HomeMy WebLinkAbout2014-07-15 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
July 15, 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, July 15, 2014
to consider the following bylaws:
1a) 2013-105-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7073-2014
LEGAL: South Half Lot 8, Section 22, Township 12, New Westminster District,
Plan 5317
LOCATION: 12162 240th Street
PURPOSE: To amend Schedule “B” of the Official Community Plan
FROM: Estate Suburban Residential
TO: Institutional
1b) 2013-105-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7047-2013
LEGAL: South Half Lot 8, Section 22, Township 12, New Westminster District,
Plan 5317
LOCATION: 12162 240th Street
FROM: RS-3 (One Family Rural Residential)
TO: P-1 (Park and School)
PURPOSE: To facilitate the expansion of the existing Meadowridge School by rezoning
and amalgamating the site into the existing school site at
12224 240th Street
2) 2013-013-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6983-2013
LEGAL: East Half Lot 2, Section 3, Township 12, New Westminster District,
Plan 17126
LOCATION: 24286 102nd Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-3 (Special Amenity Residential District)
PURPOSE: To permit the future subdivision into approximately 18 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 July 4, 2014 to July 15, 2014, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., July 15, 2014.
All written submissions and e-mails will become part of the public record.
Dated this 4th day of July, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-105-RZ
File Manager: Rasika Acharya
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report for 12224-240 St. dated March 5, 2013 by Exp. Services Inc. and an addendum to this
report to include 12162 – 240 St in the assessment
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014
and Members of Council FILE NO: 2013-105-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No.7047-2013
12162 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property (Appendix A) from RS-3 (One Family
Rural Residential) to P-1 (Park and School) to facilitate the expansion of the existing Meadowridge
School at 12224 240th Street. The existing single family house on the subject site is currently being
used by the school for uniform storage. At this time there are no new buildings proposed on the
subject site. The current OCP designation for the subject site is “Estate Suburban Residential”. An
OCP amendment is required to re-designate it as “Institutional”.
This application received first reading for Zone Amending Bylaw No. 7047-2013 on January 14,
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. 7073-2014 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. 7073-2014 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. 7073-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4.That Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 as identified in
Appendix B, be given first and second readings and be forwarded to Public Hearing;
5.That Maple Ridge Zone Amending Bylaw No. 7047-2013 as identified in Appendix C
attached to this report, 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.Amendment to Official Community Plan Schedule "B";
ii.Road dedication as required;
iii.Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
iv.Release of the Restrictive Covenant which caps school enrollment at 600 students;
v.An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
vi.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
vii.Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land.
DISCUSSION:
a)Background Context:
Applicant: Don Hincks
Owner: Meadowridge School Society
Legal Description: South Half Lot 8; Section: 22, Township: 12, Plan: NWP5317;
PID: 011-152-745
OCP:
Existing: Estate Suburban Residential
Proposed:Institutional
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: P-1 (Park and School)
Surrounding Uses:
North: Use: Existing Meadowridge School
Zone:P-1 (Park and School)
Designation: Agricultural (94%) within the Agricultural Land Reserve
and Institutional (6%)
South: Use: Single Family Suburban Residential
Zone: RS-3 (One Family Rural Residential)
- 3 -
Designation: Estate Suburban Residential
East: Use: Meadowridge School
Zone: P-1 (Park and School)
Designation: Agricultural (94%) within the Agricultural Land Reserve
and Institutional (6%)
West Use: 240th Street and One Family Urban Residential
Zone: RS-1b (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Vacant Single Family House used for storage by the
Meadowridge School
Proposed Use of Property: Meadowridge School Uniform Shop using the existing structure
Site Area: 0.403 Hectares ( 1 acre)
Access: 240th Street
Servicing requirement: Urban Standard
Companion Applications:2013-105-SD
b)Site and Project Description:
The subject site (Appendix A), east of Abernethy Way and 240th Street hosts a vacant single family
house, used as storage facility by the existing Meadowridge School. The existing Meadowridge
School at 12224 240th Street is situated on a 6.6 hectare (16.3 acres) site that is 94% within the
Agricultural Land Reserve (ALR). The proposal through this rezoning application is to amalgamate
the subject site into the existing school site to facilitate future expansion of the school, provide
accessory parking use and use the existing single family house as a uniform shop for the school.
This existing school facility at 12224 240th Street has a history of applications and successive
growth. The Meadowridge School site has experienced significant incremental growth since it
originated and has been the subject of several previous applications for non-farm use to the
Agricultural Land Commission. The original school site was approved under application AL/005/89.
The school has since made three applications for non-farm use and consolidation of adjacent
properties (also within the Agricultural Land Reserve). Initially the Agricultural Land Commission
(ALC) in 2005 had approved the proposed expansion by Resolution #39/2006 subject to the
enrollment being limited to 600 students and the construction of a fence along the east and south
property boundaries. A Restrictive Covenant was registered against the property at 12224 240th
Street, to ensure compliance with the conditions of the approval. In 2013, under application 2012-
085-AL, the ALC approved the proposed expansion by Resolution #262/2013 confirming that there
would be no restriction on student enrollment, if the existing infrastructure, including expansion,
could accommodate more than 800 students. Currently the facility at 12224 240th Street has been
limited by a restrictive covenant which caps enrollment at 600 students. This covenant will need to
be released as a condition of final reading of the subject application. The long term plan for the
school is to possibly construct new buildings on the northern site (i.e. 12266 240th Street) which the
school has acquired, including adding an agricultural curriculum in their plans. This will require
approval from the Agricultural Land Commission (ALC) and is anticipated to be a future non-farm use
application.
- 4 -
c) Planning Analysis:
Official Community Plan:
The subject site (Appendix A) is currently designated “Estate Suburban Residential”. An OCP
amendment is required to re-designate it as “Institutional” to support the proposed amalgamation of
the subject site into the existing school premises. The successful completion of this application will
create a consolidated parcel that is zoned P-1 (Park and School), but split designated Agricultural
and Institutional, after the consolidation is complete. The retention of the Agricultural designation
on portions of the subject site reflects that these portions remain within the Agricultural Land
Reserve (ALR).
This measure is consistent with Policy 6-10 of the Official Community Plan, which states:
Maple Ridge will strive to maintain its agricultural land base in Maple Ridge through the
following mechanisms:
c) designating all lands outside of the Urban Area Boundary that are within the ALR as
Agriculture in the Official Community Plan. Non-farm uses approved by the
Agricultural Land Commission and the District will be permitted on all land
designated Agricultural.
The OCP policy above also notes that all zones for non-farm uses approved by the Agricultural Land
Commission are permitted in the Agricultural designation.
The OCP Policy 4-6 states:
Maple Ridge will work in cooperation with School District No. 42 and other education
providers to anticipate and strategically plan for new educational facilities to support
population growth that arises from new development.
Further, the OCP Policy 4-7 states:
Maple Ridge supports the provision of both public and private education facilities to
serve a broad range of interests, educational needs and age groups.
The Official Community Plan also recognizes the need for institutional facilities throughout the
community, including rural areas, as outlined in Policy 4-35, as follows:
An Institutional use may be considered in rural areas provided that the use, character,
and related programs of the operation respects rural character, is sited to minimize
conflicts with adjacent rural neighbours, and existing on-site services and infrastructure
can support the use.
The applicant has stated an intention to include an agricultural curriculum in their plans, and
include green house structures as part of their expansion plans. On this basis, the location of the
- 5 -
facility is appropriate to this educational program. The proposed amalgamation of the subject site to
facilitate expansion of the existing Meadowridge School and the required OCP amendment, are
supportable based on the policies stated above.
The Meadowridge School has a history of applications and successive growth over the years. The
Agricultural Land Commission supports the expansion if the existing infrastructure, including
expansion, can accommodate more than 800 students. Engineering Department has confirmed
that a Rezoning Servicing Agreement is not required with the subject application as any servicing
deficiencies will be required prior to approval of the lot line adjustment (subdivision application
2013-105-SD). Servicing upgrades to support the school expansion, as required will be outlined in
the Subdivision Servicing Agreement.
Commercial and Industrial Strategy:
Although the school serves the local population, it also serves a regional market as approximately
half its students live outside the Maple Ridge-Pitt Meadows catchment area. The school provides
bus services for its students in Burnaby, Port Moody, Coquitlam, New Westminster, Mission,
Abbotsford, Surrey and Langley.
The expansion of the school will therefore have a positive impact on employment growth within
Maple Ridge. This is consistent with the findings of the draft “Commercial and Industrial Strategy”,
as follows:
Predominantly Education jobs grow at the rate of population, but private education is a
growing sector and these institutions can cause jobs to grow at a faster rate than
population growth.
Zoning Bylaw:
The current application proposes to rezone the property located at 12162 240 Street from RS-3
(One Family Rural Residential) to P-1 (Park and School) to facilitate future expansion of the existing
Meadowridge School. Currently there are no new structures proposed on the subject site. In the
future any new buildings proposed on the subject site will need to comply with the regulations under
the P-1 zone and will need to be assessed along with all the structures existing on the school site. It
should be noted that the P-1 zone permits an accessory off-street parking use and one accessory
dwelling unit per lot. The existing single family house (2000 ft2 in size) is anticipated to be retained
and used as a unifrom storage facility. It could also be used as an accessory dwelling unit which is a
permitted use in the P-1 zone. The setback (southern) for the existing house will need to be relaxed
as described below. Due to the anticipated road dedication along 240th Street, the existing fencing
fronting the subject site will need to be removed and relocated, to align with the existing fencing for
the school site.
- 6 -
Variances to the Zoning Bylaw:
The proposed P-1 zone requires a minimum setback of 7.5 metres from all the property lines. The
existing single family house, meets the maximum lot coverage, maximum height and minimum
setbacks along all the sides except on the south. The existing house is setback around 1.5 metres
from the southern property line. A Development Variance Permit application is required to vary this
setback in the proposed zone. The applicant is aware of this and has no concerns with seeking a
variance. This will be discussed in a future Council report.
Development Information Meeting:
On May 22, 2014 the applicant held a “Development Information Meeting” at the theatre within the
Meadowridge School premises at 12224 240th Street from 7:00 to 9:00 p.m. As per Council Policy
6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local
paper and a notice was attached to the development sign on site. Information regarding the
proposed expansion on the existing school involving amalgamating the subject site was displayed
for the attendees. There were no attendees in this meeting.
d)Environmental Implications:
A Water Course Protection Development permit is not required for the subject site.
e)Interdepartmental Implications:
Engineering Department:
The Engineering Department has confirmed that a Rezoning Servicing Agreement is not required
with the subject application as any servicing deficiencies will be required prior to approval of the lot
line adjustment (subdivision application 2013-105-SD). A cost estimate of $24,870.40 has been
provided to the applicant with details of the anticipated off-site upgrades such as curb, sidewalk,
boulevard treatment and street lighting. The applicant has already submitted the off-site servicing
drawings that are being reviewed by the Engineering Department.
A 3.0 metre road dedication is expected fronting the subject site, to match the property to the north
(i.e. existing school site). Due to the road dedication, the existing fencing and the garden shed
fronting the subject site will need to be removed and relocated.
Fire Department:
The Fire Department has reviewed the proposal and they have no concerns with the proposed
amalgamation of the subject site with the existing Meadowridge School.
- 7 -
Building Department:
The Building Department has reviewed the proposal and they have no concerns with the proposed
amalgamation of the subject site with the existing Meadowridge School as there are no buildings
proposed at this time.
f) School District Comments:
A referral was sent to School District 42. On May 5, 2014 a response from the School District office
confirmed that this referral was reviewed at the April 30, 2014 School Board Meeting and they had
no concerns.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to re-designate the subject site as
“Institutional” 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.
h) Citizen/Customer Implications:
A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an
opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
Meadowridge School has been supported in its previous proposals for incremental growth by both
the Agricultural Land Commission and by Council. The proposal is in compliance with the policies of
the Official Community Plan as stated in this report. Justification has been provided to support an
Official Community Plan amendment to re-designate the subject site to “Institutional”. There are no
buildings proposed on the subject site at this time. A Development Variance permit is required to
vary the existing setback (southern) for the house to be retained. This proposal will align the road
configuration with the existing school site and upgrade any services to support the anticipated
expansion of the school site.
- 8 -
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7073-2014 (Appendix B); that second reading be given to Maple Ridge Zone
Amending Bylaw No. 7047-2013 (Appendix C), and that application 2013-105-RZ be forwarded to
Public Hearing.
“Original signed by Rasika Acharya”
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, LEED® AP, MCIP, RPP
Planner
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by 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. 7073-2014
Appendix C – Zone Amending Bylaw No. 7047-2013
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Dec 16, 2013 FILE: 2013-105-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
12162 240 STREET
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7073-2014
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. 7073-2014"
2.That parcel or tract of land and premises known and described as:
South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317
and outlined in heavy black line on Map No. 874, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to “Institutional”.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 hereby amended accordingly.
READ A FIRST TIME the 10th day of June, 2014.
READ A SECOND TIME the 10th day of June, 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014.
RECONSIDERED AND ADOPTED, the day of , 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
12160
23951
12127
12139
12336
12145 1219023957
12067
12247
12339
12298
12140
12077239872399512183
12225
12105
12
1
7
5
12110
12130
2395623968239762398812239
12074
1211223978
12079239961215512150239902397112261/309
12161
2399712152
12224
12266
12310
23986121201220012180 12209
12040
12084
12242
12113
12125
12135 2399612169
12126
12142
12162
12366
240 ST.120B AVE.240 ST.121 AVE.
ABERNETHY WAY
239B ST.12
BCP 13346
31
P 180135BCP 46755RP 8440
S 1/2 7
S 1/2 8
P 3118
1
5
24
11
8BCP 50716
2
2
6
1
5*PP097 P 53171
27
3
P 23142
4
Rem 2
19
29
28
9
P 2512LMP 31335BCP 133464
EP 14184
4
6
3 P 5317P 3118
Rem 1
P 51480
22
26
11
2
30
3
4
7
D
N 1/2 7
P 3118
20
21
10
3 P 30416
*PP098
P 5317Rem 13
Rem 4P 82308
23
32
P 57747
10
9
8
1
3
7 6
5
2 BCP 29123
*PP133
LMP 3133525
BCP 13346
1
3
5
A
16
18
Rem 3 P 23912BCP
29
1
24
BCP 50 191 LMP 53 0
BCP 28 926 (lea se)
BCP 46 754
´
Bylaw No. Map No. From:
To:
Estate Suburban Residential
Institutional
7073--2014874
1:3,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7047-2013
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. 7047-2013."
2.That parcel or tract of land and premises known and described as:
South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317
and outlined in heavy black line on Map No. 1602 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to P-1 (Park and School).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the 10th day of June, 2014
PUBLIC HEARING held the day of , 2014
READ a third time the day of , 2014
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
12160
23951
12127
12139
12336
12145 1219023957
12067
12247
12339
12298
12140
12077239872399512183
12225
12105
12
1
7
5
12110
12130
2395623968239762398812239
12074
1211223978
12079239961215512150239902397112261/309
12161
2399712152
12224
12266
12310
23986121201220012180 12209
12040
12084
12242
12113
12125
12135 2399612169
12126
12142
12162
12366
240 ST.120B AVE.240 ST.121 AVE.
ABERNETHY WAY
239B ST.12
BCP 13346
31
P 180135BCP 46755RP 8440
S 1/2 7
S 1/2 8
P 3118
1
5
24
11
8BCP 50716
2
2
6
1
5*PP097 P 53171
27
3
P 23142
4
Rem 2
19
29
28
9
P 2512LMP 31335BCP 133464
EP 14184
4
6
3 P 5317P 3118
Rem 1
P 51480
22
26
11
2
30
3
4
7
D
N 1/2 7
P 3118
20
21
10
3 P 30416
*PP098
P 5317Rem 13
Rem 4P 82308
23
32
P 57747
10
9
8
1
3
7 6
5
2 BCP 29123
*PP133
LMP 3133525
BCP 13346
1
3
5
A
16
18
Rem 3 P 23912BCP
29
1
24
BCP 50 191 LMP 53 0
BCP 28 926 (lea se)
BCP 46 754
´
SCALE 1:3,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
P-1 (Park and School)
7047-20131602
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-013-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: June 16, 2014
and Members of Council FILE NO: 2013-013-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6983-2013
24286 102 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-3 (Special Amenity Residential District), to permit future subdivision into 18 single
family lots not less than 213m2 in area. The proposed R-3 (Special Amenity Residential District)
zoning complies with the Official Community Plan and a Conservation boundary adjustment is no
longer required. This application received first reading for Zone Amending Bylaw No. 6983-2013 on
April 9, 2013.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6983-2013 be given second reading and be forwarded to
Public Hearing; and
2.That the following terms and conditions be met prior to final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Road dedication as required;
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 buildings; and
vi.A disclosure statement from a Professional Engineer advising whether there is any
evidence of underground fuel storage tanks.
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Core Group Consultants
Owner: 098673 BC Ltd.
Legal Description: East Half Lot 2 Section 3 Township 12 New Westminster
District Plan17126
OCP:
Existing: Medium Density Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
Existing Use of Property: Single Family Residential (rural)
Proposed Use of Property: Single Family Residential (intensive urban)
Site Area: 1.01 ha. (2.5 acres)
Access: 101A Avenue and three rear lanes
Servicing requirement: Urban Standard
Companion Applications: 2013-013-SD, 2013-013-DP, 2013-088-DP, 2013-013-VP
b)Project Description:
The subject property, located at 24286 102 Avenue, is a long rectangular parcel located in the
Albion neighbourhood. Development has previously taken place on all sides of the property and this
is one of the few remaining undeveloped parcels on the south side of 102 Avenue (see Appendix A).
- 3 -
The subject property is treed at the north and south ends of the property and the Jackson Farm
Creek is located in the southern portion of the site. An existing single family home and several
accessory buildings are located in the middle of the property and will be removed prior to final
rezoning approval. The topography of the site is flat. Trees located along the Jackson Farm Creek
will be retained due to park dedication, whereas retention opportunities are low for trees on the
north side, given the subdivision layout and the R-3 (Special Amenity Residential District) lot size
The applicant proposes to rezone the subject property to R-3 (Special Amenity Residential District)
and complete the surrounding subdivision pattern. This will include the extension of three lanes and
101A Avenue. There are 18 lots proposed on the subject property, and each lot will be accessed
via a rear lane and the garage will be detached, similar to the existing development pattern on 102
Avenue in this area of Albion.
Rezoning of the subject property will facilitate future consolidation of existing R-3 (Special Amenity
Residential District) zoned land located at 24305 101A Avenue and 10102 242B Street adjacent
to the subject property. This consolidation will create approximately six additional single family lots,
for a total of 24 lots including the subject property. A restrictive covenant will be placed on any
remaining remnant land that can be further subdivided but is not included in subdivision application
2013-013-SD.
c)Planning Analysis:
Official Community Plan:
The subject property is located within the Albion Area Plan and is currently designated Medium
Density and Conservation. This land use designation provides for single family and multi-family
housing forms in the Albion area with single family lot sizes ranging from 213 m2 to 371 m2. New
development zoned R-3 (Special Amenity Residential District) in the Albion area is required to be
serviced by municipal water and sanitary sewer. The proposed R-3 (Special Amenity Residential
District) zone aligns with the Albion Area Plan zoning matrix. Approximately 0.2 hectares (2000 m2)
of the site is designated Conservation and will be dedicated as park for conservation purposes
through the rezoning application process. As the Conservation designated land matches with the
area proposed to be dedicated, and OCP amendment to adjust the boundary will no longer be
required.
Zoning Bylaw:
The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) to R-
3 (Special Amenity Residential District) to permit subdivision into approximately 18 single family lots.
The minimum lot width and length for the R-3 (Special Amenity Residential District) zone is 7.9
metres and 27 metres, respectively, for a lot accessed via a rear lane. The proposed lots satisfy
these requirements, as well as the minimum lot area of 213 m2.
Proposed Variances:
A Development Variance Permit application is required to reduce the larger interior side yard
setback for the detached garage from 2 metres to 1.5 metres for lots on the north side of 101A
Avenue (lots 7-12). The smaller interior side yard setback of 0.45 metres will still be achieved, and
does not require a variance. A standard two car garage is 6 metres wide (20 feet), and the lot width
- 4 -
for lots 7-12 is 8 metres. The variance for the 2 metre interior side yard setback will allow for the
appropriate garage width and maintain the minimum building separation of 0.45 metres on the
opposite interior side yard setback.
Additionally, the applicant has requested a variance for the right-of-way width on 101A Avenue and
the three proposed lanes. The required local road right-of-way is 18 metres, and the applicant is
proposing 16.5 metres. The required lane right-of-way is 7.5 metres, and the applicant is proposing
6 metres. The proposed variances align with the existing road and lane pattern, and are consistent
with the established road right-of-way. These variances are also consistent with similar intensive
residential developments in the Albion Area, and will be the subject of a future report to Council.
Development Permits:
Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development
Permit application is required to ensure the current proposal provides emphasis on high standards
in aesthetics and quality of the built environment, while protecting important qualities of the natural
environment. The form and character of the proposed development will be the subject of a future
report to Council.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Development Information Meeting:
A Development Information Meeting was held at Albion Elementary on January 9, 2014. Eight people
attended the meeting. A summary of the comments and discussions with the attendees was
provided by the applicant. Issues identified included the following:
Shortage of schools and other services in the Albion area;
Remnant lands adjacent to the subject property that can be consolidated and
subdivided further; and
Infrastructure capacity.
In response to the issues raised by the public, the applicant has explained that they are working with
several owners that have remnant land to be incorporated into subsequent subdivisions; however,
one remnant portion in the southeast corner will not be consolidated at this time. Additionally, the
Engineering Department has reviewed the servicing capacity and requirements for the proposed
subdivision. Most servicing requirements will take place at the subdivision stage, when roads and
service mains will be connected across the subject property.
d)Environmental Implications:
The applicant has submitted an Environmental Assessment by Letts Environmental Consultants Ltd.
The Environmental Assessment states that the watercourse is narrow with an average width ranging
from 0.5 to 1 metre. The riparian vegetation surrounding Jackson Farm Creek is minimal and will
- 5 -
be enhanced and replanted through the development process. Buildings and structures located in
the setback areas will be removed prior to rezoning approval. In order to maintain the existing road
patterns from previous developments to the east and west, a small encroachment into the
watercourse setback area will occur on the north-east corner of the setback area. To offset this
encroachment, additional setback area will be provided on the north-west and south side of the
Jackson Farm Creek watercourse. The Letts Environmental Consultants Ltd. qualitative assessment
concludes that over 100 m2 of land will be dedicated for conservation purposes over the required 15
metre setback requirement. The amount of park dedication on the subject property is 0.2 ha (0.5
acres).
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has determined that all
required services exist; therefore a Rezoning Servicing Agreement is not required. Road dedication
along 102 Avenue of approximately 8.4 metres in required to achieve the arterial road right-of-way
width standard of 26 metres.
CONCLUSION:
As this application is in compliance with the Official Community Plan, it is recommended that second
reading be given to Maple Ridge Zone Amending Bylaw No. 6983-2013, and that application 2013-
013-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Jim Rule”________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6983-2013
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 19, 2013 2013-013-RZ BY: JV
24286-102 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
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Subject Property
´
Scale: 1:1,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6983-2013
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. 6983-2013."
2.That parcel or tract of land and premises known and described as:
East Half Lot 2 Section 3 Township 12 New Westminster District Plan17126
and outlined in heavy black line on Map No.1586 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential
District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 9th day of April, 2013.
READ a second time the 24th day of June, 2014.
PUBLIC HEARING held the day of ,20 .
READ a third time the day of ,20 .
APPROVED by the Minister of Transportation this day of ,20 .
RECONSIDERED AND FINALLY ADOPTED, the day of ,20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-3 (Special Amenity Residential District)
6983-20131586