HomeMy WebLinkAbout2014-06-17 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
June 17, 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, June 17,
2014 to consider the following bylaws:
1a) RZ/087/08
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7082-2014
LEGAL: Lot 10, Section 32, Township 12, New Westminster District
Plan 38408 except Plan BCP48908 and EPP27588
LOCATION: 23103 136 Avenue
PURPOSE: To amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet) of the Silver
Valley Area Plan, as shown on Map No. 879
FROM: Eco Cluster, Low Density Urban, Low/Medium Density Residential, Medium
Density Residential, Medium/High Density Residential, Neighbourhood
Park
TO: Low/Medium Density Residential ,
Medium Density Residential , Civic , Conservation ,
Neighbourhood Park
AND
PURPOSE: To Add to Conservation and to Remove from Conservation
and to Add to Neighbourhood Park and to Remove from
Neighbourhood Park from Figure 4 (Trails /Open Space) of the
Silver Valley Area Plan, as shown on Map No. 880
Map No. 879
Map No. 880
1b) MAPLE RIDGE ZONE AMENDING BYLAW NO. 6899-2012
LEGAL: Lot 10, Section 32, Township 12, New Westminster District
Plan 38408 except Plan BCP48908 and EPP27588
LOCATION: 23103 136 Avenue
FROM: A-2 (Upland Agricultural)
TO: R-1 (Residential District) , R-2 (Urban Residential District) ,
RS-1b (One Family Urban [Medium Density] Residential) ,
P-1 (Park and School)
PURPOSE: To permit a future development that includes 38 single family lots,
a municipal park site, and a linear park (trail)
AND
PURPOSE: Part 4, GENERAL REGULATIONS, Section 406, REGULATIONS FOR THE AREA,
SHAPE AND DIMENSIONS OF LOTS THAT MAY BE CREATED BY SUBDIVISION,
Subsection 7 is amended by the deletion of (d) in its entirety and replacing it
with the following:
(d) a portion of a lot is used or intended to be used for a public service,
school or public park use and the title to such portion is or is intended to be
in the name of the Municipality, or the School District, or the Greater
Vancouver Regional District or a public or private utility company, the
minimum dimension and area requirements specified in Schedule "D" shall
not apply to such portion or to the remainder of the lot, provided that if the
remainder of the lot meets the requirements of Schedule "D" it shall not be
further subdivided except in accordance with Schedule "D";
2a) 2014-008-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7084-2014
LEGAL: Lot 220, District Lot 245, Group 1, New Westminster District
Plan 62886
LOCATION: 12032 216 Street
PURPOSE: To Amend Schedule “B” of the Official Community Plan
FROM: Urban Residential
TO: Institutional
2b) MAPLE RIDGE ZONE AMENDING BYLAW NO. 7063-2014
LEGAL: Lot 220, District Lot 245, Group 1, New Westminster District
Plan 62886
LOCATION: 12032 216 Street
FROM: RS-1 (One Family Urban Residential)
TO: P-2 (Special Institutional)
PURPOSE: To bring the existing licensed care use (Beckman House) into compliance
and to allow construction of a two storey building that will provide 20
independent living units.
AND
PURPOSE: PART 9, INSTITUTIONAL ZONES, SECTION 903, REGULATIONS IN ADDITION
TO THOSE IN SECTION 403 FOR THE SIZE, SHAPE, AND SITING OF
BUILDINGS AND STRUCTURES IN INSTITUTIONAL ZONES, SUBSECTION (3),
Buildings and Structures for a Private Hospital Use, (a) is amended by
inserting a colon immediately after “except that” and changing the text that
follows into a separate clause (i), and; immediately following 3 (a) (i),
insertion of the following clause:
(ii) except that the permitted maximum total floor area for Lot 220 District
Lot 245 Group 1 New Westminster District Plan 62886 shall not exceed
0.75 times the lot area.
3a) 2012-048-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7017-2013
LEGAL: Lot 3, Section 15, Township 12, New Westminster District, Plan 77744
Lot 3, Section 15, Township 12, New Westminster District, Plan 68166
LOCATION: 11291 243B Street and 11282 243 Street
PURPOSE: To amend Schedule “A”, Section 10.2, Albion Area Plan “Schedule 1”, as
shown on Map No. 858
FROM: Low Density Residential, Conservation,
Low/Medium Density Residential
TO: Conservation and Low/Medium Density Residential
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan, as shown on Map
No. 862, to add as Conservation to Schedule “C” and to Remove
Conservation from Schedule “C”
Map No. 858 Map No. 862
3b) MAPLE RIDGE ZONE AMENDING BYLAW NO. 7018-2013
LEGAL: Lot 3, Section 15, Township 12, New Westminster District, Plan 77744
Lot 3, Section 15, Township 12, New Westminster District, Plan 68166
LOCATION: 11291 243B Street and 11282 243 Street
FROM: RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential)
TO: RS-1b (One Family Urban [Medium Density] Residential)
PURPOSE: To allow future subdivision into approximately 46 single family lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from June 6, 2014 to June 17, 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., June 17, 2014.
All written submissions and e-mails will become part of the public record.
Dated this 6th day of June, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/087/08
File Manager: Ann Edwards
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
Environmental Assessment
Arborist Report
School District #42 Strategic Facilities Report – Phase One
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014
and Members of Council FILE NO: RZ/087/08
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.7082-2014, and
Second Reading
Maple Ridge Zone Amending Bylaw No.6899-2012
23103 136 Avenue
EXECUTIVE SUMMARY:
This application is to rezone a portion of the subject property (Phase One, see Appendix D) from A-2
(Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), RS-1b (One Family
Urban (Medium Density) Residential) and P-1 (Park and School) to permit a future development that
includes 38 single family lots, a municipal park site, and a linear park (trail). In addition, four areas
of the site will be dedicated for the protection of watercourses and natural features.
Phase One of the development on the site does not include the 1.534 hectare (3.79 acre) portion of
the site that has been designated for a future school site or the northeast corner that is designated
for a townhouse development. These areas are shown as Phase Two on Appendix D.
A text amendment to Section 406(7)(d) of the Zoning Bylaw is proposed to allow the 1.9 hectare lot
created at subdivision for Phase Two to remain with A-2 (Upland Agricultural) zoning. This
amendment will add “school” to the use exceptions, and the “School District” as the owner or
intended owner, and therefore allowing a lot to be created that is less than the minimum of 4.0
hectares required for the A-2 zone.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan. Ground-truthing on the site has established the developable areas, and as
a result, an Official Community Plan amendment is required to revise the boundaries of the land
uses designations to fit the site conditions. This Phase One application received first reading of
Zone Amending Bylaw No. 6899-2012 on April 24, 2012.
Phase Two of this development, under Zone Amending Bylaw No.6973-2013 for the school site and
the townhouse site, will be considered by Council in the future under a separate rezoning application
and is not part of this application. On February 26, 2013, Council deferred consideration of first
reading of Zone Amending Bylaw No. 6973-2013 pertaining to the school site portion of the
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property. Council requested that School District No. 42 provide additional information on the scope
of the comprehensive School District Facilities Plan; identify the location of elementary school sites
that are needed in the Silver Valley Area as per their letter of November 15, 2012; and further that
the School District provide details of the future plans for this property. This information has yet to be
provided to the District of Maple Ridge; therefore this portion of the site is not proceeding to second
reading at this time. The School District has completed Phase 1 of their Strategic Facilities Review
and it states, on page 24: “In order to accommodate all estimated elementary student enrolment
from Silver Valley at build-out, the school district will have to acquire and develop one school site in
Silver Valley”. We understand that Phase 2 of the Strategic Facilities Review will identify which site
will be acquired.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7082-2014 on the municipal website, and requiring that the applicant host a
Development Information Meeting. Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7082-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 6899-2012 be amended as identified in the staff
report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails /
Open Space;
iii. Road dedication as required;
iv. Park dedication as required;
v. Notification to the Department of Fisheries and Oceans and the Ministry of
Environment for in-stream works on the site;
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vi.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; and
vii.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a)Background Context:
Applicant: Joel Lycan
Owner: Campton Services Corp.
Legal Description: Lot 10, Section 32, Township 12, NWD Plan 38408, except
Plan BCP48908 and EPP27588.
OCP:
Existing: Civic, Conservation, Med/High Density Residential, Medium
Density Residential, Low/Medium Density Residential, Low
Density Urban, Eco-Clusters, and Neighbourhood Park.
Proposed: Civic, Conservation, Medium Density Residential, Low/Medium
Density Residential, and Neighbourhood Park.
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: R-1 (Residential District), R-2 (Urban Residential District), RS-1b
(One Family Urban (Medium Density) Residential), and P-1
(Park and School)
Surrounding Uses:
North: Use: Park, Neighbourhood Park, Conservation, Townhouse, Single
Family Residential
Zone: P-1 (Park and School), A-2 (Upland Agricultural), RM-1
(Townhouse Residential), R-3 (Special Amenity Residential
District), R-1 (Residential District)
Designation Civic, Neighbourhood Park, Conservation, Med/High Density
Residential, Medium Density Residential
South: Use: Park, Single Family Residential
Zone: RS-3 (Rural Residential), RS-1b (One Family Urban (Medium
Density) Residential)
Designation: Conservation, Low/Medium Density Residential
East: Use: Single Family Rural Residential
Zone: RS-3 (Rural Residential), A-2 (Upland Agricultural)
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Designation: Med/High Density Residential, Medium Density Residential,
Civic, Conservation
West: Use: Single Family Residential
Zone: CD-3-98
Designation: Low Density Urban, Eco-Clusters,
Existing Use of Property: Rural Residential
Proposed Use of Property: Single Family Residential, Park, Conservation (Phase One)
Site Area: 5.896 hectares (14.57 acres)
Access: 136 Avenue, Gilbert Drive, 230A Street and 232 Street
Servicing requirement: Urban Standard
b)Background:
When this application was received in 2008, the applicant proposed a school/park site in the
central portion of the site, as identified on the Silver Valley Area Plan. Since then, the District of
Maple Ridge, in collaboration with School District 42, has been actively pursuing the acquisition of
the school site for an elementary school.
The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood,
and that each civic area is to contain a school, park area, and natural open space. The subject
school and park site was initially identified in the 1996 Official Community Plan, and again through
the Silver Valley Area planning process in collaboration with the School District. The expectation in
designating these sites was that they would be purchased for school use. In 2008, Council passed
a Loan Authorizing Bylaw that enabled the purchase of the subject property, however an agreement
was never reached with the School District. On November 15, 2012, the School District advised that
it had decided to not proceed with the purchase of the subject property.
On April 24, 2012 this application (RZ/087/08) was presented to Council for first reading of Zone
Amending Bylaws No. 6899 – 2012 (the non-school portion of the property) and 6900 – 2012 (the
proposed school portion of the site). The staff report recommended approval of first reading for
Bylaw No. 6899 – 2012, and Council approved first reading of that Bylaw (Bylaw No. 6899 – 2012).
The staff report did not recommend approval of first reading for Bylaw No. 6900 – 2012, to permit
residential development (RM-1 Townhomes) in the area identified for a school site, as the proposal
conflicted with the policies of the Silver Valley Area Plan. Council deferred first reading of Zone
Amending Bylaw No. 6900 – 2012.
On January 8, 2013 Council gave consideration to the January 7, 2013 staff report “Designated
Civic Property at 23103 136 Avenue”. That report provided an overview of the history of the
application, and discussed the November 15, 2012 response from School District 42. Council was
presented with the following 3 options:
Option 1: Status Quo – Maintain the current Civic OCP designation for the school site
and not support a rezoning application to any other use;
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Option 2: Purchase the Site – Continue to pursue the acquisition of the property, either
by the District of Maple Ridge or in conjunction with the School District; or
Option 3: Allow Residential Use – Amend the OCP from Civic to Residential to allow
residential development on the school site.
Council passed the following resolution thereby directing staff to bring forward a new Zone
Amending Bylaw to provide for residential development on the site:
That Option 3 of the staff report dated January 7, 2013 titled “Designated Civic
Property at 23103 136 Avenue” be supported and that staff be directed to bring
forward a new Zone Amending Bylaw for residential development for consideration.
On February 26, 2013 Council deferred consideration of first reading of Bylaw No. 6973-2013,
pertaining to the school site portion of the property and requested that School District No. 42
provide additional information on the scope of the comprehensive School District Facilities Plan and
identify the location of the two elementary school sites that are needed in the Silver Valley Area as
per their letter of November 15, 2012, and further that they provide details of the future plans for
this property.
On March 28, 2013, the District completed the purchase of the 0.405 hectare municipal park north
of the school site from the property owners. This site is adjacent to the 1.068 hectare municipal
park to the north that was purchased by the District in 2009.
c)Project Description:
The subject site is located north of 136 Avenue and west of 232 Street. The property slopes
gradually down from the west towards the middle of the site and to the south, and a steeper slope
occurs along the eastern edge adjacent to 232 Street. There are two tributaries of Cattell Brook on
the site: the eastern one has its headwaters in dedicated park to the north; and the western
tributary has its headwaters northeast of the intersection of 136 Avenue and 230A Street. Both
tributaries cross under 136 Avenue, then converge and continue south and then west through the
ALR land.
The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and
housing types within the development, in accordance with the Silver Valley Area Plan. A subdivision
of approximately 38 single family lots is proposed west of 230A Street. 136 Avenue will be
constructed through the site to connect with the existing portion to the west. Gilbert Drive and 230A
Street will be constructed through the site and connect with 136 Avenue. The central portion of the
site, intended for a future School use, and the northeast corner, intended for a future townhouse
development, are not included in this application.
In the past, the property has been used for a horse training facility with barns, riding arena and open
pasture. The pasture is regenerating into fallow field and deciduous woodland, and some buildings
will remain on the remainder property until the second phase of development.
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It is premature to proceed with development of the townhouse on northeast corner of the site at this
time because the required services are not available in close proximity to the site. A sanitary sewer
line would need to be extended from the south side of the property on 136 Avenue and up 232
Street, a distance of more than 300 metres.
Dedication of four parcels of park land is proposed to protect the two tributaries of Cattell Brook and
two large rock outcroppings in the northwest corner and west of the intersection of 136 Avenue and
230A Street. A linear park strip, designated as Neighbourhood Park, will complete a trail connection
along the 137 Avenue right-of-way between Gilbert Drive and 232 Street. The Municipal Park site of
0.405 hectares (1 acre) abutting the Municipal Park site to the north has been purchased by the
District.
c) Planning Analysis:
Official Community Plan:
The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has
eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density
Residential, Low/Medium Density Residential, Low Density Urban, Eco-Clusters, and Neighbourhood
Park. The proposed Phase One development is consistent with the policies of the Silver Valley Area
Plan for residential development and works towards the desired community pattern within the
Blaney Hamlet.
The proposed Official Community Plan Amending Bylaw No. 7082-2014 (Phase One) is necessary in
order to align the land use designations in the Silver Valley Area Plan with the pattern of
development occurring in the area, most notably the extension of 230A Street and Gilbert Drive
through the development site. The proposed land use designation amendments for Phase One (see
Appendix E – Proposed OCP Amendments) reflect the development patterns to the north and west,
extend the access to the future park and connect the Conservation corridor on the east side of the
Phase Two lands. The proposed land use designation amendments for Phase One do not increase
the overall residential densities currently allocated within the Blaney Hamlet.
In the Silver Valley Area Plan, the Civic designation in the Blaney Hamlet consisted of three
contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use
designations, including Residential, Conservation and Civic are associated with these properties.
The Civic designation reflects the District’s intent to develop parks adjacent to school sites in order
to maximize the efficiency of these complimentary uses. The northern portion of the Civic
designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for
Municipal Park. The portion of that property with a Civic designation was identified for park (not
school) and the District was able to secure a satisfactory purchase arrangement with the applicant.
Future land use amendments will be required for Phase Two depending on the results of the School
District 42 Strategic Facilities Review process. To date, the School District has not made a final
determination on whether or not this site will be required in the future.
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It is important to note that Council is under no obligation to approve a rezoning application that
could undermine community need, and an Approving Officer could deny any subdivision application
deemed not in the community’s best interest. The Silver Valley area is particularly challenged by
topography and there is a limited availability of suitable sites for school site acquisition. In addition,
significant residential development has occurred around the site in anticipation of a school
eventually being located there.
Zoning Bylaw:
The applicant proposes to rezone Phase One from A-2 (Upland Agricultural) to the following zones:
R-1 (Residential District);
R-2 (Urban Residential District);
RS-1b (One Family Urban (Medium Density) Residential); and
P-1 (Park and School)
to permit a development that includes 38 single family residential lots in a variety of lot sizes, a
municipal park site, and a linear park (trail) (Appendix F).
The R-1 (Residential District) and R-2 (Urban Residential District) zoned lots, which will range in size
from 384.0m² to 567.0m² for R-1 and 315.1m² to 759.0m² for R-2, are consist with the existing
medium density land use development to the north on Gilbert Drive and 230A Street which is zoned
R-1 and R-3.
Five RS-1b (One Family Urban (Medium Density) Residential) zoned lots will be located on the south
side of 136 Avenue. These larger lots, which range in area from 577.8m² to 693.0m², provide a
transition in land use between the smaller lots to the north and the lots at the entry of the Eco-
Clusters development to the south.
The Municipal Park and the linear park along the 137 Avenue right-of-way will be zoned P-1 (Park
and School), as are the existing municipal park and linear park on the north side of this site.
At the subdivision stage a lot will be created for the potential future school and townhouse portion of
the site (Phase Two). This lot will have an area of approximately 1.9 hectares and will retain the
current A-2 (Upland Agricultural) zoning. The lot size will be less than the minimum of 4.0 hectares
that is required for the A-2 zone, as specified in Schedule “D” of the Zoning Bylaw. Section
406(7)(d) of the Zoning Bylaw allows an exception to the minimum lot area or dimensions in
Schedule “D” if the use is or is intended to be for a public service or public park use and the title is
or intended to be in the name of the Municipality or the Greater Vancouver Regional District or a
public or private utility company. To permit the 1.9 hectare lot for Phase Two, a text amendment is
proposed to add “school” to the use exceptions, and the “School District” as the owner or intended
owner, as follows:
a portion of a lot is used or intended to be used for a public service, school or public park use
and the title to such portion is or is intended to be in the name of the Municipality, or the
School District, or the Greater Vancouver Regional District or a public or private utility
company, the minimum dimension and area requirements specified in Schedule "D" shall not
apply to such portion or to the remainder of the lot, provided that if the remainder of the lot
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meets the requirements of Schedule "D" it shall not be further subdivided except in
accordance with Schedule "D";
Proposed Variances:
A Variance Permit application will be required at the subdivision stage to postpone the servicing
requirements for the 232 Street frontage until future rezoning and subdivision applications are
received to develop townhouses in the northeast corner of the site.
Development Permits:
A Watercourse Protection and Natural Features Development Permit application has been received
for the preservation, protection, restoration and enhancement of the natural environment of Cattell
Brook and of the natural features on the site. The details are discussed in the Environmental
Implications section below. A security will be taken as a condition of the issuance of the
development permit to ensure that the Development Permit Area guidelines are met.
Development Information Meeting:
The applicant hosted a Development Information Meeting on September 19, 2013 at Yennadon
Elementary School. It was attended by approximately 17 residents from the surrounding area, but
only two attendees provided written comments. The following are excerpts from the minutes
provided by the applicant:
Many attendees had questions about what was happening on the portion of the property
identified for civic use;
Questions were asked about where construction and trade traffic would access the site;
Some asked about the location of open space in proximity to their own property;
One attendee voiced concern about potential ground water entering his property from the
development;
d)Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development Permit
application (DP/087/08) and has provided an Environmental Assessment, a Geotechnical Report
and an Arborist Report for the site. Stormwater/Rainwater Management and Erosion and Sediment
Controls plans have also been submitted for review.
Ground-truthing of the site through the environmental assessments prepared for the site have
established the extent of the environmental features to be protected on the site, and the resulting
developable areas have been identified. The watercourses and natural features will be designated
as Conservation and will be dedicated as park as a condition of zoning approval.
There are two tributaries of Cattell Brook on the site: the eastern one has its headwaters in
dedicated park to the north; and the western tributary has its headwaters northeast of the
intersection of 136 Avenue and 230A Street. The applicant will be providing significant restoration
works in and around the watercourses, pond and wetland areas, including additional enhancement
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works to offset some relaxation of the setbacks. A net gain in riparian area is expected upon
completion of the environmental improvements on the site. Notification to the Department of
Fisheries and Oceans and the Ministry of Environment for in-stream works on the site will be
required.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified the services required in support of this Phase One
development application. Comments provided by the Engineering Department include:
Construction of 136 Avenue east of 230A Street to a Silver Valley arterial standard;
There are two water pressure zones on the site and the proposed water system must be
reviewed by a professional engineer;
A 3m x 3m corner truncation is required at the intersection of 137 Avenue and 232 Street;
A Rezoning Servicing Agreement and security will be required.
Parks & Leisure Services Department:
The Parks Department determined that a Neighbourhood Park, as identified on the Silver Valley
Land Use Plan, was not required directly across 230A Street from the large municipal park site. A
trail connection is provided on the former 137 Avenue right-of-way between 230A Street and 232
Street, and this also provides connection with the trail system west of Gilbert Drive.
f) School District Comments:
As noted in the background section of this report, Council deferred consideration of first reading of
Bylaw No. 6973-2013 on February 26, 2013, pertaining to the school site portion of the property.
Council requested that School District No. 42 provide additional information on the scope of the
comprehensive School District Facilities Plan and identify the locations of the two elementary school
sites that are needed in the Silver Valley Area as per their letter of November 15, 2012, and further
that they provide details of the future plans for this property.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this Phase One application to revise the boundaries of
the land uses designations 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.
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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.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7082-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6899-2012, and that application RZ/087/08 be forwarded to Public Hearing.
"Original signed by Ann Edwards"
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
"Original signed by Charles R. Goddard" for
_______________________________________________
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 – OCP Amending Bylaw No. 7082-2014
Appendix C – Zone Amending Bylaw No. 6899-2012
Appendix D – Phase Plan
Appendix E – Proposed OCP Amendments
Appendix F – Subdivision Plan for Phase One
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 13, 2012 FILE: RZ/087/08 BY: PC
23103 136 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT13687
22910
22976136911369322897
22881
13578229
2
5
13575
13721
13711
137
6
1
1353722970 22901
22885
22896
22880
1375
7
13701
13
7
8
9
13569 2297513572
13550
22916
22876
13555
2293
0
2293
6
137
7
3
13
7
7
7
2314013673/91
2294213685
13557 1358513610
13650
13660
13568
13542
22906
13725
229
4
0
13
7
8
1
13
7
8
5
22896
1354513689 13630
13680
13556
22877
13528
13705
13
7
6
5
137
6
9
2305023060231062314113738
22892
135732296322966
13525 229821359013640
13670
2299022905
22900
13536
22886
22890
22926
13565
22866
13715
1
3
7
9
3
231031352723183229512295622906
22912
1356322960 1357913562
22913
22917
22910
22870
13731
13741
13745
13749
2315413653
1354722957229022296622969
13531
13620
22889
22893
1358222909
22873
22920
13735
229
5
6
230
20
1375
3
13589
136 AVE.
BLAKE LOOP 230A STREETFOREMAN DRIVE229 A ST.GILBERT DR.137 AVE.135B AVE.
137 AVE.229
LOOP
136 A AVE.
LANE
230A ST.136 AVE.
24
11
4
11
72
43
35
90
87
118
111
109
10
3
15
14
20
40
39
10
5
45
6
8
93
97
114 BCP 44122A
A
7
21
75
25
6
8
38
BCP 4930394
91
BCP 49303
B
C
P
4
6
2
1
8
108
4
18
PARK
7
16
13 BCP 33861
22
5
12
73
9
42 BCP 417137
38
5
92
117
83
40
PARK
82
PARK
P 43567
RP 17234
20
27 26
12
BCP 49303BCP 4
621
8
1
3
4
7
36
89
88
3
2
112
120
10
6
80
17
RP 17267
BCP 43235
19
BCP
2
2
7
3
4
9
BCP 49303
2
6
39
4
PARK
1
116
85 BCP 46218107
10
5
1
0
2
Rem. 10
P 43567
PARK
P 11173
Rem 6
5
8
18 BCP 227343
BCP 3386137
34
37
96
113
119
79
P 38408
PARK
17
21
19
23
13
74
10 BCP 462189
44
41
BCP 4930386
95
115
110
84
BCP 48906
81 10
4
BCP 43237
3
19
BCS 3895
P 18410
6
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!(!(
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SUBJECT PROPERTY
´
SCALE 1:2,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7082-2014
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 Section 10.3. Part VI – Silver Valley Area Plan,
Figures 2, 3A and 4 of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7082-2014
2.Figures 2 and 3A are hereby amended for that parcel or tract of land and premises known
and described as:
Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except
Plan BCP48908 and EPP27588
and outlined in heavy black line on Map No. 879, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated as shown.
4.Figure 4 is hereby amended for that parcel or tract of land and premises know and
described as:
Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except
Plan BCP48908 and EPP27588
and outlined in heavy black line on Map No. 880, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding and removing Conservation and
Neighbourhood Park as shown.
5.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 27th day of May, 2014.
READ A SECOND TIME the 27th day of May, 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014
ADOPTED, the day of ,2014
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
Bylaw No. Map No. 2295113685
229572297522897
2 2 8 7 3
2 2 8 76
1 3 5 4 5
13 5 3 7
1 3 7 15
230602314013679
22966229701358513670
22990228 7722 8 9 6
22906
13735
13741
13753
13653
229632295613563
1353 7 1359013610
13630
2 2 8 8 5
1 3 5 5 5
13 705
231032318313683
22896
1355 72296913689
13 54513691 1369322901
1 3 5 5 6
13572
2 2 88 0 1 3 72 1
13749
1 3 7 1 1
137 0 1
13589
13546
1366013687
13569 1357913620
13660
1358222905
135781 3 5 5 0
2 2 8 9 0
1373 1
2305013681
229422296613640
13650
13 5 6 2
13568
22900
2 2 8 86
22916
22866
13745
2314113547
13702
22886
22892
13573 2298222 893
2288 11 3 5 4 2
22910
228 7 01 3 7 2 5
2315413673/91
13738
229602297613680
2 2 8 8 9
13565
13575 2310613586
13602 (PUMP STATION)
13616BLAKE LOOP136 AVE.
137 AVE.
136 AVE.
137 AVE.
LANE GILBERT DR.230A ST.229A ST.136A AVE.
BLAK E L OO P
135B AVE.230A ST.SILVER VALLEY RD
19
27
12
75
24
10
39
7
8
41
2
116
111
Rem. 10
18 19
76
15
73
5
BCP 338615
BCP
5
15
04
3
PARK
3
P 43567
A
16
8
12BCP 49303
1
2
4
9
44
BCP 493031
96
120
EPP 27588
A
13
20
9
19
10
6
40
95
114
115
BCP 43235
P 18410
Rem 1
18
26
B CP 3 3 86 1
42
41
38
72
90
88
94 117
110
BCP 48906
RP 17267
RP 17234
5
6
RP 10274
10
17
7
22 23
11 BCP 462189
4
PARK
B
C
P
4
6
2
1
8
87
112 4
BCP 43237
PARK
Rem 6
BCP 33861B C P 2 2 7 3 4
21
25 3
7BCP
4
6
2
1843
9192
BCP 4930397
93
118
P 38408
17
A
14
6
13
74
11
6
8
40
39
45
89 113
119
PARK
PARK
P 111737
P 20132
BCP 27887 BCP 46223BCP 48909B C P 22 7 36BCP 46224BCP 42569
R
W 46808BCP 4 9 3 0 6 RW 68113B C P 48909BCP 22738B
C
P 46224
BCP 27893BCP 46223BCP 46224
BC P 3 3 8 6 2 BCP 33858BCP 46220BCP 48908 232 ST.136 AVE.
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Purpose:
Eco Cluster, Low Density Urban, Low/Medium Density Residential,Meduim Density Residential, Medium/High Density Residential, Neighbourhood Park
7082-2014879
ConservationNeighbourhood ParkLow/Medium Density ResidentialMedium Density ResidentialCivic
To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet) of the Silver Valley Area Plan
From:
To:
Bylaw No. Map No. 2295113685
229572297522897
22873
22920
22876
13545
13537
13715
1375
7
137
6
9
137
7
3
230602314013771
13679
22966229701358513670
2299022877
22896
22906
13528
13735
13741
1375
3
13653
229632295622910
22912
13563
13531
13537 1359013610
13630
22885
2291
7
13555
13705
231032318313683
22896
22902
22906
135572296913689
1354513691 1369322901
13556
13572
22880
22926
13721
13749
13521
13711
13701
13589
13546
1366013687
13569 1357913620
13660
1358222905
1357813550
22890
13731
137
6
1
13
7
6
5
2305013681
229422296613525
13640
13650
13562
13568
22900
22886
22916
22866
229
3
0
13745
137
7
7
2314113527
13547
13702
228
8
6
22892
13573
13519 2298222893
22881
22909
13536
13542
22910
22870
13725
13
7
8
1
2315413673/91
13738
229602297613680
22889
22913
2293
6
13565
13575
229
4
0
13529 2310613586
13602 (PUMP STATION)
13616BLAKE LOO P
136 AVE.
137 AVE.
136 AVE.
137 AVE.
LANEFO REMAN DRIVEGILBE RT DR.230A S T.229A S T.229 LOO
P
136A AV E.
BLAKE
L
O
O
P
135B AVE.230A S T.230A S T.
SILVE
R
V
A
L
L
E
Y
R
D
19
27
12
5
BCP 4930321
75
24
10
35
39
7
8
41
2
116
111
85
83
42
Rem. 10
18 19
76
15
22BCP 2273473
5 BCP 41713BCP 338615
PARKBCP
51
504
3 BCP 46218PARK
82
3
P 43567
A
16
8
12BCP 49303
1
2
4
9
44
BCP 493031
96
120
108
10
4
EPP 27588
PARK
A
13
20
9
19 20
10
6
40
95
114
115
P 43567
BCP 43235
P 18410
Rem 1
18
26
BCP 33861
42
41
38
72
37
36
38
90
88
94 117
84
110
43
BCP 48906
109
81
107
RP 17267
RP 17234
5
6
RP 10274
10
17
7
22 23
11 BCP 462189
4
PARK
37
BC
P
4
6
2
1
8
87
112
86
4
BCP 43237
PARK
Rem 6BCP 33861
BCP 22734
21
25
4
3
7BCP
4
6218
43
9192
BCP 4930397
93
118
10
6BCP 44122
P 38408
17
A
14
6
13
74
11
6
8
40
39
45
89 113
119
10
5
PARK
PARK
P 11173
4
7
P 20132
BCP
2
7
8
8
7 BCP 46223BCP 48909BCP
2
2
7
3
6 BCP 46224BCP 42569
R
W
4
6
8
0
8BCP 46221BCP 48342
BCP 46220
BCP 49306 RW 68113BCP
3
3
2
4
8
BCP
3
3
2
4
6
BCP 48909BCP 46219BCP 22738
B
C
P
4
6
2
2
4
BCP 27893BCP 46223BCP 41714BCP 46224
BCP
4
6
2
22
BCP
4
8
3
4
2
BCP 33862 BCP 33858BCP 46220BCP
4
8
9
0
8 232 ST.136 AVE.
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Purpose:
7082-2014880
To Add To Neigbourhood ParkTo Add To Conservation
To Add and Remove Conservation and Neighbourhood Parkfrom Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown:
To Remove From Neighbourhood ParkTo Remove From Conservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6899-2012
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. 6899-2012."
2.Part 4, GENERAL REGULATIONS, Section 406, REGULATIONS FOR THE AREA, SHAPE AND
DIMENSIONS OF LOTS THAT MAY BE CREATED BY SUBDIVISION, Subsection 7 is amended by
the deletion of (d) in its entirety and replacing it with the following:
(d) a portion of a lot is used or intended to be used for a public service, school or public park
use and the title to such portion is or is intended to be in the name of the Municipality,
or the School District, or the Greater Vancouver Regional District or a public or private
utility company, the minimum dimension and area requirements specified in Schedule
"D" shall not apply to such portion or to the remainder of the lot, provided that if the
remainder of the lot meets the requirements of Schedule "D" it shall not be further
subdivided except in accordance with Schedule "D";
3.That parcel or tract of land and premises known and described as:
Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except
Plan BCP48908 and EPP27588
and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), R-2 (Urban
Residential District), RS-1b (One Family Urban (Medium Density) Residential), and P-1 (Park
and School).
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 24th day of April, 2012.
READ a second time the 27th day of May, 2014 .
PUBLIC HEARING held the day of , 2014 .
READ a third time the day of , 2014 .
ADOPTED, the day of , 2014 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
Bylaw No. Map No. 2295113685
229572297522897
22873
22920
22876
13545
13537
13715
1375
7
137
6
9
137
7
3
230602314013771
13679
22966229701358513670
2299022877
22896
22906
13528
13735
13741
1375
3
13653
229632295622910
22912
13563
13531
13537 1359013610
13630
22885
2291
7
13555
13705
231032318313683
22896
22902
22906
135572296913689
1354513691 1369322901
13556
13572
22880
22926
13721
13749
13521
13711
13701
13589
13546
1366013687
13569 1357913620
13660
1358222905
1357813550
22890
13731
137
6
1
13
7
6
5
2305013681
229422296613525
13640
13650
13562
13568
22900
22886
22916
22866
229
3
0
13745
137
7
7
2314113527
13547
13702
228
8
6
22892
13573
13519 2298222893
22881
22909
13536
13542
22910
22870
13725
13
7
8
1
2315413673/91
13738
229602297613680
22889
22913
2293
6
13565
13575
229
4
0
13529 2310613586
13602 (PUMP STATION)
13616BLAKE LOO P
136 AVE.
137 AVE.
136 AVE.
137 AVE.
LANEFO REMAN DRIVEGILBE RT DR.230A S T.229A S T.229 LOO
P
136A AV E.
BLAKE
L
O
O
P
135B AVE.230A S T.230A S T.
SILVE
R
V
A
L
L
E
Y
R
D
19
27
12
5
BCP 4930321
75
24
10
35
39
7
8
41
2
116
111
85
83
42
Rem. 10
18 19
76
15
22BCP 2273473
5 BCP 41713BCP 338615
PARKBCP
51
504
3 BCP 46218PARK
82
3
P 43567
A
16
8
12BCP 49303
1
2
4
9
44
BCP 493031
96
120
108
10
4
EPP 27588
PARK
A
13
20
9
19 20
10
6
40
95
114
115
P 43567
BCP 43235
P 18410
Rem 1
18
26
BCP 33861
42
41
38
72
37
36
38
90
88
94 117
84
110
43
BCP 48906
109
81
107
RP 17267
RP 17234
5
6
RP 10274
10
17
7
22 23
11 BCP 462189
4
PARK
37
BC
P
4
6
2
1
8
87
112
86
4
BCP 43237
PARK
Rem 6BCP 33861
BCP 22734
21
25
4
3
7BCP
4
6218
43
9192
BCP 4930397
93
118
10
6BCP 44122
P 38408
17
A
14
6
13
74
11
6
8
40
39
45
89 113
119
10
5
PARK
PARK
P 11173
4
7
P 20132
BCP
2
7
8
8
7 BCP 46223BCP 48909BCP
2
2
7
3
6 BCP 46224BCP 42569
R
W
4
6
8
0
8BCP 46221BCP 48342
BCP 46220
BCP 49306 RW 68113BCP
3
3
2
4
8
BCP
3
3
2
4
6
BCP 48909BCP 46219BCP 22738
B
C
P
4
6
2
2
4
BCP 27893BCP 46223BCP 41714BCP 46224
BCP
4
6
2
22
BCP
4
8
3
4
2
BCP 33862 BCP 33858BCP 46220BCP
4
8
9
0
8 232 ST.136 AVE.
´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDING
From:
To:
A-2 (Upland Agricultural)
R-1 (Residential District)R-2 (Urban Residential District)RS-1b (One Family Urban (Medium Denisty) Residenial)
6899-20121558
P-1 (Park and School)
City of PittMeadows
District ofLangley District of MissionFRASER R.DATE: Apr 29, 2014 FILE: 7082-2014(RZ-8708)_Phase.mxdBY: DT
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENTBLAKE LOO P
136 AVE.
137 AVE.
136 AVE.
137 AVE.
DO
C
K
S
T
E
A
D
E
R
C
I
R
C
L
E
LANEFO REMAN DRIVEGILBE RT DR.230A S T.229A S T.229
LOO
P
136A AV E.
BLAKE
L
O
O
P
135B AVE.230A S T.230A S T.
SILVE
R
V
A
L
L
E
Y
R
D
´
Scale: 1:3,000
Development Phasing
Phase 1
Phase 2Phase 2
BLAKE LOOP136 AVE.
137 AVE.
136 AVE.
137 AVE.
LANE 229A ST.136A AVE.
B L AKE L OO P
230A ST.City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 5, 2014FILE: 7082-2014(RZ-8708)_O CP_Proposed.mxd BY: DT
CORPOR AT ION O FTHE DISTRICT OFMAPLE R ID GE
PLANNING DEPARTMENTBLAKE LOOP136 AVE.
137 AVE.
136 AVE.
137 AVE.
LANE 229A ST.136A AVE.
B L AKE L OO P
230A ST.Subject Properties
´
Scale: 1:3,000
Proposed O CP Amendm ents
CURRENT LAND USE DESIGNATION
PROPOSED LAND USE DESIGNATION
Legend
SUBJECT PROPERTIES
CIVIC
CONSERVATION
ECO CLUSTERS
NEIGHBOURHOOD PARK
OPEN SPACE
LOW DENSITY URBAN
LOW/MEDIUM DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
MEDIUM/HIGH DENSITY RESIDENTIAL
PHASE 2
PHASE 2
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-008-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014
and Members of Council FILE NO: 2014-008-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014
Second Reading
Maple Ridge Zone Amending Bylaw No. 7063-2014
12032 216 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to P-2 (Special Institutional), to permit the construction of a two-storey assisted living
facility. The proposed expansion will be an additional building located in the eastern part of the site
that is currently vacant. This application requires an amendment to the Official Community Plan to
re-designate the land use from Urban Residential to Institutional. The application received first
reading for Zone Amending Bylaw No. 7063-2014 on March 25, 2014.
RECOMMENDATIONS:
1.That in accordance with Section 879 of the Local Government Act, opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7084-2014 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2.That Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7084-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4.That Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 be given first and
second readings, and be forwarded to Public Hearing;
5.That Maple Ridge Zone Amending Bylaw No. 7063-2014 be amended as identified in the staff
report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing;
and
- 2 -
6.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";
iv.A landscape security equivalent to 100% of the landscape plan installation;
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; and
vi.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a)Background Context:
Applicant: Craven Huston Powers Architects
Owner: Provincial Rental Housing Corporation
Legal Description: Lot 220 District Lot 245 Group 1 New Westminster District Plan
62886
OCP:
Existing: Urban Residential
Proposed: Institutional
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: P-2 (Special Institutional)
Surrounding Uses:
North: Use: Convenience Store
Zone: C-1 (Neighbourhood Commercial)
Designation: Commercial
South: Use: Multi-Family Residential, Single-Family
Residential
Zone: RM-4 (Multiple Family Residential), RS-1 (One
Family Urban Residential)
Designation: Urban Residential
- 3 -
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Duplex, Childcare Centre
Zone: RT-1 (Two-Family Residential), P-4 (Church
Institutional)
Designation: Urban Residential, Institutional
Existing Use of Property: Assisted Care and Housing
Proposed Use of Property: Assisted Care and Housing
Site Area: 0.304 ha (0.75 acres)
Access: 216 Street
Servicing requirement: Urban Standard
b)Project Description:
The subject property fronts onto 216 Street. The property’s existing house was significantly
expanded in 2002 and became a 21 bed care facility. The original portion of the building (the
Baynes Residence) is on the Maple Ridge Heritage Inventory. The applicant’s proposal to construct
a second building on the property will not change the heritage value or character of the Baynes
Residence. An existing licensed care facility currently operates on the property and the eastern
portion of the subject property is vacant.
The existing licensed care building is a partnership between BC Housing, the MPA Society, and the
Fraser Health Authority who own, operate, and fund the existing Beckman House initiative,
respectively. The Beckman House provides 21 licensed care beds and has been in operation for ten
years. Additionally, the MPA Society operates two duplexes in the area for supported living. The
Beckman House provides a range of services including acute psychiatric support, life-skills
enhancement programs, and substance use programming. According to the MPA Society website,
Beckman House involves residents in all aspects of their recovery from mental health and
addictions issues in an environment of acceptance, mutual respect and empowerment.
The applicant proposes to construct a second building to LEED gold standard on the east side of the
subject property behind the existing building. The proposed building will be two storeys and will
provide 20 independent living beds for adults living with mental health issues.
c)Planning Analysis:
Official Community Plan:
The development site is currently designated Urban Residential. For the proposed development, an
OCP amendment will be required to re-designate the site to Institutional to allow the proposed P-2
(Special Institutional) zoning.
- 4 -
Research conducted as a component of the Official Community Plan review in 2005-2006 identified
that there are waiting lists for social housing, shelter beds, transition housing, community care
facilities and supportive housing within the community, and that providers regularly turn away those
in need of such housing, for lack of such facilities. As a result of this recognized need, numerous
principles, objectives and policies in the OCP support increasing affordable special needs housing in
the community as outlined here:
Principle 37: Housing choice is critical to meeting the diverse needs of current and future residents
of Maple Ridge - special needs, singles, young families and an aging population.
Principle 39: A healthy community depends on social services that meet the needs of a diverse
population.
OBJECTIVES:
To encourage a variety of housing types and densities to meet the diverse residential needs of the
District.
To encourage the provision of affordable market and non-market housing and rental
accommodation in Maple Ridge.
To recognize that mixed socio-economic housing contributes positively to overall community health,
and to facilitate the provision of special needs housing within the District (including social housing,
community care facilities, transition housing, shelter housing and supportive housing units) for
people with physical, mental, and/or lifestyle challenges.
These OCP principles and objectives speak to diversity in housing choice that will meet the needs of
all residents. Furthermore, the provision of this diversity of choice contributes to a healthy
community. In addition to the above noted principles and objectives, the following, more specific
policies are included in the OCP:
Policy 3 - 5 Maple Ridge will support Healthy Community Land Use Strategies and community
wellness principles by:
a)recognizing the link between the provision of a range of housing options and
social sustainability;
b)promoting affordable housing developments that incorporate access to services
through interconnecting roadways, bicycle paths, and pedestrian links;
c)promoting activities that contribute to the needs, health, development, and well-
being of individuals within the community, as well as the overall community;
d)encouraging the provision of an appropriate scale of services at the
neighbourhood level;
e)promoting diverse, safe and secure neighbourhoods that facilitates neighbourly
support, resulting in a healthier, more resilient community;
f)encouraging public spaces that offer opportunities for community interaction; and
g) promoting affordable housing developments that meet diverse housing needs.
- 5 -
Policy 3 - 28 Maple Ridge will encourage partnerships with government and non-government
agencies to support the creation of affordable, rental and special needs housing in
the community.
Policy 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.
Policy 4 - 3 Maple Ridge will assist the Fraser Health Region to plan for appropriate community
health facilities and services for our changing and growing population.
This development application aligns with promoting a mix of housing types to support diverse needs
in terms of both income and abilities by increasing the availability of housing for persons with
disabilities in an infill form. In addition, this development application reflects policies that
encourage partnership with government and non-government agencies such as BC Housing, the
Fraser Health Authority, and the MPA Society in creating special needs housing. The District of
Maple Ridge is currently working on the Housing Action Plan, to be completed in 2014. Metro
Vancouver, through the Regional Growth Strategy adopted in 2011, identified that affordable
housing with a range of housing options is an essential part of a complete community. The recently
updated Regional Context Statement also includes work-toward statements to complete a Housing
Action Plan. The Housing Action Plan will identify goals and objectives of the Housing Action Plan
which include, but are not limited to:
Assessing local housing market conditions;
Identifying housing priorities;
Encouraging the supply of new rental housing;
Developing local partnerships and work with other levels of government to secure
affordable housing; and
Identifying short, medium and long-term actions to meet housing needs across
the housing continuum.
The proposed expansion to Beckman House will increase the supply of supportive housing units in
Maple Ridge.
Zoning Bylaw:
The current application proposes to rezone the subject property located at 12032 216 Street from
RS-1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two
storey building with 20 assisted living beds. A site specific text amendment is required to the P-2
(Special Institutional) zone to increase the permitted density from 0.5 times the net lot area, to 0.75
times the net lot area. Additionally, a Development Variance Permit application has been received
for this project to reduce building setbacks and the required number of parking spaces. The
building setback variance involves the following relaxation:
- 6 -
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 9, Section 903 (3) (d) to reduce the interior
yard setback from 7.5 metres to 2.0 metres, and the rear yard setback from 7.5 metres to
2.0 metres.
Given the irregular shape of the subject property, a second building would be difficult to achieve with
the P-2 (Private Hospital) zone setbacks. The setback reduction will allow the applicant to maximize
the redevelopment opportunities on the subject property, and provide a larger expansion to the
assisted living use currently operating on the subject property. The applicant has approached the
resident to the east of the subject property impacted by the setback relaxation. Landscaping and
privacy louvres on the second storey windows are proposed by the applicant to minimize the impact
of the building setback relaxation on the adjacent property. The requested variance and site
specific text amendment to the P-2 (Private Hospital) zone are similar to the variance and text
amendment granted by Council for the Maple Crescent Lodge in Hammond. The development
variance application is supported by Planning Department and will be the subject of a future report
to Council.
Off-Street Parking and Loading Bylaw:
The proposed project is not in compliance with the Off-Street Parking and Loading Bylaw. The
required parking ratio for a private hospital use is one parking space per 93 m2 of gross floor area.
The combined floor area for the existing and proposed building is 2272 m2 , therefore the total
number of required parking spaces is 25. As a result, the applicant has requested the following
parking variance:
Maple Ridge Off-Street Parking and Loading Bylaw No.4350 – 1990, Schedule ‘A’, Section 6
a), to reduce the number of required parking spaces from 25 to 11.
Fraser Health has provided justification that building residents are unlikely to own a vehicle and
require a parking space. This was based on a review at other similar licensed housing facilities. This
variance is also consistent with parking relaxations granted by Council for the Maple Crescent Lodge
Treatment Centre in Hammond. This parking variance will be the subject of a future report to
Council.
Development Permits:
Section 919.1 of the Local Government Act enables the creation of a Development Permit Area for
various purposes, including form and character for intensive residential, commercial, industrial, and
multi-family developments. There is no provision in the Local Government Act for properties
designated Institutional, therefore no form and character development permit is required for this
application.
- 7 -
Advisory Design Panel:
Although there is no provision in the Local Government Act for an Institutional form and character
development permit, the Advisory Design Panel formally reviewed the development proposal to
provide feedback and comments to enhance the project. Following presentations by the project
Architect and Landscape Architect, the Advisory Design Panel made the following resolution:
That the application be supported and the following concerns be addressed as the design develops
and is submitted to Planning staff for follow-up:
Consider providing seasonal variety and diversity of plant species on site and around
perimeter fence line.
Consider enhancing roof line to mitigate monolithic roof and flatness specifically on
the east side.
Consider a different expression for canopy and entry vestibule.
Consider permanent tables or picnics tables at the front of the site along 216th St.
Consider extending the coloured concrete of the central plaza to the north side.
Consider the creation of more active outdoor spaces and create a space that
maximizes interaction between the existing and the new building.
Consider enhancing façade treatment of existing building.
Consider increasing caliper size of replacement trees.
Consider additional site lighting for dark perimeter spaces around the new building.
Consider a change or break in materials on east elevation through material shifts or
adding shallow gabled bays.
Consider weather protection over exposed doors especially on the west side.
Consider adding an entry feature at the intersection of the north walk and public
sidewalk.
Consider improving the onsite service vehicle circulation or provide a
delivery/loading rationale for service vehicles.
The Advisory Design Panel comments have been incorporated into the final design plans.
Development Information Meeting:
A Development Information Meeting was held on May 5, 2014 at the Maple Ridge Public Library.
Approximately 22 individuals attended the meeting, and two residents in the area contacted the
applicant in advance of the meeting date. Attendees had questions about the assisted living use,
parking, the garbage enclosure, and the proximity of the new building to the rear and side property
lines. In response to these questions, the applicant has explained the nature and purpose of the
assisted living use on the subject property, and will meet with an adjacent property owner to discuss
the tree retention plan along the shared property line.
- 8 -
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has determined
that a Rezoning Servicing Agreement will be required to provide new servicing connections,
curb, gutter, and sidewalk improvements, as well as street trees and underground wiring on
216 Street.
Fire Department:
The Fire Department has reviewed the proposed development and has requested that
sprinklers be installed on the outside of the building due to the reduced building setbacks.
e) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to amend the subject property from
Urban Residential to Institutional, is considered to be minor in nature as the site is currently being
used for an institutional use. This amendment will bring the subject property into compliance and
remove the non conformance.
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.
f) Alternatives:
A portion of the western building on the site is identified on the Maple Ridge Heritage Inventory as
the Baynes Residence. The current proposal for a second building does not result in the western
building being changed or altered. Furthermore, there is incomplete information about the heritage
value and character of the Baynes Residence to support its revitalization as part of this application.
Council could add the rezoning condition that a restrictive covenant is required for a heritage
assessment to be conducted if a significant alteration to the heritage portion of the western building
is planned in the future. The restrictive covenant would ensure that the Baynes Residence is not
demolished.
- 9 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7084-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7063-2014 as amended by the May 12, 2014 report, and that application 2014-008-RZ
be forwarded to Public Hearing.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Charles R. Goddard" for
_______________________________________________
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 – OCP Amending Bylaw No. 7084-2014
Appendix C – Zone Amending Bylaw No. 7063-2014
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 27, 2014 2014-008-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
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´
Scale: 1:1,500
12032-216 ST
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7084-2014
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 Schedule "B" 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. 7084-2014."
2.That parcel or tract of land and premises known and described as:
Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886
and outlined in heavy black line on Map No. 881, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Institutional.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 27th day of May, 2014.
READ A SECOND TIME the 27th day of May, 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. From:
To:
Urban Residential
Institutional
7084--2014881
1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7063-2014
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. 7063-2014."
2.That parcel or tract of land and premises known and described as:
Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886
and outlined in heavy black line on Map No. 1611 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to P-2 (Special Institutional).
3. PART 9, INSTITUTIONAL ZONES, SECTION 903, REGULATIONS IN ADDITION TO THOSE IN
SECTION 403 FOR THE SIZE,SHAPE, AND SITING OF BUILDINGS AND STRUCTURES IN
INSTITUTIONAL ZONES, SUBSECTION (3), Buildings and Structures for a Private Hospital Use,
(a) is amended by inserting a colon immediately after “except that” and changing the text
that follows into a separate clause (i), and; immediately following 3 (a) (i), insertion of the
following clause:
(ii) except that the permitted maximum total floor area for Lot 220 District Lot 245
Group 1 New Westminster District Plan 62886 shall not exceed 0.75 times the
lot area.
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 25th day of March, 2014.
READ a second time the 27th day of May, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
P-2 (Special Institutional)
7063-20141611
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MAIN FLOOR0SECOND FLOOR36003U/S OF ROOF68002518811043200360010050264513985269308414813410431044?4941041161494MAIN FLOOR0SECOND FLOOR36003U/S OF ROOF680025110?44465298561114100502645139852693041820412011444910116116104441024101104844436003200MAIN FLOOR0SECOND FLOOR3600U/S OF ROOF68008184511DEABC5590652200597514104104133832003600?MAIN FLOOR0SECOND FLOOR3600U/S OF ROOF68004891DEABC4320036004411010101313597522006555904ELEVATION MATERIALS LEGENDFIBER CEMENT CLADDING: JAMES HARDIE HORIZONTAL PLANK SIDINGWITH 150mm REVEALS - COUNTRYLANE REDFIBER CEMENT CLADDING: JAMES HARDIE HORIZONTAL PLANK SIDINGWITH 100mm REVEALS - IRON GREYMETAL CLADDING: WESTFORM METALS WF HF 12 GALVALUME -300mm HORIZONTAL METAL PANELSFIBER CEMENT HARDIE TRIM AND FASCIAS: JAMES HARDIE TRIMBOARD -TIMBER BARKMASONRY CLADDING: STACKED BOND BRICK - CHARCOALVINYL WINDOWS: WHITE WITH MUNTIN BARSGLULAM BEAMS AND COLUMNS - CLEAR FNIISHROOFING: ASPHALT ROOF SHINGLES - CHARCOAL GREYATTIC VENT: COLOUR TO MATCH JAMES HARDIE TRIM BOARD - TIMBERBARKSTOREFRONT GLAZING: ANNODIZED ALUMINUMCURTAIN WALL GLAZING: ANNODIZED ALUMINUMARCHITECTURAL FORMED CONCRETE: SEALEDHALF ROUND GUTTERS AND ROUND DOWNSPOUTSCEDAR WOOD SOFFITS1234567891011121314COPYRIGHT RESERVED. THIS DRAWING IS AND REMAINS AT ALL TIMESEXCLUSIVE PROPERTY OF THE ARCHITECT AND SHALL NOT BE REPRODUCED,FORWARDED OR DISSEMINATED IN ANY FORMAT WITHOUT THE EXPRESSPERMISSION OF CHPAIT IS THE USERS RESPONSIBILITY TO ENSURE THAT THE ACCURACY OF ALLINFORMATION CONTAINED HEREIN IS CONFIRMED ON SITE AND THAT THESEDOCUMENTS ARE OF THE MOST RECENT ISSUE. CHPA ASSUMES NORESPONSIBILITY FOR THIRD PARTY INFORMATION INCORPORATED INTO THESEDOCUMENTS.CRAVEN | HUSTON | POWERS ARCHITECTSARCHITECTURE AND LANDSCAPE ARCHITECTURE 9355 YOUNG ROAD, CHILLIWACK B.C. V2P 4S3 TEL: (604) 793-9445JOBNO.DRAWINGNAMEDRAWINGNAMENO.DATEDESCRIPTIONDATESCALEREVISIONS1.Jan21,2014IssueforDVP&Rezoning2.March14,2014IssueforConsultantCoordination3.April17,2014IssueforConsultantCoordination4.May7,2014Issuefor50%ReviewAs indicatedA5.001338Exterior ElevationsBeckman House12032 216th Street Maple Ridge BCAPRIL 1 2014 1 : 100A5.001EAST ELEVATION 1 : 100A5.004WEST ELEVATION 1 : 100A5.002SOUTH ELEVATION 1 : 100A5.003NORTH ELEVATIONADDED GABLEADDED GABLEREVISED ENTRYROOF TOREFLECTADJACENTCURVING GLASSADDEDCOVERAGEOVER DOOR
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-048-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 Enhancement Plan: Street Tree 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:
Environmental & Agricultural Impact Assessment Report (Letts Environmental consultants Ltd.,
dated April 20, 2012)
Tree Assessment (Letts Environmental consultants ltd., dated January 18, 2014)
Geotechnical Assessment Report (Levelton Consultants Ltd., dated Mar 4, 2014)
Flood Hazard Assessment (Levelton Consultants Ltd., dated March 4, 2014)
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014
and Members of Council FILE NO: 2012-048-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7017 – 2013
and
Second Reading
Maple Ridge Zone Amending Bylaw No.7018 – 2013
11291 243B Street and 11282 243 Street
EXECUTIVE SUMMARY:
An application has been received to rezone 11282 243 Street and 11291 243B Street (the
development site) from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential), respectively, to RS-1b (One Family Urban (Medium Density) Residential). The applicant
intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density)
Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of 371 m².
The required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the
Approving Officer at the subdivision approval stage.
A portion of the development site located in the north-west corner has watercourses and steep
slopes and will be dedicated as park for conservation purposes. As such, an Official Community
Plan (OCP) amendment will be required to amend the land use designation in this area from
Residential Low Density to Conservation.
This application received first reading for Zone Amending Bylaw No. 7018 – 2013 on October 22,
2013. The delay in processing the application was due to the Community Amenity Program study.
RECOMMENDATIONS:
1.That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7017 – 2013 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2.That Maple Ridge Official Community Plan Amending Bylaw No. 7017 – 2013 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7017 –
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4.That Maple Ridge Official Community Plan Amending Bylaw No. 7017 – 2013 be given first
and second reading and be forwarded to Public Hearing;
5.That the following terms and conditions be met prior to final reading.
i.Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area
Plan, Schedule 1: Albion Area Plan and Schedule “C”;
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.Park dedication as required;
iv.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;
v.Removal of the existing building/s;
vi.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. A Site Profile
pursuant to the Waste Management Act was provided in accordance with the
regulations; and
6.That Maple Ridge Zone Amending Bylaw No. 7018 – 2013 be amended as identified in the
staff report dated May 12, 2014, be given second reading, and be forwarded to Public
Hearing.
DISCUSSION:
a)Background Context:
Applicant: Raymond Nothstein, Wesbild Holdings Ltd.
Owner: Wesbild Holdings Ltd.
Legal Descriptions: Lot 3, Section 15, Township 12, NWD Plan 77744
Lot 3, Section 15, Township 12, NWD Plan 68166
OCP:
Existing: Residential Low Density, Residential Low-Medium Density, and
Conservation
Proposed: Residential Low-Medium Density and Conservation
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Zoning:
Existing: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Residential Low-Medium Density
East: Use: Single Family Residential and Park
Zone: R-1 (Residential District) and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Residential Low-Medium Density and Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Residential Low-Medium Density, Residential Low
Density, and Conservation
Existing Use of Properties: Single Family Residential
Proposed Use of Properties: Single Family Residential
Site Area: 5.48 ha (13.5 acres)
Access: 243B St., 243A St. (new), 112B Ave. (new), and 113 Ave. (new)
Servicing requirement: Urban Standard
Companion Applications: 2012-048-DP, 2012-048-VP, and 2012-048-SD
b)Project Description:
The development site is approximately 5.48 ha (13.5 acres) in size and is bound by 243 Street to
the west; single family residential lots and 243B Street to the south; single family residential and
parkland to the east; and agricultural land to the north (see Appendix A). There are several
watercourses and steep slopes located along the north-west portion of the development site which
will be dedicated as park for conservation purposes. An OCP amendment is required to amend the
Residential Low Density designation in the north-west corner of the site to Conservation, as well as
some minor Conservation boundary adjustments. Access will be provided by extending 113 Avenue
and 112B Avenue from the eastern development, extending 243B Street, and constructing a new
243A Street.
The applicant has requested to rezone the development site from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential), with a Density Bonus, in accordance with the Community Amenity Program,
which received final reading on October 8, 2013.
- 4 -
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which
permits the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of approximately 36 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $111,600.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
c) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Residential
Low Density, Residential Low-Medium Density, and Conservation. For the proposed development,
an OCP amendment will be required to re-designate the north-west portion of the site currently
designated Residential Low Density to Conservation. The Conservation areas will be dedicated as
park due to the watercourses and steep slopes in this area, as well as some minor Conservation
boundary adjustments (see Appendix B).
The application is in compliance with OCP Amending Bylaw No. 6995 – 2013, that establishes the
Community Amenity Program, and in compliance with Zoning Amending Bylaw No. 6996 – 2013,
that permits a Density Bonus option in the Residential Low-Medium Density designation in the
Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone the development site from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium
Density) Residential) (see Appendix C), with a Density Bonus, to permit future subdivision into
approximately 46 single family lots.
- 5 -
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above.
Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots
less than 557 m² or from the requirements of the RS-1b (One Family Urban (Medium Density)
Residential) zone for lots greater than 557 m² will require a Development Variance Permit
application, as discussed below.
Proposed Variances:
There are ten lots (lots 28, 29, 30, 35, and 41 through 46) within this subdivision that are proposed
to be larger than 557 m² and are therefore subject to the RS-1b (One Family Urban (Medium
Density) Residential) zone requirements, whereas the lots that are less than 557 m² are subject to
the R-1 (Residential District) zone requirements. Variances for these 10 lots include: a decrease in
lot width from the required 15 m to 12m; a decrease in minimum building envelope from the
required 12 m by 12 m to 8 m by 12 m; and a decrease in front setback from the required 6 m to
5.5 m. These variances are supported as they would allow these lots to be developed in a
consistent manner with the rest of the development (see Appendix D).
Off-Street Parking and Loading Bylaw:
The builder will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw.
Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development. A Watercourse Protection and Natural Features Development Permit are required for
this development for the watercourse and steep slopes on the north-west corner of the development
site.
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 held on April 28, 2014. Concerns were raised with respect
to the following items:
Whether or not the existing power poles on 243B street would remain;
The power poles along 243B Street are outside of the scope of this development application.
Policy 9.05 – Conversion of Existing Overhead Utility Wiring to Underground Wiring would
address this concern once the property located on the east side of 243B Street develops.
As this stretch is less than 250 m, a variance would be supported to service the
development with underground dips off the overhead line and deposit with the District
sufficient funds to achieve the required undergrounding in the future.
- 6 -
Access to their homes during construction;
There will be access off 243 Street and through the adjacent subdivision to the east,
therefore there are options for access during construction. The developer and their
contractors will be proactive in communicating with the owners.
Concerns with vibration during construction; and
This concern was raised by the owners on 243B after experiencing the construction by the
subdivision to the east, requiring trunk services along 112 Avenue and local services on
243B Street, essentially surrounding the home owners. The extent of this development
application’s construction may not be as intrusive and the developer would mitigate the
vibration as much as possible with standard construction methods.
Potential for sanitary sewer connections.
There is potential to provide sewer connections to lots abutting 243B Street, if desired.
According to the District of Maple Ridge Sanitary Sewer Regulation Bylaw No. 691 – 1964:
4. Where any parcel of land abuts a street, lane, right-of-way or easement under which
a sanitary sewer has been installed and there is constructed upon the said parcel a
building used for single family dwelling purposes, the owner or owners of such parcel
shall cause the building sewer to be connected to the sanitary sewer within one (1)
year of being notified that the sanitary sewer is available for connection, except that
the owner or owners of such a parcel having a surficial area of greater than 0.4 ha
shall be granted an exemption upon written application, provided that they can
demonstrate that the existing means of sewerage disposal serving the property is
functioning in accordance with Ministry of Health regulations during the months of
November to March inclusive and, provided that the owner or owners of the parcel
agree, in writing, to pay all sewer utility levies relating to the parcel that would apply
if the building was connected to the sanitary sewer.
d) Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development Permit
application (2012-048-DP) and has provided an Environmental and Agricultural Impact Assessment,
a Geotechnical Report and an Arborist Report for the development site. Stormwater/Rainwater
Management and Erosion and Sediment Controls plans have been submitted for review.
Ground-truthing of the site through the environmental assessments prepared for the development
site has established the the extent of the environmental features to be protected on the
development site, and the resulting developable areas have been identified. The tributaries to
Seigle Creek and steep slopes will be designated as Conservation and will be dedicated as park as a
condition of zoning approval.
- 7 -
The applicant will be providing significant restoration works from the top of bank to the proposed
property lines adjacent to the Conservation areas. Additional park dedication was provided at the
north end of lots 44 through 46 to offset some relaxation of the setbacks for Lot 35.
e)Agricultural Impact:
The development site is adjacent to Agricultural Land Reserve (ALR) lands to the north. Park
dedication is being provided between the development site and the agricultural lands; mature trees
in the buffer area will be protected; replanting within the buffer will comply with the Agricultural Land
Commission (ALC) guidelines; and a post and rail fence with ALR signage will be located on the
buffer edge.
f)Interdepartmental Implications:
Engineering Department:
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading.
Fire Department:
The Fire Department has no concerns with the proposed rezoning.
g)School District Comments:
A referral was sent to School District 42 on September 13, 2013. No comments have been received
to date.
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, a revision of the
Conservation boundary, is considered to be minor in nature. It has been determined that no
additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
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.
- 8 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7017 – 2013, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7018 – 2013, and that application 2012-048-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Charles R. Goddard" for
_______________________________________________
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 – OCP Amending Bylaw No. 7017 – 2013
Appendix C – Zone Amending Bylaw No. 7018 – 2013
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 1, 2014 FILE: 2012-048-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
12282 243 STREET & 11291 243B STREET
112 AVE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7017 – 2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7017 – 2013”.
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 3 Section 15 Township 12 New Westminster District Plan 77744
Lot 3 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 858, a copy of which is attached hereto and
forms part of this Bylaw, are hereby re-designated to Urban Residential.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 3 Section 15 Township 12 New Westminster District Plan 77744
Lot 3 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 862, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding and removing portions of
Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425 – 2006 is hereby amended
accordingly.
READ A FIRST TIME the 27th day of May, 2014.
READ A SECOND TIME the 27th day of May, 2014.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
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24419243412440824409244062441124195 pump sta.2425524385244052440711265
11269
244022440124413244132426324295244032441411219
11235
11285
11295
24410244172424011225
11275
11289
2440524412243 ST.112B AVE.
113 AVE.244 ST.243 ST.243B ST.112A AVE.244 ST.243B ST.P 50696 16
P 68166
P 68166
3
5
PARK
7
27
26 23
16
P 50696EPP 312771
8
9
2
P 22387
P 50696
EPP 31277EPP 27594
EPP 31277
EPP 27594
18
14
3
P 77744
1 3
10
PARK
21
Rem A
RP 13033
2
P 77744
EPP 3127725
20
18
22BCP 159414
12EPP 31277
28
24
13
EPP 27594
PARKP 77744
2
P 7709
Rem 1
29
PARK
P 23217
13
17
1
EPP 27594
6
19EPP 3127717
11
15
14
PARK
EP 77745
EPP 31383
EPP 31383
EP 65964
EPP 31383EPP 31383´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Low Density Residential, ConservationLow/Medium Density ResidentialConservation Low/Medium Density Residential
7017-2013858
2417711282
11291
11235
24395244042440924415244162421111265
24419243412440824409244062441124195 pump sta.2425524385244052440711265
11269
244022440124413244132426324295244032441411219
11235
11285
11295
24410244172424011225
11275
11289
2440524412243 ST.112B AVE.
113 AVE.244 ST.243 ST.243B ST.112A AVE.244 ST.243B ST.P 50696 16
P 68166
P 68166
3
5
PARK
7
27
26 23
16
P 50696EPP 312771
8
9
2
P 22387
P 50696
EPP 31277EPP 27594
EPP 31277
EPP 27594
18
14
3
P 77744
1 3
10
PARK
21
Rem A
RP 13033
2
P 77744
EPP 3127725
20
18
22BCP 159414
12EPP 31277
28
24
13
EPP 27594
PARKP 77744
2
P 7709
Rem 1
29
PARK
P 23217
13
17
1
EPP 27594
6
19EPP 3127717
11
15
14
PARK
EP 77745
EPP 31383
EPP 31383
EP 65964
EPP 31383EPP 31383´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add as Conservation to Schedule CTo Remove Conservation from Schedule C
7017-2013862
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7018 – 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. 7018-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot 3 Section 15 Township 12 New Westminster District Plan 77744
Lot 3 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 1593 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of October, 2013.
READ a second time the 27th day of May, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
2417711282
11291
11235
24395244042440924415244162421111265
24419243412440824409244062441124195 pump sta.2425524385244052440711265
11269
244022440124413244132426324295244032441411219
11235
11285
11295
24410244172424011225
11275
11289
2440524412243 ST.112B AVE.
113 AVE.244 ST.243 ST.243B ST.112A AVE.244 ST.243B ST.P 50696 16
P 68166
P 68166
3
5
PARK
7
27
26 23
16
P 50696EPP 312771
8
9
2
P 22387
P 50696
EPP 31277EPP 27594
EPP 31277
EPP 27594
18
14
3
P 77744
1 3
10
PARK
21
Rem A
RP 13033
2
P 77744
EPP 3127725
20
18
22BCP 159414
12EPP 31277
28
24
13
EPP 27594
PARKP 77744
2
P 7709
Rem 1
29
PARK
P 23217
13
17
1
EPP 27594
6
19EPP 3127717
11
15
14
PARK
EP 77745
EPP 31383
EPP 31383
EP 65964
EPP 31383EPP 31383´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)RS-1b (One Family Urban (Medium Density) Residential)
7018-20131593