HomeMy WebLinkAbout2014-04-15 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
April 15, 2014
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
7:00 P.M. DATE: April 15, 2014
1)2013-052-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7003-2013
LEGAL: Lot 1, Section 28, Township 12, New Westminster District,
Plan LMP46534, Except: Plan BCP39158
LOCATION: 23227 Dogwood Avenue
PURPOSE: To allow a site-specific Zoning Bylaw text amendment to the
C-1 (Neighbourhood Commercial) zone to allow apartment use as a
permitted principal use; to allow parking as a principal use and to
permit increased density for the residential rental units and the retail
commercial use.
2)2013-091-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7035-2013
LEGAL: Lot 45, Except Part Dedicated Road on Plan LMP6759,
District Lot 276, Group 1, New Westminster District, Plan 43216
LOCATION: 20395 123 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To permit future subdivision into 2 single family lots.
3) 2011-002-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6795-2011
LEGAL: Lot 1, Section 12, Township 12, New Westminster District, Plan 2713
LOCATION: 25608 Bosonworth Avenue
FROM: A-2 (Upland Agricultural)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit a future subdivision of 3 lots.
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,
April 15, 2014, to consider the following bylaws:
1) 2013-052-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7003-2013
LEGAL: Lot 1, Section 28, Township 12, New Westminster District,
Plan LMP46534, Except: Plan BCP39158
LOCATION: 23227 Dogwood Avenue
PURPOSE: To allow a site-specific Zoning Bylaw text amendment to the
C-1 (Neighbourhood Commercial) zone to allow apartment use as a
permitted principal use; to allow parking as a principal use and to
permit increased density for the residential rental units and the retail
commercial use.
2) 2013-091-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7035-2013
LEGAL: Lot 45, Except Part Dedicated Road on Plan LMP6759,
District Lot 276, Group 1, New Westminster District, Plan 43216
LOCATION: 20395 123 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To permit future subdivision into 2 single family lots.
3) 2011-002-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6795-2011
LEGAL: Lot 1, Section 12, Township 12, New Westminster District,
Plan 2713
LOCATION: 25608 Bosonworth Avenue
FROM: A-2 (Upland Agricultural)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit a future subdivision of 3 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 April 4, 2014 to April 15, 2014, Saturdays,
Sundays and Statutory Holidays excepted. Some of this information will also be posted on
the District website www.mapleridge.ca on the Your Government /Meet Your
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., April 15, 2014. All written submissions and e-mails will
become part of the public record.
Dated this 4th day of April, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-052-RZ
File Manager: Michelle Baski
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*+.
(Located in 2012-062-DP file)
*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:
Preliminary Site Investigation Stage 1, dated Aug 19, 2011, by JECTH Consultants Inc.
Arborist Review, dated Jan 7, 2013, by PMG Landscape Architects Ltd
(located in 2012-062-DP file)
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 3, 2014
and Members of Council FILE NO: 2013-052-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Zone Amending Bylaw No. 7003 – 2013
23227 Dogwood Avenue
EXECUTIVE SUMMARY:
An application has been received for a mixed-use commercial and residential development at
23227 Dogwood Avenue, the subject property. This application requires a site-specific Zoning Bylaw
text amendment to the C-1 (Neighbourhood Commercial) zone to allow apartment use as a
permitted principal use; to allow parking as a principal use, which would be provided under covenant
for 12968 232nd Street (the Black Sheep Pub), located south of the subject property; and to permit
increased density for the residential rental units and the retail commercial use. The Housing
Agreement for the five rental units to be provided on the second storey of the commercial building
requires an authorizing bylaw that is not subject to a Public Hearing. This will be discussed in a
future report to Council.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7003 – 2013 be given first and second reading and be
forwarded to Public Hearing;
2.That the following terms and conditions be met prior to Final Reading:
i.That Land Use Contracts R4089 and Y146324 be discharged from Title;
ii.That Access and Parking Easements BB1312550 to BB1312553 registered on Title
for 13 parking spaces for 12968 232nd Street (the Black Sheep Pub) be discharged
and replaced by a new Access and Parking Easement that would provide for 18
parking spaces for 12968 232nd Street (the Black Sheep Pub);
iii.Registration of a geotechnical report as a Restrictive Covenant at the Land Title
Office which addresses the suitability of the subject property for the proposed
development
iv.Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
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v.That previous Development Permit DP/080/08, registered on Title as BB4033853
be discharged from Title and be replaced by Development Permit 2012-062-DP;
and
vi.That a Housing Agreement Bylaw be adopted, under the provisions of Section 905
of the Local Government Act, along with its accompanying covenant and
agreement.
DISCUSSION:
a)Background Context:
Applicant: David Ho
Owner: Beta Enterprises Ltd.
Legal Description: Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534,
Except: Plan BCP39158
OCP:
Existing: Commercial
Proposed: Commercial
Zoning:
Existing: C-1 (Neighbourhood Commercial)
Proposed: C-1 (Neighbourhood Commercial)
Surrounding Uses:
North: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Pub and Liquor Store
Zone: CS-1 (Service Commercial)
Designation: Commercial and Estate Suburban Residential
East: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Residential (Strata)
Zone: RG-2 (Residential Strata) and RS-2 (One Family
Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Five commercial rental units and five rental housing
units for the C-1 (Neighbourhood Commercial) zone
Access: Dogwood Avenue
Site Area: 1758 m²
Servicing: Urban
Companion Applications: VP/080/08 and 2012-062-DP
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b) Project Description:
The subject property is approximately 1758 m² (0.4 acres), and is located on the north-east corner
of 232nd Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by
single family residential developments. The Black Sheep Pub is located to the south and a
residential strata development is located to the west (see Appendix A).
The subject property was rezoned from a Land Use Contract and the RS-2 (One Family Suburban
Residential) zone to the C-1 (Neighbourhood Commercial) zone on January 10, 2012; however the
Land Use Contract was not discharged from Title. That rezoning application was accompanied by a
Development Permit DP/080/08 and Development Variance Permit VP/080/08, which were also
approved on January 10, 2012, to do a tenant improvement, which entailed converting the existing
buiding to three rental commercial units.
The applicant has since changed their proposal and is now proposing a mixed-use commercial and
residential development that will consist of five commercial units on the main level, and five rental
housing units on the second storey. A text amendment to the C-1 (Neighbourhood Commercial)
zone is required to allow for the increased density, and the previous Development Permit
DP/080/08 will need to be replaced on title with the new Development Permit, under application
2012-062-DP and the associated variances under Development Variance Permit VP/080/08, to be
discussed in future reports to Council.
c) Planning Analysis:
Official Community Plan:
The area of the intersection of 232nd Street and 128th Avenue up to Dogwood Avenue is considered
a Historic Commercial centre in the Official Community Plan (OCP). The neighbourhood commercial
use with the rental accommodation on the upper floor is supported by the following OCP policies:
Policy 6-45 – Maple Ridge will support limited commercial development in Historic Commercial
centres to provide for the commercial needs of the adjacent population. The Historic
Centres generally reflect the historic commercial footprint of the area. Limited infill or
expansion of a Historic Commercial centre may be supported if the development is
sensitive to the historic character of the centre, and is compatible in use and form
with the surrounding area.
Policy 3-33 – Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms.
Policy 3-34 – Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District.
OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and
number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special
housing needs throughout the District. A Restrictive Covenant and Housing Agreement will include
the language necessary to secure this as rental housing. The Housing Action Plan has not been
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completed; however, the proposed rental apartments would be a step in addressing the kinds of
housing and affordability issues this study will be identifying. This approach has been used for
similar mixed-use projects in the vicinity of 240th Street and 112th Avenue.
Zoning Bylaw and Housing Agreement Bylaw:
The C-1 (Neighbourhood Commercial) zone permits a maximum lot coverage of 40% of the net lot
area and a maximum building height of 7.5 m. The proposed lot coverage is 30% and a height
variance will be required for the proposed height of 7.8 m. This zone also restricts gross floor area
of all permitted principal uses to an aggregate area of 279 m2 and all permitted accessory uses to
an aggregate area of 279 m2. A site-specific text amendment to the C-1 (Neighbourhood
Commercial) zone is proposed to permit “apartment use” and “parking” as principal uses and to
permit the maximum gross floor area of the principal use not to exceed 959.5 m2. This site-specific
text amendment also restricts the ground floor commercial uses to a gross floor area of 530.6 m2
(see Appendix B).
The C-1 (Neighbourhood Commercial) zone requires the front and exterior side yard setbacks to be
7.5 m; the rear setback to be 6.0 m and the interior side yard setback to be 3.0 m from the property
line. In order to bring the building closer to 232nd Street to have a greater street presence, setback
variances are being sought and are the subject of Development Variance Permit report VP/080/08
and are discussed in the following section.
The site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is supported by the
provision of rental housing with this development. These rental units will be secured through a
Section 905 Housing Agreement which is passed by Bylaw under Section 905 of the Local
Government Act. Section 905 of the Local Government Act states that:
(1) A local government may, by bylaw, enter into a housing agreement under this section.
(2) A housing agreement may include terms and conditions agreed to by the local government
and the owner regarding the occupancy of the housing units identified in the agreement,
including but not limited to terms and conditions respecting one or more of the following:
(a) the form of tenure of the housing units;….
This Housing Agreement will restrict the five units as rental units in perpetuity and will run with the
land regardless of a change in ownership, and will be enforceable by the District. This Housing
Agreement will increase the rental stock in Maple Ridge and allow the District to enforce the
conditions under Section 905 of the Local Government Act. The Housing Agreement Bylaw will be
discussed in a future report to Council.
Proposed Variances:
The applicant has requested the following variances for this development:
Front yard setback variance from 7.5 m to 1.57m to the roofline;
Exterior yard setback variance from 7.5 m to 0 m to the roofline;
Interior yard setback variance from 3.0 m to 1.2 m to the roofline;
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Height variance from 7.5 m to 7.8 m; and
Retaining wall height variance, to be greater than 1.2 m.
The requested variances are supported as they will result in a better designed building with an
improved street presence along 232nd Street and Dogwood Avenue (see Appendix C). The minor
increase in height is the result of a parapet used to obscure mechanical equipment on the roof.
Application VP/080/08 has been received and is currently being reviewed. This will be the subject
of a future Council report.
Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires 1 off-street parking space per 30 m² gross floor
area for retail or personal service commercial use in the C-1 (Neighbourhood Commercial) zone; 1
sapce per unit for apartment use; and 0.2 spaces per unit for visitors. This results in a total of 24
required off-street parking spaces for this development. The applicant is proposing to provide 52
off-street parking stalls in total (34 for the subject property, and 18 for 12968 232nd Street (the
Black Sheep Pub), which will be provided through a restrictive covenant), plus a loading zone.
The Black Sheep Pub, located at 12968 232nd Street, currently requires a total of 73 off-street
parking spaces; however only 60 spaces are able to be provided on this property. An access and
parking easement was previously registered with the Development Permit DP/080/08 that provided
13 spaces for 12968 232nd Street (the Black Sheep Pub). This easement will be discharged and
replaced by an access and parking easement that will allow for 18 spaces for 12968 232nd Street
(the Black Sheep Pub), allowing for five more additional off-street parking spaces than what is
required by the Off-Street Parking and Loading Bylaw.
When the old pub existed, some residents complained about pub patrons parking on Dogwood
Avenue. Since the new pub opened, there have been no parking complaints documented. Prior to
the new pub opening, residents were offered “Resident Only” parking under Council’s policy. The
majority of residents declined this offer. Going forward, the District will continue to monitor parking
on Dogwood Avenue. Should non-resident parking become an issue with pub patrons parking along
Dogwood Avenue and blocking the roadway or driveways, then “Resident Only” parking will again be
offered. A modified option could entail the consideration of “Resident Only” parking on the section
of Dogwood Avenue in proximity to the pub, with the actual distance to be evaluated based on
parking patterns.
Development Permits:
A Form and Character Development Permit is required for this commercial and residential
development. Application 2012-062-DP has been received and is currently being reviewed. This will
be the subject of a future Council report.
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Advisory Design Panel:
The application was forwarded to the Advisory Design Panel on July 9, 2013. Resolutions were
proposed and have been addressed. These will be discussed in the 2012-062-DP Council report for
the Development Permit.
Development Information Meeting:
A Development Information Meeting was not required for this development as it did not require an
OCP amendment and there is less than 25 dwelling units proposed, as per Council Policy 6.20
Development Information Meetings.
d)Interdepartmental Implications:
Engineering Department:
A Rezoning Servicing Agreement was registered on Title with the rezoning application RZ/080/08
that was given final reading on January 10, 2012.
The storm sewer connection will require a utility trench be cut into the new asphalt on 232nd Street
that was placed in 2009 with the District’s road improvement project. The design engineer will be
requested to move the connection to Dogwood Avenue where new asphalt will be placed with the
development to avoid disturbing the asphalt on 232nd Street. Should the connection not be able to
go to Dogwood Avenue for any reason, then pavement degradation charges will be applied and be
the responsibility of the applicant.
e)Citizen/Customer Implications:
The arborist report dated January 7, 2013, provided by PMG Landscape Architects for this
development identified two trees along the northwestern property line that would need to be
removed for this development to occur. A tree removal agreement signed by the owners of 23214
130th Avenue has been received, giving permission to Beta Enterprises to have the trees removed by
a licensed tree removal contractor. The arborist report notes that the Birch tree is in poor health
and the Alder tree has been poorly pruned such that neither tree is considered to offer any
significant value and are not proposed to be replaced; however, Council may want to consider the
loss of urban tree canopy to be worth preservation where possible or replacement requirements for
trees removed.
The additional underground parking provided with this development will help to alleviate the parking
concerns in the neighbourhood, by providing 18 stalls through a restrictive covenant, to 12968
232nd Street (the Black Sheep Pub), five more than what is required by the Off-Street Parking and
Loading Bylaw.
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CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No.
7003 – 2013, and that application 2013-052-RZ be forwarded to Public Hearing, along with the
recommendation to discharge Land Use Contracts R4089 and Y146324.
“Original signed by Michelle Baski”________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 7003 – 2013
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 30, 2013 2013-052-RZ BY: JV
23227 Dogwood Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T
12968 232572317712899 23240232982322323265232282322723241232362315123100
12912 232452324223262232142335323271232872328023199/2326423299232 ST.
129 AVE.
130 AVE.232 ST.
P 75590
A
G
P 77424
2
2
P 25708
LMP 46534
SK 12238
6
1
A
F
Rem. C
P 26004 22
5
CP
DP 15594
P 14790
21
3
P 15594
P 77424
K *LMP6904C
Rem A
P
P 20593
I
P 10938
1
BCP 38954
P 20593
*PP131P 14790
J
3
N
P 15594
33
E
P 6337
W 1/2 4
P 15594
Subject Property
´
Scale: 1:1,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7003 – 2013
A Bylaw to amend the text of Maple Ridge 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. 7003 – 2013."
2.That PART 7 COMMERCIAL ZONES, 701 NEIGHBOURHOOD COMMERCIAL: C-1 1.
PERMITTED PRINCIPAL USES is amended by:
i.item e) is amended by adding the following legal description in the correct
sequence:
Lot 1 Section 28 Township 12 New Westminster District Plan LMP46534
Except: Plan BCP39158; PID 024-815-756
ii.Adding item f) off-street parking is permitted specific to the following site:
Lot 1 Section 28 Township 12 New Westminster District Plan LMP46534
Except: Plan BCP39158; PID 024-815-756
3.That PART 7 COMMERCIAL ZONES, 701 NEIGHBOURHOOD COMMERCIAL: C-1 8.
OTHER REGULATIONS is amended by:
i.item a) is amended by adding “principal off-street parking” before “and
accessory off-street parking and loading…”
ii.item b) is amended by adding the following in the correct sequence:
(iv) The gross floor area of all permitted principal uses shall not in the
aggregate exceed 959.5 m² on Lot 1 Section 28 Township 12, New
Westminster District Plan LMP46534 Except Plan: BCP39158; PID
024-815-756. Gross floor area of the ground floor commercial uses
shall not exceed a total of 530.6 m².
iii.item f) is amended by adding the following legal description in the correct
sequence:
Lot 1 Section 28 Township 12 New Westminster District Plan LMP46534
Except: Plan BCP39158; PID 024-815-756
4.Maple Ridge Zoning Bylaw No. 3510 – 1985, as amended, is hereby amended
accordingly.
READ a first time the 11th day of March, 2014.
READ a second time the 11th day of March, 2014.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
232 STREET DOGWOOD AVE.P.L 57.87m ( 189.86 ft.)P.L 57.92m ( 190.03 ft.)P.L 30.50m ( 100.07 ft.)FOR COMMERCIAL UNITS4 FT. HIGH PT.SOLID WOOD FENCETOTAL 17 STALLS AT GRADELOADINGZONET.O RETAIN. WALL 17.09mT.O RETAIN.WALL 17.09mT.O RETAIN.WALL 18.29mTOP OF 4 FT. HIGHWOOD FENCE@ 19.49mTOP OF 4 FT. HIGH WOOD FENCE@ 19.49mTIER 2
TIER 2TIER 1TIER 1
T.O RETAIN. WALL 16.18mT.O RETAIN. WALL 18.29mLANDSCAPED AREARETAINING WALLRETAINING WALL
618 4NEW LET DOWN TOUNDERGROUNDNEW LET DOWNH.C 171014WALKWAYWALKWAYPAVERSOUT DOORPATIOAREATWO STOREYBUILDINGSTAIRS TOUNDERGROUNDPARKINGWALKWAYUNDERGROUND PARKINGWALL BELOWVISITOR 1633'-0" WALKWAYTIER 3TIER 2TIER 1T.O RETAIN. WALL 17.09mTIER 1T.O RETAIN.WALL 18.29mT.O RETAIN. WALL@ 17.09mT.O FIN. GRADE 17.65MWALKWAYPAVERSWALKWAYPAVERSSTREET TREES ASPER LANDSCAPEDRAWINGS24"X24"X48"CULTURED STONE COLUMNWITH BUILT-IN LIGHTING AT WALKWAYENTRANCE(2) 24"X24"X84"CULTURED STONECOLUMNWHEEL CHAIR RAMPALDER TREES TO BEREMOVED12 S.C21311 S.C15PROJECT DATALEGAL DISCRIPTION :LOT 1 SECTION 28 TOWNSHIP 12NWD PLAN LMP46534CIVIC ADDRESS :23227 DOGWOOD AVENUE,MAPLE RIDGE B.CZONING:EXISTING ZONE: C-1SITE AREA:1,757.80 SQ.M. (18,931.51 SQ.FT. )TOTAL BUILDING HEIGHT :PERMITTED: 7.5M (24.6')PROPOSED = 7.8M (25.59')LOT COVERAGEPERMITTED = 40% 703.12 SQ.M. (7,572.60 SQ.FT.)PROPOSED = 30.1% 530.64 SQ.M. (5,714.99 SQ.FT.)GROSS FLOOR AREA :PERMITTED PRINCIPAL: 279.0 SQ.M. (3,004.83 SQ. FT.)PROPOSED: (MAIN FLR.)COMMERCIAL UNITS 473.52 SQ.M. (5,099.80 SQ.FT.)GARBAGE ROOM 16.09 SQ.M. (173.31 SQ. FT.)STAIR WELLS41.03 SQ.M. (441.88 SQ.FT.)TOTAL 530.64 SQ.M. (5,714.99 SQ.FT.)PERMITTED ACCESSORY: 279.0 SQ.M. (3,004.83 SQ. FT.)PROPOSED: (SECOND FLOOR)UNIT 1 67.96 SQ.M. (732.00 SQ.FT.)UNIT 2 64.97 SQ.M. (699.82 SQ.FT.)UNIT 370.34 SQ.M. (757.62 SQ. FT.)UNIT 485.92 SQ.M. (925.35 SQ.FT.)UNIT 585.24 SQ.M. (918.03 SQ.FT.)COMMON AREA54.41 SQ.M. (586.01 SQ.FT.)TOTAL 428.86 SQ.M. (4,618.83 SQ.FT.)OFF STREET PARKING:COMMERCIAL:530.64 SQ.M. / STALL PER 30 SQ.M. = 17.68TOTAL REQ'D = 18APARTMENT:1 UNIT = 1.0 PER DWELLING USETOTAL REQ'D = 5VISITORS5 UNIT = 0.2 PER DWELLING USETOTAL REQ'D = 1TOTAL REQ'D: 18 + 5+ 1 = 24 STALLSSETBACKS:FRONT YARD REQ'D: 7.5M (24.6') PROVIDED: 2.49 M (8.16' @ COLUMN)(232ND STREET) 4.27 M (14.00' TO BUILDING)1.57 m (5.16' TO ROOF)REAR YARD REQ'D: 6.0M (19.7') PROVIDED: 28.42 M (93.25' @ COLUMN)30.86 M (101.25' TO BUILDING)EXTERIOR SIDE YARD REQ'D: 7.5M (24.6') PROVIDED: 0.00 M (0.00' @ COLUMN)(DOGWOOD AVENUE) 2.84 M (9.33' TO BUILDING)0.00 m (0.00' TO ROOF)INTERIOR SIDE YARD REQ'D: 3.0M (10.0') PROVIDED: 1.8M (6.0')1.2 m (4.0' TO ROOF)PROVIDED: 1 H/C4 SMALL CAR47 STANDARDSMALL CAR PERMITTED 10% = 5.2 (5 SMALL CAR)TOTAL PROVIDED: 52 STALLS(34 STALLS FOR 23227 DOGWOOD AVE.)(18 STALLS DEDICATED TO BLACK SHEEP PUB)LOADING ZONE REQ'D: = 1 PROVIDED: = 1- REQ'D AISLE WIDTH: = 7.3M (24.0' ABOVE GROUND)= 7.0M (23.0' CONCEALED))- PROVIDED: 7.3M (24.0' ABOVE GROUND)7.0M (23.0' CONCEALED)DRAWING INDEX - ARCHITECTURALA1 - SITE PLANA1.1 - UNDERGROUND PARKING PLANA1.2 RETAINING WALLA2 - FLOOR PLANSA2.1 ROOF PLANA3 - SOUTH & WEST ELEVATIONSA3.1 - NORTH & EAST ELEVATIONSA3.2 - BUILDING MASSA4 - SECTION A & BARCHITECTDAVID J. HO ARCHITECT INC.202-3190 ST. JOHN'S STREETPORT MOODY B.C V3H 2C7TEL. 604.469.9649 FAX. 604.469.0800STRUCTURAL ENGINEERTHOMAS LEUNG STRUCTURAL ENGINEER121 6th AVE. VANCOUVER B.CTEL. 604.873.1768 FAX. 604.873.9978CIVIL ENGINEERH.Y ENGINEERING200 - 9128 152ND STREET, SURREY B.CTEL.604.583.1616 FAX. 604.583.1737SURVEYORTERRA PACIFIC16133 110TH AVE SURREY, B.C V4N 4Y1TEL.604.951.7748 FAX. 604.951.7746ELECTRICAL ENGINEERINTERGRAL BUILDING CONSULTANTS4 - 15243 91 AVENUE SURREY B.CTEL. 604.790.6038 FAX. 604.468.8618MECHANICAL ENGINEERMEC ENGINEERING CONSULTING LTD.4 - 15243 91 AVENUE SURREY B.CTEL. 604.581.6338 FAX. 604.581.7448LANDSCAPE ARCHITECTHARRY HAGGARD LANDSCAPE ARCHITECT304 - 255 2ND STREET EASTNORTH VANCOUVER, B.C V7L 1C4TEL.604.985.0137ARBORISTPMG LANDSCAPE ARCHITECTSC100 - 4185 STILL CREEK DRIVEBURNABY, B.C V5C 6G9TEL.604.294.0011 FAX.604.294.0022
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-091-RZ
File Manager: Michelle Baski
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 Site Assessment, dated May 13, 2013, by Globe Geotech Ltd.
Tree Assessment, dated Dec 18, 2013, by Letts Environmental Consultants Ltd.
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 3, 2014
and Members of Council FILE NO: 2013-091-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7035 – 2013
20395 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone 20395 123 Avenue, the subject property, from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into two single family lots. This application is in compliance with the Official
Community Plan (OCP) and received first reading for Zone Amending Bylaw No. 7035 – 2013 on
November 26, 2013.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 7035 – 2013 be given second reading, and be
forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
i. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the subject property for the proposed development;
ii. Approval from the Coast Mountain Bus Company to relocate the existing bus stop that
is located in the middle of the subject property, to a location that is also acceptable to
the District of Maple Ridge;
iii. Removal of the existing buildings;
iv. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks; and
v. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner has provided a Site Profile for the subject land.
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Mayur Mehta
Owner: Anuradha Sharma
Legal Description: Lot 45, Except Part Dedicated Road on Plan LMP 6759, District Lot
276, Group 1, New Westminster District Plan 43216
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Uses: Single Family Residential and Duplex
Zones: RS-1 (One Family Urban Residential) and
RT-1 (Two Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.24 ha (0.59 acres)
Access: 123 Avenue
Servicing requirement: Urban Standard
Companion application: 2013-091-SD
b)Project Description:
The subject property is approximately 0.24 ha (0.59 acres) in size and is bound by single family
residential properties to the north, east, and west, and 123 Avenue to the south (see Appendix A).
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision
into two single family residential lots.
- 3 -
c) Planning Analysis:
Official Community Plan:
The development site is designated Urban Residential and is located on a Major Corridor, as
identified on Figure 4 of the OCP. The Urban Residential designation includes ground-oriented
housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes,
townhouses, apartments, or small lot intensive residential, subject to compliance with Major
Corridor Residential Infill policies. The subdivision of this property into two single-family lots and use
of the RS-1b (One Family Urban (Medium Density) Residential) zone is in compliance with the OCP.
Zoning Bylaw:
The current application proposes to rezone the subject property, located at 20395 123 Avenue from
the RS-1 (One Family Urban Residential) zone to the RS-1b (One Family Urban (Medium Density)
Residential) zone (see Appendix B). The RS-1b (One Family Urban (Medium Density) Residential)
zoned lots are proposed to be approximately 17 m in width and 70 m in depth, and 1198 m², which
is in compliance with the RS-1b (One Family Urban (Medium Density) Residential) zone (see
Appendix C).
Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development.
Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting was not required for this development as it did not require an
OCP amendment and there is less than 25 dwelling units proposed, as per Council Policy 6.20 for
Development Information Meetings.
d) Interdepartmental Implications:
Environmental Section of the Planning Department:
A Tree Survey was received in support of this application, which identified 40 trees on the subject
property. One tree was identified as a hazard tree to the property to the north of the subject
property and should be removed. This will be addressed at the subdivision stage. All other trees on
the subject property appear to be structurally sound. Proposed building envelopes were not
provided to the arborist to determine how many trees will need to be removed. The District of Maple
Ridge would prefer that as many trees as possible are retained, and for those trees that will be
- 4 -
retained, protective measures will be required to ensure that they are not damaged during
construction activities. The subject property is not within a watercourse setback area, therefore a re-
planting plan is not mandatory through a Watercourse Protection Development Permit; however,
Council may want to consider the loss of urban tree canopy to be worth preservation where possible
or replacement requirements for trees removed.
Engineering Department:
A Rezoning Servicing Agreement is not required for this rezoning application, as there are no works
or services required. A Subdivision Servicing Agreement will be required at the time of subdivision.
There is an existing Coast Mountain Bus stop in the middle of the site on 123 Avenue. The
subdivision will require construction of a driveway letdown near the bus stop, which might affect the
ability of the bus to operate at this location. Prior to approval of the zoning application, the applicant
must obtain approval from Coast Mountain Bus Company to change the location of the bus stop to a
new location that is also acceptable to the District of Maple Ridge. Any cost to make the change
that is not covered by the bus company would be the responsibility of the applicant as a condition of
subdivision.
CONCLUSION:
As this application is in compliance with the OCP, it is recommended that second reading be given to
Maple Ridge Zone Amending Bylaw No. 7035 – 2013 and that application 2013-091-RZ be
forwarded to Public Hearing.
“Original signed by Michelle Baski”________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”___________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7035 – 2013
Appendix C – Proposed Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 25, 2013 FILE: 2013-091-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
20395 123 AVENUE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7035 – 2013
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. 7035 – 2013."
2.That parcel or tract of land and premises known and described as:
Lot 45 Except: Part Dedicated Road on Plan LMP6759; District Lot 276 Group 1
New Westminster District Plan 43216
and outlined in heavy black line on Map No. 1598 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of November, 2013.
READ a second time the 11th day of March, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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12272
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20431204402045020462204802048320503205022032420301203282030320307122582038020305 20381/831225512275
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2043920435204102045320472204792048820487202942030812239
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204562046020475204712046020496IRVING ST.
123B AVE.
124 AVE.204 ST.124A AVE.204 ST.
CHATWINAVE.123B AVE.
122B AVE.204B ST.9
12
53
5
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LMP 1593
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6
20
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2
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11
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45P 21555
1
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E 150' 4
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1
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P 22101
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B
2
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P 71429
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82
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11
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18
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18
13
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P 17085P 40628LMP 1593
8LMP 5254Rem 42
7
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BCP 12914
3
17 P 74861
7
P 74861
2
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58
P 19098
P 15611
P 21555
Rem 80
6
13
9
3 P 78325
17
22
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25
BCP 40946
LMP
3
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1
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8
BCP 1150
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8
13
P 19038
3
6
17
P 42230
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P 31261Rem 7
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*LMP13506
10
7
9
BCP 22537
11
15
P 37662
4
24
5
9
19
P 77017
6
15
4
P 74873
5 P 227476
7
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P 43216
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81
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59
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P 72064
LMP 1593
8
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BLMP 35108
3
1
12
P 76349LMP 1594 EP 74860LMP 5256LMP 1594 BCP 40947EP 74860RW 74874 EPP 24619LMP6713
EP 76691
EP 74860
LMP 6759 LMP 6719EP 42229LMP 5255
3.0
123 AVE.203 ST.´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7035-20131598
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-002-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Topographic plan, Wade and Associates, Apr 28, 2011
Geotechnical Report, Valley Geotechnical, Aug 11, 2011
Arborist Report, Envirowest Consultants Inc., May 17, 2013
On-site Disposal Systems Report, ABM Eng. Services, Mar 18, 2013
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 17, 2014
and Members of Council FILE NO: 2011-002-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6795 - 2011
25608 Bosonworth Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from A-2 (Upland Agricultural) to
RS-2 (One Family Suburban Residential), to permit a future subdivision of 3 lots.
The proposed RS-2 (One Family Suburban Residential) zoning complies with the Official Community
Plan.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6795 - 2011 be given second reading and be forwarded to
Public Hearing; and
2.That the following term(s) and condition(s) 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.Road widening, truncation and cul-de-sac turn-around as required;
iii.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;
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.Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Paul Hayes
Owner: Ian A. Speckman
Legal Description: Lot 1, Section 12, Township 12, New Westminstwer Plan 2713
OCP:
Existing: Suburban Residential
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation Agricultural and Suburban Residential
South: Use: Vacant District Land
Zone: A-2 (Upland Agricultural)
Designation: Forest
East: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Suburban Residential
West: Use: Single Family Residential Strata
Zone: RG-2 (Suburban Residential Strata)
Designation: Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.882 HA. (4.56 Acres)
Access: Bosonworth Avenue and 256 Street
Servicing requirement: On-site septic and municipal water
Companion Applications: 2011-002-SD
b)Project Description:
The applicant is seeking to rezone the subject 1.882 hectare (4.56 acre) property from A-2 (Upland
Agricultural) to RS-2 (One Family Suburban Residential), to create 3 single family lots. Two of the
proposed lots will front on Bosonworth Avenue and the third southernmost lot will face 256 Street.
Bosonworth Avenue becomes an unpaved gravel road in front of this property and 256 Street has
been constructed south of Bosonworth Avenue as part of the Grant Hill subdivision to the west.
Widening and paving of Bosonworth Avenue, a cul-de-sac turnaround at the current south terminus
of 256 Street and a corner truncation at the intersection of these two streets will be provided as part
of the subdivision associated with this rezoning application.
- 3 -
The subject property contains an existing dwelling to be retained. It will be sited on one of the three
lots in accordance with Zoning Bylaw setback requirements. The land slopes upwards from
Bosonworth Avenue and is particularly steep at the southern end of the site abutting the District
Forest Lands. The southern portion of the site and the unconstructed portion of 256 Street will be
retained in its natural state.
A preliminary site plan showing the lot layout, proposed building envelopes and on-site septic
disposal areas is attached for reference (Appendix C).
c) Planning Analysis:
Official Community Plan:
The proposal for RS-2 (One Family Suburban Residential) Zoning is consistent with the zones
permitted in the Zoning Matrix for lands designated as Suburban Residential. Consequently, the
proposal is consistent with the existing Official Community Plan designation.
Zoning Bylaw:
The proposed lots will meet the minimum lot width, depth and area set out in the Zoning Bylaw for
RS-2 (One Family Suburban Residential) zone. Each lot is at least 0.40 hectares (1.0 acre) in area,
with the southern lot having a greater area of 1.055 hectares. The two lots along Bosonworth
Avenue will be about 50 metres wide and 84 metres deep, and Lot 3 is about 100 metres in both
width and depth. Lot 3 is larger to permit adequate space for a building site and septic fields due to
the sloping conditions of the land.
Development Information Meeting:
A Development Information Meeting was not required because the proposed subdivision will result
in fewer than 25 dwelling units, and no Official Community Plan amendment is required.
d) Environmental Implications:
At first reading, it was anticipated that pursuant to Section 8.10 of the Official Community Plan, a
Natural Features Development Permit (NFDP) application would be required for the portion of the
site with an average natural slope of greater than 15 percent.
After further review, it has been determined that a development permit will not be required. Instead,
the sloping lands in the southern part of the site will be subject to a no-build/no disturb steep slope
covenant. Plantings will be undertaken by the applicant in lieu of a development permit, for
restoration and enhancement works along an unbuilt portion of 256 Street north of Bosonworth
Avenue in conjunction with another site (2012-102-RZ) being developed by the same applicant.
The necessary covenant and accompanying explanatory plan will be registered on proposed Lot 3 at
the time of subdivision.
- 4 -
e)Interdepartmental Implications:
Engineering Department:
Engineering has identified a number of required off site works including: construction of Bosonworth
to a rural standard (it is currently a gravel road) in front of the property, a corner truncation,
dedication to complete the cul-de-sac at the south end of 256 Street, storm water/drainage works
on Bosonworth, and installing a mast-arm street light and new water service connections.
Latecomers for the area’s water system and road access onto 256 Street may apply.
Parks & Leisure Services Department:
An existing off road trail within the Bosonworth Avenue right-of-way may need to be accommodated
as a boulevard trail in the road right of way in conjunction with the construction of Bosonworth
Avenue across the frontage of the property. This will be determined as part of the subdivision
approval process.
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6795 –
2011 and that application be forwarded to Public Hearing.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 14, 2014 FILE: 2011-002-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
256 STBOSONWORTH AVE
´
Scale: 1:2,000
25608 BOSONWORTH AVENUE
GODWIN DR
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6795 - 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. 6795 - 2011."
2.That parcel or tract of land and premises known and described as:
Lot 1 Section 12 Township 12 New Westminster District Plan 2713
and outlined in heavy black line on Map No. 1510 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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 8th day of February, A.D. 2011.
READ a second time the 25th day of March, A.D. 2014
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
25500255362554825592255182546725541255802560825577255542558811224
25518255562557211225
11284
255022552311267
25540255962563025505255902555925595SL44 SL45
SL47
1
P 2713
14
4
SL40
SL60 SL59
SL48
3
P 2713
P 17459
SL50 SL49
P 2713
2
SL62
P 17459
SL58
16
SL52
EPS 234
5
Rem 6
SL39
EPS 234
SL57
EP 17454
SL41
SL51
SL42 SL43
8
EPS 234
SL61
SL46
15
A
13
EPP 7740
EPP 15738
EPP 7740
BCP 39012
EPP 15740
EPP 7740
EPP 7741
EPP 7740BCP 39013
EPP 7741
EPP 7742
EPP 20792
BCP 39013BCP 39013
BCP 39013
EPP 18222EPP 18221
EPP 7740BOSONWORTH AVE.PALMER ROLPH ST.GODWIN DRIVE 256 ST.´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
A-2 (Upland Agricultural)
RS-2 (One Family Suburban Residential)
6795-20111510