HomeMy WebLinkAbout2014-05-20 Public Hearing Meeting Agenda and Reports.pdf
District of Maple Ridge
PUBLIC
HEARING
May 20, 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, May 20, 2014
to consider the following bylaws:
1) 2012-102-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6965-2013
LEGAL: Lot 8, Section 13, Township 12, New Westminster District, Plan 8336
LOCATION: 25638 112 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit a future subdivision into four RS-2 lots and one RS-3 lot
remaining in the ALR.
2) 2013-082-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7037-2013
LEGAL: Lot 21, Section 28, Township 12, New Westminster District,
Plan 47603
LOCATION: 13260 236 Street
FROM: RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To allow the construction of approximately 61 townhouse units
3a) 2013-016-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7069-2014
LEGAL: Lot 2, Except portions in: Plan 16202; Parcel “A” (Explanatory Plan 14836);
Parcel “A” (Plan BCP24879); Group 1, District Lot 263, Group 1, New
Westminster District, Plan 13328
LOCATION: 20178 Chatwin Avenue
PURPOSE: To amend the Urban Area Boundary of Schedule “B” of the Official
Community Plan to include the site into the Urban Area Boundary,
as shown on Map No. 868
PURPOSE: To amend Schedule “B” of the Official Community Plan,
as shown on Map No. 869
FROM: Agriculture and Park in the ALR
TO: Urban Residential , Conservation and Park
AND: To amend Schedule “C” of the Official Community Plan, as shown on Map
No. 870, to add as Conservation to Schedule “C”
Map No. 868
Map No. 869
Map No. 870
3b) 2013-016-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6978-2013
LEGAL: Lot 2, Except portions in: Plan 16202; Parcel “A” (Explanatory Plan 14836);
Parcel “A” (Plan BCP24879); Group 1, District Lot 263, Group 1, New
Westminster District, Plan 13328
LOCATION: 20178 Chatwin Avenue
FROM: RS-3 (One Family Rural Residential) and
RS-1 (One Family Urban Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE: To permit a future subdivision of approximately 13 new single family lots,
and one existing lot.
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 these 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 May 7, 2014 to May 20, 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., May 20, 2014.
All written submissions and e-mails will become part of the public record.
Dated this 7th day of May, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-102-RZ
File Manager:
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 and Hazard Assessment Report, Valley Geotechnical Engineering Services, Ltd. November 12, 2012
Agricultural Impact Assessment, Environwest Consultants Inc. (May 17, 2013)
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014
and Members of Council FILE NO: 2012-102-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6965-2013
25638 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the portion of the subject property located outside of
the Agricultural Land Reserve (ALR) from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential) to permit a future subdivision into four (4) RS-2 lots and one RS-3 lot
remaining in the ALR
This application received first reading for Zone Amending Bylaw No. 6965-2013 on March 12,
2013 and second reading on March 25, 2014. The site is identified by the Agricultural Land
Commission as one of the “Remnant Properties” in their comments concerning the Albion Flats
Concept Plan. The applicant was given the option of proceeding with an exclusion application on
the rear portion of the development site ahead of rezoning. The applicant did not choose to do
the exclusion; therefore, instead of rezoning from RS-3 to RS-2 (One Family Suburban
Residential) and A-1 (Small Holding Agricultural), the northern portion located in the ALR will
retain its current RS-3 zoning.
This report is being brought forward because the bylaw granting second reading on March 25,
2014 contained an error – the map schedule correctly showed the front being rezoned from RS-3
to RS-2 and the rear retaining RS-3; however the bylaw text still referred to the A-1 Zone. This
inconsistency needs to be corrected by rescinding second reading, amending the bylaw and
granting second reading to the amended bylaw before being advanced to Public Hearing.
The southern portion is proposed to be subdivided into 4 RS-2 lots. The proposed RS-2 (One
Family Suburban Residential) zoning complies with the Official Community Plan.
RECOMMENDATIONS:
1. That second reading for Zone Amending Bylaw No. 6965-2013 be rescinded;
2. That Zone Amending Bylaw No. 6965-2013 be amended as identified in the staff report
dated April 7, 2014, be given second reading, and be forwarded to Public Hearing; and
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3. 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. Road dedication 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. Registration of a Tree Protection/Steep Slope Restrictive Covenant at the Land Title
Office;
v. Registration of a Agricultural Impact Assessment report and a Landscaping Plan for
a buffer along the Agricultural Land Reserve Boundary at the Land Title Office;
vi. Entering into a Restoration and Enhancement Agreement for the unconstructed
portion of the 256 Street allowance abutting the site;
vii. Removal of the existing building/s;
viii. 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.
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: Walter and Karoline Heckmann
Legal Description: Lot 8, Section 13, Township 12, Plan 8336
OCP:
Existing: Agricultural, Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
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Surrounding Uses:
North: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Vacant, forested
Proposed Use of Property: Residential
Site Area: 4.047 Ha (10 acres)
Access: Non-ALR lots: Bosonworth Avenue
ALR lot: 112 Avenue
Servicing requirement: Non-ALR lots: Municipal water and on-site septic disposal;
ALR lot: Well water and on-site septic disposal
b) Project Description:
The subject property slopes down from Bosonworth Avenue northward through the ALR and to 112
Avenue. The property is currently forested, except for a clearing at the northern end. A small existing
structure will be removed prior to final reading. The site is serviced with a well and septic fields.
The applicant proposes to rezone the southern portion of the property that is not in the ALR from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential. This will permit the
creation of about 4 lots having an area of 0.45 Ha (1.1 acres) each fronting along Bosonworth
Avenue. The northern 2.22 Ha (5.5 acres) portion of the property within the Agricultural Land
Reserve will retain its RS-3 (One Family Rural Residential) zone.
The attached preliminary site plan shows the lot layout, proposed building envelopes and on-site
septic disposal areas (Appendix C). This subdivision does not require Agricultural Land Commission
approval because Section 10 (1) (d) of the Agricultural Land Reserve Use, Subdivision and
Procedure Regulations allows the Approving Officer to establish a legal boundary along the boundary
of the Agricultural Land Reserve.
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c) Planning Analysis:
Official Community Plan:
The southern portion of the development site is currently designated Suburban Residential and the
northern portion located and being subdivided along the Agricultural Land Reserve boundary is
currently designated Agricultural. The proposed rezoning complies with the established
designations.
Zoning Bylaw:
The application proposes to rezone the southern portion of the property located at 25638 112
Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to
permit four 0.45 Ha (1.1 acre) RS-2 lots, and a remnant 2.22 Ha (5.5 acres) RS-3 parcel in the
Agricultural Land Reserve. The proposed lots will comply with Zoning Bylaw requirement for lot area,
width and depth.
Subdivision and Development Services Bylaw:
256 Street is an unconstructed road to the west of the subject site. Due to excessive grade, the
Engineering Department determined it cannot be built within municipal road standards and a
development variance permit is required to dispense with its construction. Engineering is supportive
of this variance. A separate report will be forwarded to Council on this matter at a future date.
The road allowance contains a water pumping station at the bottom of the hill on 112 Avenue, and
municipal water main from the station up the hill to Bosonworth Avenue and then further south to
the Grant Hill Reservoir.
Development Information Meeting:
A development Information Meeting was not required because the proposed subdivision will result in
fewer than 25 dwelling units.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Natural Feature Development Permit is
required to address excessive sloping conditions on portions of the site.
This development permit will be coordinated with these landscaping requirements:
Restoration and enhancement plantings will be undertaken by the applicant in lieu of
plantings on the subject site and another to the south (2011-002-RZ). This planting will be
designed not to impact the recently installed water main and to stabilize the sloping 256
Street right-of-way.
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Landscaping will be planted along the rear of the proposed 4 lots and on the eastern side of
the easternmost lot to create a buffer with the Agricultural Land Reserve in accordance with
the Landscaping Buffer Specification established by the Agricutural Land Commission.
d) Environmental Implications:
The site is covered by a tree canopy that increases in intensity from north (along 112 Avenue) to
south (along Bosonworth Avenue). The site is characterized by slopes between 10 and 25 percent.
The southeastern portion of the site has excessive sloping (more than 25%) conditions. Therefore,
the proposed eastern lot will be subject to a Tree Protection/Steep Slope Restrictive Covenant to be
registered on title as a third reading condition.
The Arborist Report and Tree Survey identify trees to be removed to provide envelopes for building
sites and septic fields. Plans have been submitted identifying these envelopes. These envelopes will
need to be adjusted for best practices as part of fulfilling subdivision conditions, particularly on the
easternmost lot.
A geotechnical engineer must insure that any lot grading will have no impact on slope stability.
A combination of Development Permit and Restoration and Enhancement Agreement will be used to
protect sensitive sloping areas and provide the specification for the necessary plantings to maintain
slope stability on the site and along the 256 Street right-of-way.
e) Agricultural Impact:
Policy 6-12 b) strives to protect the productivity of agricultural lands by “requiring agricultural impact
assessments (AIAs) and Groundwater Impact Assessment of non-farm development and
infrastructure projects and identifying measures to off-set impacts on agricultural capability.”
An Agricultural Impact Assessment report has been provided that satisfies District requirements for
this purpose. This report confirms that there will be no direct or indirect drainage, water quality,
noise and traffic impact on the agricultural area. A Landscaping Buffer Plan in accordance with ALC
and District standards will be completed by the applicant.
Registration of a Restrictive Covenant, with the Agricultural Impact Assessment report, a
Landscaping Buffer Plan and submission of a security, is a third reading requirement.
f) Interdepartmental Implications:
Building Department:
Comments from Building include: referencing the 2012 Building Code in the Geotechnical Report,
insuring building permits are obtained to demolish existing buildings, and insuring the final site
grading plan provides for smooth grade transitions between lots.
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Engineering Department:
Comments from Engineering have identified some off-site requirements that the applicant needs to
address. These include: road widening along 112 and Bosonworth Avenues, and the construction of
Bossonworth Avenue (currently a gravel road) to a rural standard. Engineering further advises that
the location and design of each driveway be reviewed to avoid excessive driveway grades.
Fire Department:
Due to heavy tree cover, Fire requires adequate clearance to each future residential dwelling. When
constructed, the driveways will need to be clear of vegetation 6 metres wide and minimum 5 metres
high with a 5 metre wide drivable surface.
CONCLUSION:
It is recommended that Maple Ridge Zone Amending Bylaw No. 6965-2013 have second reading
rescinded, be amended as identified in the staff report dated April 7, 2014, be given second reading
as amended, and 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 David Pollock” for
_______________________________________________
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: Feb 25, 2013 FILE: 2012-102-RZ BY: PC
25638 112 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:3,000
BOSONWORTH AVE PALMER ROLPH ST
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6965-2013
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. 6965-2013."
2. That parcel or tract of land and premises known and described as:
Lot 8 Section 13 Township 12 New Westminster District Plan 8336
and outlined in heavy black line on Map No. 1579 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 12th day of March, 2013.
READ a second time the 25th day of March, 2014
SECOND READING WAS RESCINDED the 8th day of April, 2014.
RE-READ a second time the 8th day of April, 2014.
PUBLIC HEARING held the day of , 2014.
READ a third time the day of , 2014.
APPROVED by the Minister of Transportation this day of , 2014.
ADOPTED, the day of , 2014.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
25536255922554925638256082554225663/972555411198 (PUMP STATION)25676255722558025575112252560911360
1126725520
256302559025731256 ST.112 AVE.
10
SL47
SL60 SL59
SL48
14
SL50
P 17459
SL49
11
13
P 17459
SL58
7
15
5
12
P 8336
Rem 6
EPS 234
SL57
EP 17454
8
P 27239
A
EPP 18221 BOSONWORTH AVE.256 ST.256 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
6965-20131579
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-082-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 Investigation Report by Valley Geotechnical Services Ltd. Dated November 1, 2013
Revised drawings adding ADP resolution (architectural and landscape drawings)
Preliminary Storm Water Management Plan
Preliminary sidewalk amenity drawing
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 14, 2014
and Members of Council FILE NO: 2013-082-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.7037-2013
13260 236 Street
EXECUTIVE SUMMARY:
The proposal is to rezone the subject property (Appendix A) from RS-3 (One Family Rural
Residential), and RS-2 (One Family Suburban Residential) zones to RM-1 (Townhouse Residential)
zone.
At the September 24, 2013 meeting, Council reviewed a staff report recommending denial for this
application. At this meeting, Council resolved that staff prepare the bylaw amendments in support of
this development application, subject to the developer committing to build a sidewalk as an off-site
amenity for the neighbourhood, as a compensation for the higher density proposed.
At the December 10, 2013 meeting, Council granted first reading to Zone Amending Bylaw No.
7037-2013. The developer (Portrait Homes) is seeking a site-specific zoning text amendment to
permit an increase in the total gross floor area (i.e. from permitted 0.6 FSR to 0.64 FSR) which
translates to 61 units or a density of 49.98 units per net hectare. Some setback and height
variances will be required to achieve this density. As a compensation for the increased gross floor
area, the developer is offering an amenity in the form of a new sidewalk located on the west side of
236 Street between 132nd Avenue and Fern Crescent (Appendix D). This sidewalk installation will
cost approximately $135,000.00 and is anticipated to improve pedestrian connectivity in this part of
Silver Valley. Since first reading the developer has revised the proposal, reducing the number of
townhouse units from 64 to 61. This proposal as revised (Appendix C) does not require an OCP
amendment.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 7037-2013 be amended as identified in the
staff report dated April 14, 2014, 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 Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
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ii. Road dedication 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. Removal of the existing buildings;
v. Registration of a Restrictive Covenant protecting the Visitor Parking;
vi. Construction of the sidewalk along 236th Street up to Fern Crescent;
vii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
viii. 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; and
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land.
DISCUSSION:
a) Background Context:
Applicant: Randy Dick
Owner: Portrait Homes Ltd.
Legal Description: Lot: 21, Section: 28, Township: 12, Plan: NWP 47603
OCP:
Existing: Medium-High Density Residential
Proposed: Medium-High Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential and 133rd Avenue
Zone: R-1 (Residential District)
Designation Medium-High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium-High Density Residential
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East: Use: Vacant currently (recently approved 69 townhouses,
Conservation and one Single Family Residential)
Zone: RS-2 (One Family Suburban Residential); RS-3
(One Family Rural Residential); and RM-1
(Townhouse Residential)
Designation: Medium-High Density Residential and
Conservation
West: Use: Single Family Residential, Street Townhouses and
236th Street
Zone: RS-2 (One Family Suburban Residential),
RS-3 (One Family Rural Residential) and
RST-SV (Street Townhouses- Silver Valley)
Designation: Medium-High Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential (townhouses)
Site Area: 3.017 acres or 12209.36 m2
Access: 236th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-082-DP and 2013-082-DVP
b) Site and Project Description:
The subject site (Appendix A) is located in Silver Valley and is bounded to the north by single family
lots, approximately 5-10 years old. To the west, there are new street townhouses, facing 236th Street
and to the east, a recently approved 69 unit townhouse development. To the south, facing 132nd
Avenue, are two single family lots, designated “Medium-High Density Residential” which are likely to
be re-developed in the near future. The subject site (Appendix A) is sloping down almost 12% from
north-east corner to the south-west corner, towards the intersection of 132nd Avenue and 236th
Street.
The current development proposal consists of 61 townhouse units in 17 blocks clustered around a
6.0 metre wide strata road. Main access to the site is proposed from 236th Street, in the south-west
corner (Appendix C). The units facing 133rd Avenue have direct pedestrian access on to 133rd
Avenue and are in a duplex form to be more sensitive to the existing single family houses north of
133rd Avenue. Each duplex has a combination of tandem and a two-car double wide garage
attached. Most of the units facing 236th Street are 3 storey units (13 feet or 3.96 metre wide) with
tandem parking arrangement (one enclosed garage and the second space on the driveway apron).
For the rest of the site, the proposal has a reasonable mix of tandem and double wide units. Out of a
total of 61 units proposed, 18 units have a 2-car double wide attached garage, while 43 units
(70.49%) have a tandem parking arrangement. Throughout the site, the unit block sizes vary from 2
to 5 attached units in each block. The proposed unit sizes vary from 119 m2 (1277 sft) to 162 m2
(1749 sft) giving a reasonable mix of two and three bedroom units. A large central green space
(amenity area) is surrounded by pedestrian walkways and townhouse blocks. The proposed rain and
storm water management scheme utilizes means such as infiltration of site run-off through
absorbent landscaping, rain gardens, bio swales, central green space between units, permeable
pavers for the visitor parking stalls and staggered landscaped beds with appropriate top soil. The
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Landscape Architect has provided a detailed landscape plan (Appendix F) that will be discussed in
the Development Permit report at a future Council meeting.
Proposed building finishes include a variety of finishes such as pre-finished vinyl siding, painted
board and batten siding, painted wood wall shingles, painted wooden bargeboards, fascia, columns,
beams, cultured stone cladding for column bases and fiberglass laminated shingles for roofing.
Details of the proposed materials and finishes will be discussed in a future Council report.
c) Planning Analysis:
Official Community Plan:
The development site (Appendix A) is located on the south-east corner of 236th Street and 133rd
Avenue, within the Silver Valley Area Plan, located just outside of the “River Village” Hamlet Centre.
The OCP designation for the subject site is “Medium-High Density Residential”.
Silver Valley Area Plan Policy 5.2 states:
River Village is located along a main arterial route in the Silver Valley area, on Fern Crescent,
between Maple Ridge Park to the south and an escarpment to the north and east.
The principles within the River Village area talk about making it a complete community with diverse
mix of uses and building types.
Principal 5.2.8 for River Village Hamlet states:
a) Residential densities range from 30 to 70 units per net hectare within a 5-minute walk of the
River Village. Approximately 400 residential units are proposed within this area, however, an
additional 575 residences are proposed within an 800 metre radius of the centre.
b) Higher densities of 70 units per hectare are generally limited to Balsam Street on opposing
sides of the north half of the Community Green. These densities are typically associated with
maisonette type apartment accommodation within a mansion building form.
c) Densities of 30-50 units per hectare will be encouraged for the balance of the River Village area
and may include attached as well as detached fee-simple housing.
d) In general, higher densities of 50 units per hectare should be located south of Balsam Creek
between 233rd Street and 235th Street and should be within 400 m or 5 minute walk from the
village centre.
Land uses in the periphery of the hamlet are meant to serve as a transition to higher density in the
Hamlet Centre. The subject site (Appendix A) is outside both: the defined higher density areas in the
Area Plan and the 400 metre or 5 minute walking radius of the River Village Hamlet Centre. Based
on the location, the density permitted for the subject site is 30-50 units per net hectare. The original
proposal with 64 townhouse units, exceeding 50 units per net hectare, needed an OCP amendment.
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This proposal was recently revised to 61 townhouse units after Council granted first reading, to
avoid the requirement of an OCP amendment. The density proposed as shown in the current
proposal is in compliance with the density for this area (Policy 5.2.8 c above). As a result an OCP
amendment is not required. However, a site-specific text amendment is necessary to allow an FSR
of 0.64 which exceeds the permitted floor space ratio in the RM-1 zone.
Zoning Bylaw:
The proposed zone requires a minimum usable open space of 45 m2 for each three-bedroom and
30 m2 for each two-bedroom unit. This zone also requires a Common Activity area of minimum 5 m2
per unit. The proposed useable open space and common activity area including the central green
space, front and exterior side yards exceeds the minimum required in the zone.
The proposed zone permits a floor space ratio (FSR) of 0.6 times the net lot area plus a 50 m2 area
per unit for habitable basements. The RM-1 zone permits a total gross floor area of 7322.33 m2 for
the subject site. The developer is requesting increased total gross floor area to 7808.75 m2 (i.e. an
FSR of 0.64 instead of 0.6 permitted) via a site-specific text amendment. This site-specific text
amendment is reflected in the revised Zone Amending Bylaw No. 7037-2013 as attached (Appendix
B). The first reading report showed an FSR of 0.67 which has been revised to 0.64 FSR as attached
in Appendix B. This proposal shows 10 more units than the previous application (RZ/085/08).
The RM-1 (Townhouse Residential) zone specifies the following setbacks: 7.5 metres from front, rear
and exterior side yard; 4.5 metres from an interior side yard for a wall with no windows to a
habitable room; and 6.0 metres from an interior side yard for a wall with a balcony or a window to a
habitable room. Maximum permitted height in this zone must not exceed 10.5 metres and 2.5
storeys. Some variances for setback, height and storeys of certain units are being sought, as
outlined below.
Proposed Variances to the Zoning Bylaw:
Some setback variances are being requested fro units facing 133rd Avenue (north) and 236th Street
(west) and are along the eastern and southern property lines. In addition to this all the proposed
units are three storeys in form and out of 61 units, 20 units are proposing a height of 11.75 metres
while 41 units are proposing a height of 11.5 metres.
A development variance permit allows Council some flexibility in the approval process. From a
design perspective these setback variances are minor and proposed with an intention of providing
better street presence. It should however be noted that the height and storey variances have
stemmed from the form/design and will not comply with the new Zoning Bylaw when measurement
will be to the mid point of the roof as opposed to currently being measured to the roof ridge. The
details of these variances (setback, height and storeys) 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 (Townhouse
Residential District zone) requires 2 parking spaces per unit for residents plus 0.2 spaces per unit
- 6 -
for visitors. Based on the required total on-site parking ratio for the RM-1 zone, 122 residential
stalls are required, which have been proposed in the form of tandem or double wide parking garages
attached to each unit. Out of a total of 61 units proposed, 18 have a 2-car double wide attached
garage, while 43 units (70.49%) have a tandem parking arrangement. All the units have driveway
aprons ranging in length from 4 to 6 metres. A total of 13 parking spaces are required for visitors,
which have been distributed throughout the site in between the building blocks as shown in the
proposed Site Plan (Appendix C).
Proposed Amenity:
The developer is required to provide all the off-site upgrades along both the street frontages, as a
condition of final reading on the rezoning. This is standard with any development application
requiring the land to be rezoned.
In addition to this the developer is offering to build a sidewalk going south, down the west side of
236th Street, from 132nd Avenue to Fern Crescent. This sidewalk is anticipated to be a 1.5 m asphalt
sidewalk as shown in a draft sketch attached as Appendix D. The details of the sidewalk will depend
on ground-truthing and be finalized with the off-site servicing drawings. The proposed sidewalk is
approximately estimated to cost the developer $135,000.00 plus other fees. The developer is
offering this as a type of amenity to offset the proposed excess gross floor area for the site. This will
also be a condition of final reading as mentioned in this report.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application and approval is required to ensure the current proposal enhances existing
neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential
conflicts with neighbouring land uses. This will be the subject of a future Council report.
Advisory Design Panel:
On February 11, 2014, the Advisory Design Panel reviewed the proposal for form and character.
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 for follow-up:
Consider pedestrian access on north internal street;
Consider more meaningful onsite pedestrian access & circulation from informal gravel paths
to more formal paths and elimination of the dead-end paths;
Consider onsite storm water detention methods on internal streets to maximize soil volume
for planting areas;
Consider using bio-swale treatment along 236 Street;
Reconsider access between buildings facing 236 Street for internal circulation;
Consider non-combustible materials in buildings of close proximity;
- 7 -
Consider centralizing the amenity area/green space to a better sun aspect (orientation)
and/or improving the visual supervision for all the residents including connectivity to 236th
Street;
Consider consistent wood detail (reference to the double wood detail) throughout the site;
Consider further natural play-scape elements in the amenity area/open space.
All the above stated concerns were addressed through design revisions such as improved
pedestrian connectivity to 236th Street and within the development, introducing bio-swales and
providing an improved Storm Water Management on site. These revisions were reviewed by the
Panel to their satisfaction. The details of these revisions will be discussed in a future Council report.
Development Information Meeting:
A Development Information Meeting was held on Thursday, April 3, 2014 from 5:00 to 7:30 pm at
the Yennadon Elementary School at 23347, 128th Avenue, Maple Ridge. The developer and his
team of consultants were present with the details of the proposal and to answer any questions from
the attendees. As per Council Policy 6.20, invitations were mailed to qualifying property owners;
advertisements were placed in the local paper and a notice was attached to the development sign
on site. Approximately 14 people attended this meeting and the concerns expressed and some
responses may be summarized as stated below:
There seemed to be a general concern about the existing traffic in the Rock Ridge area and
the negative impact on traffic due to increased gross floor are with this development. Some
expressed concerns about the safety at the corner of 236th Street and 133rd Avenue and
suggested that a traffic circle or four-way stop sign be installed;
There seemed to be positive support for the duplex form proposed facing 133rd Avenue;
There seemed to be a general concern about lack of schools/ neighbourhood parks and no
transit in the Silver Valley area and that the children cannot be accommodated in the
Yennadon Elementary School;
Some expressed concerns about the proposed tandem units. The developer explained that
the project meets the proposed tandem parking bylaw amendments;
One of the resident preferred single family development for the site instead of townhouses;
Some concerns were expressed about parking along 236th Street. The developer explained
that 236th street would be widened to a Collector standard road right-of-way which will offer
at least 15 new parking spaces along east of 236th Street;
Some expressed concerns if the existing mail boxes on 133rd Avenue may be moved;
Some expressed concerns about removing trees; wanted as many trees to be saved as
possible. The developer explained trees along southern property line will be saved and the
others will need to be cleared but will be replaced by substantial new ones;
Some enquired about the new sidewalk along 236th Street up to Fern Crescent; and
Some enquired about the drainage and on-site storm water management for the proposed
development. The developer explained that the Storm Water Management Plan proposes a
combination of top soil, absorbent landscaping, bio-sales and detention on site, with special
attention to reduce negative impacts on downstream lands along the southern property line.
The meeting ended at 8:00 pm.
- 8 -
d) Environmental Implications:
A three-tier Storm Water Management system, designed in accordance with the District's
Watercourse Protection Bylaw 6410-2006 and incorporating the following three components, is
required.
i. Rainfall Capture (Source Control), for Tier A events (the small rainfall events that are less
than half the size of a mean annual rainfall (MAR), 90% of all rainfall events are Tier A
events);
ii. Runoff Control (Detention) for Tier B events (the large rainfall events that are greater
than half the size of a MAR. but smaller than a MAR, about 10% of all rainfall events are
Tier B events); and
iii. Flood Risk Management (contain and convey), for Tier C events (the extreme rainfall
events exceeding a MAR, a Tier C event may or may not occur in any given year)
Rainfall capture will be primarily achieved by using 300 mm thick absorbent topsoil, with detention,
containment, and conveyance achieved through oversized piping and the bios-wales, rain gardens
and detention tanks located on the site. The BCLNA “growing medium” tables provide
guidelines for ratios of sand, silt, and clay, along with organic content, acidity, and drainage. A Storm
Water Management Restrictive Covenant showing all the SWM areas along with guidelines for
maintenance by the future strata will be registered on title.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that there is road dedication for
a 3x3 metre corner truncation and that all the required off-site services do not exist. The deficient
services and upgrades which are required to be provided through a Rezoning Servicing Agreement
include the following: removal of culverts, under-ground utilities, new separated sidewalk, new
concrete barrier curb and gutter, street trees and street lights facing 133rd Avenue and 236th Street.
In addition to the above, details of the proposed off-site amenity of the sidewalk along 236th Street
up to Fern Crescent will need to be included in the refundable cost estimate. This sidewalk is
anticipated to be a 1.5 m asphalt sidewalk as shown in a draft sketch attached as Appendix D. The
details of the sidewalk will depend on ground-truthing and will be finalized with the off-site servicing
drawings, prior to final reading of the proposed bylaw.
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. Upon completion of this project,
it is anticipated that 22 street trees (total along both the road frontages) will be added to the
municipal street tree inventory,
- 9 -
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that these will be addressed at the Building Permit stage.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings at a later date.
f) School District Comments:
A referral was sent to the School District office and comments were received on March 12, 2014.
The School District 42 has reiterated that developments in the Silver Valley Area would affect the
projected student population for the catchment area currently served by Yennadon Elementary and
Garibaldi Secondary schools. The enrollment at the Yennadon Elementary School is at 104.4%
utilization (569 students, including 140 out of catchment students, for 2013-14 year). The students
from this area will need to be bussed to Harry Hooge and Alouette Elementary schools, which are
beyond the established walking limits of the School Board. Enrollment at the Garibaldi Secondary
school is at 74.67% utilization (784 students, including 362 out of catchment students, for 2013-14
year).
g) Citizen/Customer Implications:
A Development Information Meeting was conducted on April 3, 2014 where the neighbours had an
opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
The proposed land use is in compliance with the land use designation of the Silver Valley Area Plan.
The original proposal was revised to comply with the OCP. The project architect has addressed all
the concerns from the Advisory Design Panel. Some setback and height variances will be required as
described in this report.
The developer (Portrait Homes) is seeking a site-specific zoning text amendment to permit an
increase in total gross floor area on site (i.e. 0.64 FSR instead of 0.6 FSR permitted) which
translates to 61 units or a density of 49.98 units per net hectare. As a compensation for the
increased gross floor area on site, the developer is offering an amenity in the form of a new sidewalk
located on the west side of 236 Street between 132nd Avenue and Fern Crescent (Appendix D).
- 10 -
It is recommended that that second reading be given to Maple Ridge Zone Amending Bylaw No.
7037-2013 (Appendix B), and that application 2013-082-RZ be forwarded to Public Hearing.
"Original signed by Rasika Acharya"
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
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. 7037-2013
Appendix C – Proposed Site Plan
Appendix D – Proposed Sidewalk up to Fern Crescent
Appendix E – Proposed typical Building Elevations and Streetscapes
Appendix F – Proposed Landscape Plan and details
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 15, 2013 FILE: 2013-082-RZ BY: PC
13260 236 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7037-2013
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. 7037-2013."
2. That PART 6 - RESIDENTIAL ZONES, Section 602, RM-1 (Townhouse Residential
District) Subsection 5, DENSITY, is amended by deleting in its entirety and replacing with
the following:
a) All buildings and structures shall not exceed a floor space ratio of 0.6 times the net
lot area, excluding a maximum of 50m2 of habitable basement area.
b) Notwithstanding the above, all buildings and structures shall not exceed a floor
space ratio of 0.64 times the net lot area, excluding a maximum of 50 m2 of
habitable basement area, for the parcel or tract of land described as 13260, 236th
Street (Lot 21 Section 28 Township 12 New Westminster District Plan 47603).
3. That parcel or tract of land and premises known and described as:
Lot 21 Section 28 Township 12 New Westminster District Plan 47603
and outlined in heavy black line on Map No. 1599 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
4. 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 December, 2013.
READ a second time the 22nd day of April, 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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132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)RM-1 (Townhouse Residential)
7037-20131599
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-016-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 Golder Associates, dated July 30, 2013
Archeological Impact Assessment Report by Golder Associates, dated July 31, 2013
Site Alteration Permit dated January 29, 2014 (Permit No. 2014-0020) as per Heritage Conservation Act from the
Ministry of Forests, Lands and Natural Resource Operations
Preliminary Lot Grading Plan
Preliminary Servicing Plan
Preliminary SWM and ESC plans
Proposed Subdivision Layout/Plan
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014
and Members of Council FILE NO: 2013-016-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014
Second Reading
Maple Ridge Zone Amending Bylaw No.6978-2013
20178 Chatwin Avenue
EXECUTIVE SUMMARY:
On March 19, 2013, Council granted first reading to the Zone Amending Bylaw No. 6978-2013. The
proposal is to rezone the subject property (Appendix A) from RS-3 (One Family Rural Residential
zone) and RS-1 (One Family Urban Residential zone) to RS-1b (One Family Urban Residential-
Medium Density zone) to permit a future subdivision of approximately 13 single family lots with lot
sizes not less than 557 m2 each.
The proposed RS-1b (One Family Urban (Medium Density) Residential) zoning aligns with the Official
Community Plan designation, however an OCP amendment is required as described below.
The subject site (Appendix A) is currently designated “Agricultural”, “Urban Residential” and “Park in
the ALR” on the Schedule B of the Official Community Plan. Official Community Plan amendments to
Schedules B and C are required for the following reasons:
1. To include the subject site (whole site) within the Urban Area Boundary (Schedule B);
2.To change the designation of land to the east of extended 201 Street from “Agricultural“
to “Urban Residential” and “Conservation”(Schedule B);
3. To amend and re-designate the portion of the land west of extended 201st Street from “Park
in the ALR” to “Neighbourhood Park” (Schedule B); and
4. To amend Schedule C to designate conservation lands around the Creek.
The proposal also involves the acquisition of the “Neighbourhood Park” lands by the District. This is
anticipated to be finalized prior to final reading of the above stated bylaws.
RECOMMENDATIONS:
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. 7069-2014 on the municipal website and requiring that the applicant host a Development
- 2 -
Information Meeting, and Council considers it unnecessary to provide any further consultation
opportunities, except by way of holding a Public Hearing on the bylaw;
1.That Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
2.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.7069-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 as identified in
Appendix B, be given first and second readings and be forwarded to Public Hearing;
4.That Maple Ridge Zone Amending Bylaw No. 6978-2013 as attached to the staff report dated
March 18, 2013, be amended as identified in Appendix C attached to this report, be given
second reading, and be forwarded to Public Hearing; and
5.That the following terms and conditions be met prior to Final Reading.
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Amendment to Official Community Plan Schedule "B" and “C”;
iv.Park dedication for conservation as required;
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 Statutory Right-of-Way plan and agreement at the Land Title Office
for the widening of the existing sanitary trunk sewer statutory right-of-way (NWP
62664);
vii.Removal of the existing buildings;
viii.An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
ix.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; and
x.Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
- 3 -
DISCUSSION:
a)Background Context:
Applicant: Nick & John Faber, Jent Construction Ltd.
Owner: Jacqueline T Amato and Janis M Foerster
Legal Description: Lot: 2, D.L.: 263, Plan: NWP13328; Group 1, Except Plan
16202, EXC PCL A EP14836 & PCL A PL BCP24879;
OCP:
Existing: Agricultural, Urban Residential, Parks in the ALR
Proposed:Urban Residential, Neighbourhood Park, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential), 66% and
RS-1 (One Family Urban Residential), 34%.
Proposed: RS-3 (One Family Rural Residential) and
RS-1b (One Family Urban Residential -Medium Density)
Surrounding Uses:
North: Use: Single Family Residential (active rezoning proposal 2013-039-
RZ for single family residential use and conservation)
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural (in the ALR)
South: Use: Single Family Residential, Park in the ALR and 201st Street
Zone: RS-1b (One Family Urban Residential –Medium Density)
Designation: Park and Urban Residential
East: Use: Single Family Residential and 202nd Street
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential), 46% and RS-1 (One Family
Urban Residential), 54%.
Designation: Urban Residential, Park in ALR and Agricultural
Existing Use of Property: Single Family Residential accessed from Chatwin Avenue
Proposed Use of Property: Single Family Residential; Municipal Neighbourhood Park and
Conservation
Site Area: 2.648 Hectares (6.54 acres)
Access: new north-south 201st extension and new cul-de-sac (123A
Avenue) for the proposed new lots (1-13) and Chatwin
Avenue for the existing single family house (lot 14)
Servicing requirement: Full Urban Standard
Companion Applications:2013-016-SD; 2013-016-DVP; 2013-016-SP and
2013-016-WPDP
- 4 -
b)Site Characteristics:
The subject site (Appendix A) is located in the western Maple Ridge area, close to the Pitt Meadows
boundary. The development proposal is within 50 metres from the Katzie Slough and a minor
tributary, on the north and east (Appendix F). This triggers a Watercourse Protection Development
Permit application, the purpose of which is for the preservation, protection, restoration and
enhancement of watercourse and riparian areas. A 15.0 metre environmental dedication, on both
sides of the creek will be required, resulting in approximately one acre (4075 m2) area of land being
dedicated back to the District for conservation purpose.
There is an existing sewer right-of-way in the north-south direction through the subject site, which
runs along the back yards of the existing single family neighbourhoods on the north. Originally this
right-of-way ran through the undeveloped agricultural land and was adequate at the time but the
proposed single family urban residential use will require this right-of-way to be widened by one metre
on either side. The preliminary subdivision plan showing 16 lots had to be revised after comments
were received from the Engineering Department. The proposed revised subdivision sketch now
shows the new north-south 201st Street extension aligned with the existing sanitary trunk sewer
statutory right-of-way (NWP 62664), giving 13 single family lots zoned RS-1b (One Family Urban
Residential –Medium Density). The portion west of the new north-south 201st Street extension will
need to be acquired by the District for a municipal park (Appendix E). This will be finalized prior to
final reading of the bylaws.
The subject property is within the Fraser River floodplain. The Provincial mapping shows the flood
construction level (FCL) for the subject site at 5.9 (without the 0.6m free-board). A Section 219
Flood Plain Restrictive Covenant will be required as a conditon of final approval of the proposed
subdivision, to ensure that all the habitable spaces for all the proposed 13 lots are above the
estalished FCL. Based on the Geotechnical Report recommendation, structural fill must be placed
and compacted in advance of the building construction. This will allow all settlement to occur prior to
building construction.The developer is seeking a “Soil Deposit Permit” to place structural fill on
proposed lots 1-13 to achieve the required FCL for the footprints of the future single family houses.
As a condition of the Soil Deposit Permit and prior to any site alterations, an archaeological permit;
finalizing an ersosion sediment control plan and the required refundable security must be finalized.
The subject site (Appendix A) is also flagged as an archaeological site, so the developer was required
to submit an “Archaecological Impact Asessment” Report. An Archaeological Permit had to be
acquired from the Ministry of Forests, Lands, and Natural Resource operations prior to submitting a
Soil Deposit Permit application. The role of the Archaeology branch is not to prohibit or impede land
use and development, but rather to assist the Provincial Government and private sector in making
decisions that will ensure effective management of archaeological resources as well as optimal land
use. Their procedures section mentions that in cases where damage is unlikely, the referral agency
or proponent will normally be advised that the Archaeology branch does not object to the
development proceeding as proposed. It is rare that the Ministry will prohibit a development
because of the presence of an archaeological site, however, some modifications to development
plans may be recommended. If a site is significant enough that its preservation is considered more
important than a proposed development, the Ministry will work with the property owner to find a
reasonable compromise, and make sure any financial impact is kept to a minimum. The developer
- 5 -
has acquired a “Site Alteration Permit” from the Ministry (Permit No. 2014-0020) dated January 29,
2014 and valid until March 31, 2017. The Katzie First Nations have been notified of this application
and have had discussions with the developer.
c) Proposed land use, road standards and subdivision:
With respect to the proposed subdivision plan (Appendix E), the new north-south 201st Street
extension is proposed to be a local road (two travel lanes of 8.6 metre wide pavement, with sidewalk
on both sides and parking on one side) within an 18 metre road right-of-way. This matches the
existing road to the south, but given that the east side of the road will be adjacent to a
neighbourhood municipal park, the Subdivision and Development Servicing Bylaw requires a 20
metre collector standard road-right-of-way. The applicant is seeking a variance by proposing an 18.0
metre road right-of-way which is supported by the Planning, Engineering and Parks Departments. A
Variance Permit application has been received and this will be discussed in a future Council report.
As shown in Appendix E, the proposed 13 lots will be accessed via the 18.0 metre wide new north-
south 201st Street extension branching into a new cul-de-sac (123A Avenue) within a 15.0 metre
road right-of-way. Proposed lots 6-13 will have an environmental buffer from the lands to the north
(Appendix E and F). The proposed lot sizes for lots 1-13 vary in size from 557 m2 to 1524 m2. Some
lot width variances are anticipated to accommodate the wedge shaped lots within the cul-de-sac
area. Proposed lot 14 facing Chatwin Avenue is approximately 1700 m2 in size and hosts the
existing single family house that is anticipated to be retained.
A preliminary Geotechnical Assessment Report by “Golder Associates Ltd.” dated July 30, 2013 and
a revised version dated March 10, 2014 confirms that the land is safe for the proposed use,
provided recommendations for the fill and foundations are followed. A Section 219 Restrictive
Covenant with a consolidated Geotechnical Report will be registered on title as a condition of final
reading of rezoning.
d) Planning Analysis:
Metro Vancouver Regional Growth Strategy:
The subject site (Appendix A) was removed from the Agricultural Land Reserve (ALR) in 2003.
During the Regional Growth Strategy review, the property was designated “General Urban” and
placed within the Region’s Urban Containment Boundary. The parcel is also within the Greater
Vancouver Sewerage and Drainage District’s Fraser Sewer Area so it can be serviced with municipal
sanitary sewer. No Regional approvals are required for this development.
Official Community Plan:
The subject site (Appendix A) currently has multiple designations of “Agricultural” (59%), “Park in the
ALR” (39%) and “Urban Residential” (2%).
The following Official Community Plan amendments are required:
- 6 -
1. To include the subject site (whole site) within the Urban Area Boundary (Schedule B);
2.To change the designation of land to the east of extended 201 Street from “Agricultural“
to “Urban Residential” and “Conservation”(Schedule B);
3. To amend and re-designate the portion of the land west of extended 201st Street from “Park
in the ALR” to “Neighbourhood Park” (Schedule B); and
4. To amend Schedule C to designate conservation lands around the Creek.
Item 1 above will align “Schedule B” of the Official Community Plan with the Regional land use
designations identified in the Regional Context Statement.
Item 2 above will make the designation consistent with what exists in the neighbourhood. The
proposed RS-1b (One Family Urban Residential-Medium Density) zone aligns well with this
designation and is consistent with the predominant zone within this neighbourhood.
Item 3 above will reflect that the site has been excluded from the Agricultural Land Reserve (ALR).
The western part of the property (10,217 m2) designated “Park in the ALR” will be slightly reduced in
size to 8,880 m2 and remain a municipal park as a continuation of “Boundary Park” which exists on
the west of 201st Street, south of the subject site. This portion of the site needs to be re-designated
to “Neighbourhood Park” as it has already been excluded from the Agricultural Land Reserve (ALR).
The proposed 201st extension is aligned to the existing sanitary trunk sewer statutory right-of-way
(NWP 62664) as explained above. The Golden Ears Bridge right-of-way exists on the western
boundary of the subject property. Due to the existing site constraints outlined above, it is not
possible to meet the current OCP proportion of the “park” designation. The proposed
“Neighbourhood Park” designation will be slightly lesser than existing (Appendix D). The intention
here is not to reduce the designated park area. The developer has done his best to meet the
designation, under the circumstances. The existing “Boundary Park” on the south along with the
proposed “Neighbourhood Park” through this application will be adequately large to serve the
existing and future residents of this neighbourhood. This is supported by the Parks Department.
Items 2 and 4 above are amendments to Schedules B and C of the Official Community Plan to re-
designate lands for Conservation around Katzie Slough and the tributary and re-designate portions
to be protected through dedication. A 15.0 metre environmental dedication is recommended on
both sides of the creek. The conservation boundary will be adjusted based on an Environmental
Assessment Report and the District’s assessment of the site. Approximately one acre of the property
will be dedicated as “Conservation” around the Katzie Slough and the tributary.
Policy 6-12(b) of the Official Community Plan states:
“Maple Ridge will protect the productivity of its agricultural land by requiring
Agricultural Impact Assessments (AIAs) and Groundwater Impact Assessment of non-
farm development and infrastructure projects and identifying measures to off-set
impacts on agricultural capability”.
Given that the lands to the north; a) have been excluded from the ALR; b) are within the Region’s
Urban Containment Boundary and designated “General Urban” in the Metro Vancouver Regional
Growth Strategy; c) are not currently in agricultural production, and d) have an active single family
- 7 -
residential use development application (2013-039-RZ); this requirement is recommended to be
waived. Council granted first reading to the rezoning application 2013-039-RZ for the property on
the north (20208 McIvor Avenue) in September 2013. It is also noted that a 15.0 metres
conservation dedication is proposed along the northern boundary (Appendix E) and the same will be
expected of the development application 2013-039-RZ along the southern edge.
Maple Ridge Zoning Bylaw No 3510 -1985:
The RS-1b (One Family Urban Residential - Medium Density) zone requires a minimum lot area of
557 m2; a minimum lot width of 15 metres and a minimum lot depth of 27 metres. The proposed
13 single family lots are greater than 557 m2 and comply with the minimum depth required for each
lot. It is anticipated that some lots may seek lot width variances as outlined below.
Subdivision and Development Services Bylaw No. 4800-1993:
Any urban residential single family development is required to comply with the Subdivision and
Development Servicing Bylaw to provide the municipal servicing and road standards. The developer
is seeking a road width variance as described below.
Proposed Variances:
The developer is requesting the following variances to the Subdivision and Development Servicing
Bylaw and the Zoning Bylaw (RS-1b zone) in support of the proposed subdivision:
201 Street width:
Particular to the location of this site, the Subdivision Servicing and Development Servicing Bylaw
requires a collector road standard of a 20 metre road-right-of-way for the north-south extension of
201st Street (fronting on to the neighbourhood park). As explained earlier in this report, the proposed
width of 201st Street extension is 18.0 metres, so a variance of 2.0 metres is being sought. The
Engineering, Parks and Planning departments are in support of this variance as all the required
urban services can be accommodated within the proposed 18.0 metre road right-of-way.
Lot width:
It is anticipated that lot width variances may be required for a few lots to accommodate the wedge
shaped lots around the proposed new cul-de-sac. The cul-de-sac arrangement pinches the front of
some of the lots making the widths smaller than the minimum required. These lots meet the area
and depth required by the zone. The lot width variances are minor in nature and this practice is
consistent with other applications serviced by a cul-de-sac. The above stated variances will be
discussed in detail through a future Council report.
- 8 -
Development Permits:
The development proposal is within 50 metres from the Katzie Slough and a minor tributary, on the
north and east (Appendix F). Pursuant to Section 8.9 of the Official Community Plan, a Watercourse
Protection Development Permit application is required for the subject site to ensure the
preservation, protection, restoration and enhancement of watercourse and riparian areas around
the tributary of the Katzie Slough and the Creek. This application has been received and is being
processed. A 15.0 metres environmental dedication, on both sides of the creek will be required,
resulting in approximately one acre (4075 m2) area of land being dedicated back to the District for
conservation purpose.
A three-tier storm water management system designed in accordance with the District's
Watercourse Protection Bylaw 6410-2006 and incorporating the following three components, is
required.
i.Rainfall Capture (Source Control), for Tier A events (the small rainfall events that
are less than half the size of a mean annual rainfall (MAR), 90% of all rainfall
events are Tier A events);
ii.Runoff Control (Detention) for Tier B events (the large rainfall events that are
greater than half the size of a MAR. but smaller than a MAR, about 10% of all
rainfall events are Tier B events); and
iii.Flood Risk Management (contain and convey), for Tier C events (the extreme
rainfall events exceeding a MAR, a Tier C event may or may not occur in any given
year)
A Storm Water Management Plan is being reviewed for the proposed subdivision and will be required
to be finalized prior to the final subdivision approval.
Development Information Meeting:
On January 26, 2013 the developer and his team of consultants held the “Development Information
Meeting” at the Maple Ridge Christian Reformed Church at 20245 Dewdney Trunk Road from 7:00
to 8:00 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 all interested residents. This meeting was
attended by approximately 25 people who were supportive of the proposed land use and mainly had
the following concerns summarized below:
Some expressed concerns about the amount of fill placed on the subject site and the
finished grades of the future houses in comparison to the existing single family houses on
the north and south;
Some had questions on the number of trees being cut and the number of new trees that
would be added to the development;
Some had questions about the road layout, traffic congestion during pre-loading and
construction and about any speed calming on 201st Street;
Some had questions about the existing retaining walls on the southern property boundary
and if they will be repaired, removed or maintained;
- 9 -
Some had questions regarding the existing right-of-way along the north side of the house to
be retained, facing Chatwin Avenue;
Some had questions regarding the timing of the building of the “Neigbourhood Park” by the
District;
Some had questions regarding the type of houses that may be built and the fencing
treatment along the southern boundary of the subject site; and
Some had questions around the timing of the proposed subdivision approval and phasing.
e) Environmental Implications:
Approximately one acre (15.29%) of the land will be dedicated as park for conservation purposes. A
Watercourse Protection Development Permit is being processed in support of this proposal which
will include enhancement, restoration and re-vegetation work within the setback areas. An
“Enhancement and Protection Agreement” outlining refundable securities to complete the works
and maintenance for 5 years including a Storm Water Management Restrictive Covenant will be
required prior to approval of the Watercourse Protection Development Permit.
f) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and confirms that all the deficient off-site
services, including the required road dedication, are being provided through the Subdivision
Servicing Agreement. The proposed subdivision layout was revised to align the north-south 201st
Street extension with the existing sanitary trunk sewer statutory right-of-way (NWP 62664). The
Engineering Department has no concerns with the proposed land use and subdivision.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have reviewed the proposed subdivision plan and are in
support of the neighbourhood park location. The District will need to acquire the portion designated
as “Neighbourhood Park” (8,880 m2). This is anticipated to be finalized prior to final reading on the
bylaws. Any new street trees along the north-south 201st Street extension and the new cul-de-sac
(123A Avenue) will be added to the Street Tree inventory. This will be finalized prior to the final
subdivision approval.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings.
The Fire Department has no concerns with the proposed land use and subdivision.
- 10 -
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed prior to final approval of the
proposed subdivision.
The suject property is within the Fraser River floodplain area. The Provincial mapping shows the
flood construction level (FCL) for the subject site at 5.9 metres (without the 0.6m free-board).
Building Department is in support of the established FCL. The existing adjacent single family houses
in the neighbourhood are at a lower FCL, (i.e. 5.35 metres). A Section 219 Flood Plain Restrictive
Covenant will be required as a conditon of final approval of the proposed subdivision, to ensure that
all the habitable spaces of each single family house on the proposed 13 lots is above the estalished
FCL for the site.
g)School District Comments:
A referral was sent to the School District 42 office. No comments were received.
h)Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Local Government Act. The amendment required for this application (housing-keeping
amendment to the Urban Area Boundary and Park designations; and Conservation boundary
adjustments); is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
i)Citizen/Customer Implications:
A Development Information Meeting was conducted on January 26, 2013 where the neighbours had
an opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
The subject site (Appendix A) was excluded from the Agricultural Land Reserve (ALR) in 2003. The
Regional Growth Strategy designates the property as “General Urban” and the subject site is within
the Region’s Urban Containment Boundary. The parcel is also within the Greater Vancouver
Sewerage and Drainage District’s Fraser Sewer Area so it can be serviced with the municipal
- 11 -
sanitary sewer. The proposed amendments to Schedule B of the Official Community Plan will reflect
that the site has been excluded from the Agricultural Land Reserve (ALR) and that it is within the
Region’s Urban Containment Boundary. The amendment will also ensure it is included in the Urban
Area Boundary (UAB) on Schedule B of the Official Community Plan. The western part of the property
designated “Park in the ALR” will be amended and re-designated as “Neigbourhood Park” and
acquired by the District for the extension of the existing “Boundary Park” on the south. The
developer has aligned the 201st Street extension with the existing sewer right-of-way. This
application will trigger the acquisition of additional parkland (extension of the existing “Boundary
Park”) which will prove to be a significant asset for this neighbourhood.
The development proposal fits well with the existing neighbourhoods on the south, west and the
active proposed development (2013-039-RZ) on the north. An environmental dedication and
enhancement of a tributary to the Katzie Slough will add some conservation land to the District’s
inventory.
Official Community Plan amendments are required as described in this report and justification has
been provided to support the Official Community Plan amendments. Some minor variances as
described in this report will be required in support of the proposed subdivision. These variances are
supported by the Engineering, Parks and Planning Departments, and will be discussed in detail in a
future Council report. It is, therefore, recommended that Council grant first and second reading to
the OCP Amending Bylaw No. 7069-2014 (Appendix B) and second reading to the revised Zone
Amending Bylaw No. 6978-2013 as amended (Appendix C), and that application 2013-016-RZ be
forwarded to Public Hearing.
“Original signed by Rasika Acharya”________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UDC, LEED® AP, MCIP, RPP
Planner
“Original signed by Jim Charlebois”________for_________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock”for__________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.l. (Jim) Rule”____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7069-2014
Appendix C – Zone Amending Bylaw No. 6978-2013
Appendix D – Proposed Neighbourhood Park area overlaid on the OCP map
Appendix E – Proposed Subdivision Plan
Appendix F – Environmental setback map
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 21, 2013 FILE: 2013-016-RZ BY: PC
20178 CHATWIN AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7069-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7069-2014.
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2, Except portions in: Plan 16202; Parcel “A” (Explanatory Plan 14836);
Parcel “A” (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District Plan
13328
and outlined in heavy black line on Map No. 868, a copy of which is attached hereto
and forms part of this Bylaw, is hereby amended to include the land within the
Urban Area Boundary; and
and outlined in heavy black line on Map No. 869, a copy of which is attached hereto
and forms part of this Bylaw, is hereby amended by re-designating to “Urban Residential”
and “Neighbourhood Park” and “Conservation”.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2, Except portions in: Plan 16202; Parcel “A” (Explanatory Plan 14836);
Parcel “A” (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District Plan
13328
and outlined in heavy black line on Map No. 870, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding to “Conservation”.
4.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 8th day of April, 2014.
READ A SECOND TIME the 8th day of April, 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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Bylaw No. Map No.
Purpose:To Amend Urban Area Boundary as Shown
7069-2014868
1:2,500
Existing
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
EXISTING URBANAREA BOUNDARY
URBAN AREA BOUNDARY TOBE REMOVED
PROPOSED URBANAREA BOUNDARY
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Bylaw No. Map No. From:
To:
Agriculture and Park InThe ALR
Urban ResidentialConservation Park
7069-2014869
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban AreaBoundary
12451
12270
12310
12428
2016312415
12445 2019912421
12451
2020812440
202452025312231
12421
12250
12262
124
5
6
2015020157124
5
5
124
6
7
20184
201722016912257
12
2
7
7
12430
12260
12399
2021920
2
5
72025512426
12258
2
0
1
3
5
20
1
6
82016520181
12383
2022012400
2028
5
20125
12419
12429
20
1
4
1
2016612233
12
2
8
1
2020112411
12425
12382
202362024220
2
5
5
2025212431
12266
201
3
9
12449
12416
124
6
1
2017512273
12269 12266
12375
12437
202482025812251
12411
12441
12254
124
4
8
12439
1246
2
12405
12425
12261
12265 122851228012272
12392
12450
2
0
2
4
0
201052011512416
12434
12442
12442
1245
2
124
7
3
2
0
160
20176 20185202082020220206202402027812241
12408 12409
2015112406
201732020912389
12461
201782022012402
12422
12426/28
2023920248202202025620288201 ST.202 ST.McIVOR AVE.
TELEP AVE.
123 AVE.202 ST.ALLISON ST.201 ST.201 ST.LMP 26079
LMP 49634
LMP260791
3
5
16
6
LMP 49634 20
9
40
15
25
6
Rem 1
35
1
P 21555
86
10
21
23
24
F
33
50
49
42
44
3
5
32
93
2
39
9
94
1
P 42230
13
Pcl. 1
21
LMP 4963417
28
30
14 13
34
51
47
4
1 14P 2148392
1 P 20395LMP 3604
85
87
4
5
E
P 21483
32
12
48 45
4
7 8
31
12
P 43023
40
33
5
LMP 44171BCP 46775C
22
LMP 44171
2
4
27
18
10
16
41
13
9 P 2039527P 2039536
LMP 41518
41P 422302
21
6
Rem 2
Rem. 1
29
BCP 30587
19
BCP 30587
5
11
43
25
P 84089
11
P 43023
BCP21168
P 64317
37
4
LMP 4417125
P 13328
7
46
2
6
10
28
29
30
38 P 20395LMP 3604P 87652
3
2
20
A
B
1
3
6
26
23
20
15
31
8
24P 84089LMP 2639
Rem EP 16960
12
26
5
14P 8408913
34
2
11
BCP 30
5
8
6
BCP 30586RW 62664BCP 38723EP 84091
LMP 26080BCP 30586RW 62664LMP 41519LMP 2640LMP49635L
M
P
3
6
0
5
RW
7
4
0
8
5
RW 50055
EP 84090
´
Bylaw No. Map No.
Purpose:To Add as Conservation to Schedule C
7069-2014870
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban AreaBoundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. No. 6978-2013
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. 6978-2013."
2.That parcel or tract of land and premises known and described as:
Lot 2, Except portions in: Plan 16202; Parcel “A” (Explanatory Plan 14836);
Parcel “A” (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District
Plan 13328
and outlined in heavy black line on Map No. 1585, 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 19th day of March, 2013.
READ a second time the 8th day of April, 2014.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
APPROVED by the Minister of Transportation this day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
12451
12270
12310
12428
2016312415
12445 2019912421
12451
2020812440
202452025312231
12421
12250
12262
12456
201502015712455
12467
20184
201722016912257
12277
12430
12260
12399
20219202572025512426
12258
2
0
135
20
1
6
8201652 0 1 8 1
12383
2022012400
20285
20125
12419
12429
20141
2016612233
12281
2020112411
12425
12382
202362024220255
2025212431
12266
20139
12449
12416
12461
2017512273
12269 12266
12375
12437
202482025812251
12411
12441
12254
12448
12439
12462
12405
12425
12261
12265 122851228012272
12392
12450
2
0
2
4
0
201052011512416
12434
12442
12442
12452
12473
2
0
1
6020176 20185202082020220206202402027812241
12408 12409
2015112406
201732020912389
12461
201782022012402
12422
12426/28
2023920248202202025620288201 ST.202 ST.McIVOR AVE.
TELEP AVE.
123 AVE.202 ST.ALLISON ST.201 ST.201 ST.LMP 26079LMP 49634
LMP260791
3
5
16
6
L M P 4 9 6 3 4 20
9
40
15
25
6
Rem 1
35
1
P 21555
86
10
21
23
24
F
33
50
49
42
44
3
5
32
93
2
39
9
94
1
P 42230
13
Pcl. 1
21
LMP 4963417
28
30
14 13
34
51
47
4
1 14P 2148392
1 P 20395LMP 3604
85
87
4
5
E
P 21483
32
12
48 45
4
7 8
31
12
P 43023
40
33
5
LMP 44171BCP 46775C
22
L M P 4 4 1 7 1
2
4
27
18
10
16
41
13
9 P 2039527P 2039536
LMP 41518
41P 422302
21
6
Rem 2
Rem. 1
29
BCP 30587
19
BCP 30587
5
11
43
25
P 84089
11
P 43023
BCP21168
P 64317
37
4
LMP 4417125
P 13328
7
46
2
6
10
28
29
30
38 P 20395LMP 3604P 87652
3
2
20
A
B
1
3
6
26
23
20
15
31
8
24P 84089LMP 2639
Rem EP 16960
12
26
5
14P 8408913
34
2
11
BCP 30586
BCP 30586RW 62664BCP 38723EP 84091
LMP 26080BCP 30586RW 62664LMP 41519LMP 2640LMP49635L
M
P 3605
RW 74085
RW 50055
EP 84090
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-1 (One Family Urban Residential)RS-1b (One Family Urban (Medium Density) Residential)
6978-20131585
Urban AreaBoundary
Urban Area Boundary