BCP 39484
NWP39911
BCP 17388BCP 39484
BCP 33316
BCP 15537 BCP 40283JACKSON RD.106 AVE.ROBERTSON ST.104 AVE.
106B AVE.249 ST.248 ST.´
SCALE 1:4,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Remove Conservation from Schedule C
6886-2011825
Urban Area Boundary
Urban Area Boundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6887-2011
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. 6887-2011."
2. Those parcels or tracts of land and premises known and described as:
Lot 1, Section 10 and 11 Township 12 New Westminster District Plan BCP 35626;
Lot 42 Section 11 Township 12 New Westminster District Plan BCP 36341;
Lot 44 Section 11 Township 12 New Westminster District Plan BCP 36341; and
Lot 45 Section 11 Township 12 New Westminster District Plan BCP 36341.
and outlined in heavy black line on Map No. 1554 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District) and
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 10th day of January, 2012.
READ a second time the 10th day of December, 2013.
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
247
6
1
10356
10368
105592478410683
10546
2476710659
10668 2489110540
2471510666
10350
10541
10374
106
1
9
10
6
4
7
105
6
7
10693
10
6
3
3
10639
10708
106
4
7
10681
10640
10676
10696
248192487010633249072470710663
10696
10566
10656
10380
10551
10561
10
6
4
3
10536
10552
24775105
6
8
10661
1039124787 10655
10675
10649 248962490710676
1065010392
106
4
1
10698
247812479310543
10480
10666
10670 10669 24867Reservoir10536
10546
10673
10556
10601
10686
247262473210
6
4
5
1057
7
10690
10669
10585
10650
10662
24860
24891247082471610558
10562
2472310531
10570106511058
0
106
1
3
10
6
4
9
10386
10679
105
7
1
105
8
1
10
6
3
9
10676
10682
1065
3
10367
10379
10616
10690
10665
1065824843 2487810640248832489910653
1057
624774
10555
10
6
2
5
10540
105
7
3
1055
6
105
6
0
10677
10550
10656
10680
1065224835
10643
106532488624875
2471010530
1060
5
10362
10606
105
6
524790 105
7
2
10553
105631057810689
10697
10660 2482710672 24851106392485910660
BCP 3634178
133
117
BCP 23574109
17
135
*PP023144
142BCP 26096138
108
30
3 11
39
23
19
26
45
84
96BCP 23574
1
PARK
98
6 BCP 36341147
119
110
P 12923
19
15
134BCP 26096
112
P 18280
22
35
101
33 BCP 19533P 1208
N 1/2 1
25
PARK
94 95
2
148
99
21
118
116
114
145
113
24
14
143
137
23
36
40
32
141 12
5
42
BCP 36341
BCP 36341
15 18
21
33
28
83
100
22
20BCP 22697Rem 1
122
123
13
136
25 38
12
N 1/2 of SE 1/4
111 BCP 22697100BCP 2269734
44
7
13
14 W 135.31' N 1/2 E 1/2 S & E N 33'4
10
108
121
37
28
110
31
41
99 6
22
27
20
Rem 31
94
113
97
23
5
11
120
106 BCP 36341109
39
Ptn of
SK 6504F
10
40
24
35
32
34
31
29
BCP 36341
3
115
9
112
P 12923
22
18
16
2627
11
24
42
1
4
9
8
41 37
BCP 35626
101
98
BCP 26096111
2
146
107
29
140
139
102
43
2
38
1617
36
30
Rem 1EPP 22456BCP 45924BCP33319BCP 39484 BCP 39484
BCP 33316
BCP 26098
BCP 17023BCP 39484
BCP 39484
NWP39911
BCP 17388BCP 39484
BCP 33316
BCP 15537 BCP 40283JACKSON RD.106 AVE.ROBERTSON ST.104 AVE.
106B AVE.249 ST.248 ST.´
SCALE 1:4,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RM-1 (Townhouse Residential), A-2 (Upland Agricultural)
R-1 (Residential District)RM-1 (Townhouse Residential)
6887-20111554
Urban Area Boundary
Urban Area Boundary
UNIT 42PARKING 8PARKING 7PARKING 10PARKING 9MAILMAILKOMPAN COTTAGEELE400205FIBAR PLAYSURFACELAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOLAWNLAWNLAWNACP PAVERS;PACIFIC SLATE FINISH;SHADOW, RUNNING BOND, TYP.ACP PAVERS;PACIFIC SLATE FINISH;SHADOW, RUNNING BOND, TYP.BOULDER RETAININGWALL, TYP.ROXBLOCK ARIZONASTONE XL RETAINING WALL;CHARCOAL, TYP.ROXBLOCK ARIZONASTONE XL RETAINING WALL;CHARCOAL, TYP.ACP PAVERS;PACIFIC SLATE FINISH;SHADOW, RUNNINGBOND, TYP.TERRASEED - EARLY SERAL STAGESEED WITH NATIVE SPECIES300MM GROWING MEDIUM DEPTH TYP.LAWNWISHBONE BESELT PARK BENCH;PHANTOM BRONZE AND IPE, TYP.LAWNLAWNTERRASEED - EARLY SERAL STAGESEED WITH NATIVE SPECIES300MM DEPTH GROWING MEDIUM, TYP.TERRASEED - EARLY SERAL STAGESEED WITH NATIVE SPECIES300MM GROWING MEDIUM DEPTHTERRASEED - WILDFLOWERSROXBLOCK ARIZONASTONE XL RETAINING WALL;CHARCOAL, TYP.wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwELEC.ROOM#4GAS METERGAS METERGAS METERGAS METERGAS METERROAD AROAD BROAD CELEC.ROOM#3BA1BDKOMPAN RACERELE40002LAWNLAWNLAWNLAWNADJACENT MORNINGSTAR CONSULTANT TEAMTO DETERMINE LANDSCAPE TREATMENTCHK'D:11053-15.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:11-053OF 9DRAWING TITLE:MAPLE RIDGE, B.C.ALBION TOWNHOUSESPROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.10550 248TH ST. SEAL:LANDSCAPE ARCHITECTSBurnaby, British Columbia, V5C 6G9p: 604 294-0011; f: 604 294-0022Suite C100 - 4185 Still Creek Driveltd. Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:1 11.NOV.03 DP SUBMISSIONS MM2 11.NOV.28 CITY COMMENTS MM3 12.MAR.14 DP RESUBMISSION RC4 12.MAY.04 BP SUBMISSION RC5 12.MAY.09 REVISE GRADES RC6 12.SEPT.21 REVISE GRADES RC7 12.OCT.03 REVISE GRADES RC8 13.JAN.08 NEW SITE PLAN/REV. GRADING MM9 13.JAN.16 NEW SITE PLAN/REV. GRADING RC10 13.APR.24 NEW SITE PLAN/REV. GRADING RC11 13.JUL.31 REV. PLANTING PLAN, WALL PLAN RC12 13.AUG.29 REV. ADJACENT SITE TRAIL AND GRADING RC13 13.SEP.05 REV. UNIT 64 GRADING AND AMENITY RC14 13.SEP.23 REV. FENCE LOCATIONS & AREA CALCS RCLOT 44LANDSCAPETREE PLAN AL313.JAN.081/16"=1'-0"MMMMMCY
ELEC.ROOM#1PARKING 3PARKING 4PARKING 5PARKING 8PARKING 7143.2ft² / 13.3m²*2' / 60cm**2'-10" / 87cmMAILMAIL42" HT. FENCE, TYP.GE205SMALL BASALT COLUMNGURGLER INDECORATIVE GRAVELKOMPAN FIREENGINE; M535PKOMPAN TODDLERSPICA; M191PFIBAR PLAYSURFACEACP STANDARD PAVERSNATURAL, HERRINGBONELAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNLAWNOPATIOPATIOPATIOLAWNLAWNACP PAVERS;PACIFIC SLATE FINISH;SHADOW, RUNNING BOND, TYP.ACP STANDARD PAVERSNATURAL, HERRINGBONE24X24 HYDRAPRESSEDSLABS; TEXADA,CHARCOAL, TYP.BOULDER RETAININGWALL, TYP.ROXBLOCK ARIZONASTONE XL RETAINING WALL;CHARCOAL, TYP.HYDROSEEDED GRASSESAND WILDFLOWERS,300MM SOIL DEPTH, TYP.WISHBONE BESELT PARK BENCH;PHANTOM BRONZE AND IPE, TYP.RETAINING WALLRETAINING WALLDVP RETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLDVP RETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WARETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWD - WILDFLOWERSwwww wwwwwwwwwwwwww wwwwwwwwwwwwwwwwwwwwww00
GAS METERGAS METERGAS METERGAS METERGAS METERGAS METERGAS METERGAS METERELEC.ROOM#100
ROAD CROAD DBA1BDBA1BDARWRWRETAINING WALLRETAINING WALLRETAINING WALLRETAINING WALLLDLD CHK'D:11053-15.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:11-053OF 9DRAWING TITLE:MAPLE RIDGE, B.C.ALBION TOWNHOUSESPROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.10550 248TH ST. SEAL:LANDSCAPE ARCHITECTSBurnaby, British Columbia, V5C 6G9p: 604 294-0011; f: 604 294-0022Suite C100 - 4185 Still Creek Driveltd. Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:1 11.NOV.03 DP SUBMISSIONS MM2 11.NOV.28 CITY COMMENTS MM3 12.MAR.14 DP RESUBMISSION RC4 12.MAY.04 BP SUBMISSION RC5 12.MAY.09 REVISE GRADES RC6 12.SEPT.21 REVISE GRADES RC7 12.OCT.03 REVISE GRADES RC8 13.JAN.08 NEW SITE PLAN/REV. GRADING MM9 13.JAN.16 NEW SITE PLAN/REV. GRADING RC10 13.APR.24 NEW SITE PLAN/REV. GRADING RC11 13.JUL.31 REV. PLANTING PLAN, WALL PLAN RC12 13.AUG.29 REV. ADJACENT SITE TRAIL AND GRADING RC13 13.SEP.05 REV. UNIT 64 GRADING AND AMENITY RC14 13.SEP.23 REV. FENCE LOCATIONS & AREA CALCS RCLOT 44LANDSCAPETREE PLAN BL413.JAN.081/16"=1'-0"MMMMMCY
PARKING 8PARKING 7KOMPAN COTTAGEELE400205FIBAR PLAYSURFACELAWNLAWNWISHBONE BESELT PARK BENCH;PHANTOM BRONZE AND IPE, TYP.wwwwwwwwGAS METERGAS METERGAS METERKOMPAN RACERELE4000242" PICKET FENCEAS RAILING OVER WALL TYP.34'-1"27'-10"61'-418"LEC.OOM1PARKING 3PARKING 4NG 5SMALL BASALT COLUMNGURGLER INDECORATIVE GRAVELACP STANDARD PAVERSNATURAL, HERRINGBONELAWNWISHBONE BESELT PARK BENCH;PHANTOM BRONZE AND IPE, TYP.wwwwwwwwGAS METERMETERGAS METERGAS METER42" PICKET FENCEAS RAILING OVER WALL TYP.28'-2516"109'-5316"143.2ft² / 13.3m²*2' / 60cm**2'-10" / 87cmKOMPAN FIREENGINE; M535PKOMPAN TODDLERSPICA; M191PFIBAR PLAYSURFACEACP STANDARD PAVERSNATURAL, HERRINGBONEGAS METERROA56'-11516"46'-101516"CHK'D:11053-15.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:11-053OF 9DRAWING TITLE:MAPLE RIDGE, B.C.ALBION TOWNHOUSESPROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.10550 248TH ST. SEAL:LANDSCAPE ARCHITECTSBurnaby, British Columbia, V5C 6G9p: 604 294-0011; f: 604 294-0022Suite C100 - 4185 Still Creek Driveltd. Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:1 11.NOV.03 DP SUBMISSIONS MM2 11.NOV.28 CITY COMMENTS MM3 12.MAR.14 DP RESUBMISSION RC4 12.MAY.04 BP SUBMISSION RC5 12.MAY.09 REVISE GRADES RC6 12.SEPT.21 REVISE GRADES RC7 12.OCT.03 REVISE GRADES RC8 13.JAN.08 NEW SITE PLAN/REV. GRADING MM9 13.JAN.16 NEW SITE PLAN/REV. GRADING RC10 13.APR.24 NEW SITE PLAN/REV. GRADING RC11 13.JUL.31 REV. PLANTING PLAN, WALL PLAN RC12 13.AUG.29 REV. ADJACENT SITE TRAIL AND GRADING RC13 13.SEP.05 REV. UNIT 64 GRADING AND AMENITY RC14 13.SEP.23 REV. FENCE LOCATIONS & AREA CALCS RCLOT 44AMENITY AREAENLARGEMENTSL013.JAN.081" = 30'MMMCYCHILD FRIENDLY AMENITY AREABETWEEN BUILDINGS 8, 9, 7 AND 10AMENITY AREABETWEEN BUILDINGS 4, 5, 3 AND 6CHILD FRIENDLY AMENITY AREABETWEEN BUILDINGS 1 AND 2, BORDERING LOT 43LOT 43 BOUNDARYKOMPAN RACER AND COTTAGE PLAY EQUIPMENTDECORATIVE ROCK GURGLERKOMPAN FIRETRUCK AND SPICA PLAY EQUIPMENT