HomeMy WebLinkAbout2014-09-16 Public Hearing Meeting Agenda and Reports.pdf
District of Maple Ridge
PUBLIC
HEARING
September 16, 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, September
16, 2014 to consider the following bylaws:
1) 2013-080-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7027-2013
LEGAL: Lot 7, Section 3, Township 12, New Westminster District, Plan 11176
LOCATION 24086 104 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To permit a future development of 18 townhouse units.
2a) 2012-034--RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6920-2012
LEGAL: Lot 6, District Lots 241 and 242, Group 1, New Westminster District,
Plan 24517
LOCATION: 12101 208 Street
PURPOSE: To amend Schedule “B” of the Official Community Plan,
as shown outlined in heavy black line on the following map
FROM: Urban Residential
TO: Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan, as shown outlined
in heavy black line on the following map, to add to Conservation
2b) 2012-034-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6921-2012
LEGAL: Lot 6, District Lots 241 and 242, Group 1, New Westminster District,
Plan 24517
LOCATION: 12101 208 Street
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE To permit the future construction of 8 townhouse units
3a) 2011-019-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6871-2011
LEGAL: Lot 9, District Lots 406 and 408, Group 1, New Westminster District,
Plan 29456
LOCATION: 10515 240 Street
PURPOSE: To amend Schedule “B” of the Official Community Plan, as shown outlined
in heavy black line on the following map
FROM: Urban Residential
TO: Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan, as shown outlined
in heavy black line on the following map, to add to Conservation.
3b) 2011-019-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6864-2011
LEGAL: Parcel “A” (Explanatory Plan 16557), Lot 3, District Lots 406 and 408,
Group 1, New Westminster District, Plan 3825;
Lot 9, District Lots 406 and 408, Group 1, New Westminster District,
Plan 29456;
Lot 3, Except: Parcel “A” (Explanatory Plan 16557), District Lots 406 and
408, Group 1, New Westminster District, Plan 3825
LOCATION: 10515 and 10595 240 Street and 23950 Zeron Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE To permit the future construction of 52 townhouse units.
4a) 2013-107-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7088-2014
LEGAL: North 126 feet Parcel “A” (Reference Plan 13772), Lot 15, Section 22,
Township 12, New Westminster District, Plan 9364;
Parcel “A” (Reference Plan 13772), Lot 15, Except: North 126 feet, Section
22, Township 12, New Westminster District, Plan 9364;
Lot 30, Section 22, Township 12, New Westminster District, Plan 24120
LOCATION: 24005, 24009 and 24075 Fern Crescent
PURPOSE: Amendment to Official Community Plan Schedule “A”, Chapter 10.3,
Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse
Hamlet for that parcel or tract of land and premises known and described
as outlined in heavy black line on the following map
FROM: Low Density Residential, Medium Density Residential, and Low/Medium
Density Residential
TO: Low Density Residential Medium Density Residential and
Low/Medium Density Residential
4b) 2013-107-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7053-2014
LEGAL: North 126 feet Parcel “A” (Reference Plan 13772), Lot 15, Section 22,
Township 12, New Westminster District, Plan 9364;
Parcel “A” (Reference Plan 13772), Lot 15, Except: North 126 feet,
Section 22, Township 12, New Westminster District, Plan 9364;
Lot 30, Section 22, Township 12, New Westminster District, Plan 24120
LOCATION: 24005, 24009 and 24075 Fern Crescent
FROM: RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential)
TO: RS-1b (One Family Urban [Medium Density] Residential) ,
RS-1 (One Family Urban Residential) and
R-2 (Urban Residential District)
PURPOSE To permit the future subdivision of 34 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 September 5, 2014 to September 16, 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., September 16,
2014. All written submissions and e-mails will become part of the public record.
Dated this 5th day of September, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-080-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:
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014
and Members of Council FILE NO: 2013-080-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.7027-2013
24086 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential), to permit a future development of 18 townhouse
units. The proposed RM-1 (Townhouse Residential) zoning complies with the Official Community
Plan. This application is in compliance with the Official Community Plan. This application received
first reading for Zone Amending Bylaw No. 7027-2013 on September 23, 2013.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 7027-2013 be given second reading, and be
forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. 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;
iii. Registration of a Cross Access Easement Agreement at the Land Title Office;
iv. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking
v. Removal of the existing buildings;
vi. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Tejinder Saluja
Owner: Tejinder Saluja
Legal Description: Lot 7, Section 3, Township 12, Plan: NWP11176
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Residential
Zone: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
South: Use: Residential
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
East: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.4 hectares (1.0 acre)
Servicing requirement: Urban Standard
b) Project Description:
The proposed townhouse development is comprised of three buildings: one at the northern end of
the property, one on the west side, and one on the east side. The northern building contains four
units, while the east and west buildings each propose seven units, for a total of 18 units. Eleven of
the units contain four bedrooms, and the remaining units have three bedrooms. There are a total of
six different floor plans available. The units range in size from 129 m2 (1390 ft2) for the three
bedroom units up to 141 m2 (1520 ft2) for the larger four bedroom units. The vehicle access point
is located on 104 Avenue and will be shared with the townhouse development to the east. A cross
- 3 -
access easement is required to allow residents of both developments to enter and exit across the
adjacent property. All 18 units have been designed with a double car parking arrangement,
additionally, building one on the east side includes driveway aprons with sufficient parking width and
depth for two additional vehicles per unit. The buildings are three storeys in height. Three visitor
parking spaces are located close to the entry point into the development.
c) Planning Analysis:
Official Community Plan:
The subject property is located within the Albion Area Plan, and is subject to the regulations as
outlined in the Official Community Plan. The Area Plan designation for the subject property is
Medium Density Residential, which allows for a range of housing styles and densities, including
townhouses. The proposed rezoning to RM-1 (Townhouse Residential) is in compliance with the
regulations of the Official Community Plan.
Zoning Bylaw:
The current application proposes to rezone the property located at 24086 104 Avenue from RS-3
(One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the construction of 18
residential townhouse units. The applicant has requested a variance to increase the height of the
proposed building and reduce the front yard setback.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 602, 6a), to reduce the front
yard setback from 7.5 to 4.5 metres;
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 602,7a), to increase the
height from 10.5 metres and 2.5 storeys to 11 metres and 3 storeys.
3. Maple Ridge Off-Street Parking And Loading Bylaw No. 4350-1990. ‘Schedule A’ 1c), to
reduce the required number of visitor parking spaces from 4 to 3.
The requested variances are supported by the Planning Department, and will be the subject of a
future report to Council.
Off-Street Parking and Loading Bylaw:
The proposed development has 18 townhouse units, each requiring two parking spaces per dwelling
unit, and 0.2 visitor parking spaces per unit according to the Maple Ridge Off-Street Parking and
Loading Bylaw No. 4350-1990. Therefore, 36 off-street parking spaces and four visitor spaces are
required. All of the 18 townhouse units have a double car garage, and building 1 on the east side
has driveway aprons of sufficient width and depth that can accommodate an additional two parking
spaces. The applicant has requested a variance for the visitor parking space requirement from four
to three visitor parking spaces.
- 4 -
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held December 10, 2013. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel resolved
that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Confirm FSR calculations to determine if more space can be allotted for
building entries.
Provide architectural treatment and possible glass panels on garage doors
and entry doors.
Look at reducing building overhang on visitor parking.
Consider contrasting surface treatment at building entries.
Consider more robust landscape treatment at main vehicle entry.
Look into providing pedestrian connection to adjacent site.
Consider reducing setback along east property line and provide sidewalk in
front of building 2.
Provide pedestrian connection to 104th.
Consider alternate border/fence treatment along east property line with a
lower profile.
Consider adjusting landscape alignment of retaining walls with a clear
integration along adjacent property.
Consider relocation entry gate to child play area so as not to interfere with
parking.
Consider increasing child play area with a possible reduction to the patio.
Consider entry element to amenity area.
Provide combined site sections through both the development sites.
The Advisory Design Panel concerns have been addressed and the architectural plans have been
revised.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development proposal and has determined that
servicing upgrades are required along 104 Avenue, therefore a Rezoning Servicing Agreement is
required prior to final approval of the rezoning application.
- 5 -
Fire Department:
The Fire Department has reviewed the strata road circulation pattern in terms of emergency access
and fire truck turning radii, and is satisfied with the development proposal. Detailed fire
requirements will be provided through the Building Permit application process.
CONCLUSION:
The proposed application is in compliance with the Official Community Plan. It is recommended that
second reading be given to Maple Ridge Zone Amending Bylaw No. 7027-2013, and that application
2013-080-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”
___________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Chuck 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 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. 7027-2013
Appendix C – Site Plan
Appendix D – Building Elevation Plans
Appendix E– Landscape Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 9, 2013 2013-080-RZ BY: JV
24086-104th Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
10310
10322
10352
10325
10331 2416410307 2409310316
10332
10346
10386
10420
1034324028 24027241562402210337
10355 2406110328
10358
103362406010349 2410810340
10319 2408610366
10313
103 AVE.240A ST.104 AVE.
10
1718
PARK
K
3
A
P 22743
45
8
13
P 11176
BCP 36407
7
PARK
LMP 48057
19
P 20434
3
6
7
11
15
P 14750
P 14750
4
1
14
Rem D
Rem 7
BP 13554
4
2 BCP 36407A
P 9393
BCP 3139
BCP 1010
9
P 21769
12
16
NWP7139
P 13554
8
B
A
PARK
Subject Property
´
Scale: 1:1,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7027-2013
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,
enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7027-2013."
2.That parcel or tract of land and premises known and described as:
Lot 7 Section 3 Township 12 New Westminster District Plan 11176
and outlined in heavy black line on Map No. 1596 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of September, 2013.
READ a second time the 22nd day of July, 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
APPENDIX B
10337
10310
10322
10352
10325
10331 2416410291
10307 240932417210316
10332
10346
10386
10420
1034324028 2402724156241762402210337
10355 24061241772413710389
10328
10358
1033624060 2417810349 2410810340
10456
10319 240862417010366
10313 24171240 ST.103 AVE.241B ST.240A ST.104 AVE.
10
1718
PARK
K
3
P 10921
A
P 22743
45
8
Rem 1
13
P 11176
LMP 51757
BCP 36407
7
PARK
LMP 48057
19
P 20434
P 1486423
C
3
67
11
15
P 14750
P 14750
4
PARK
24
1
P 8149
14
Rem D
Rem 7
BP 13554
9
4
1
2 BCP 36407A
P 10921
18
P 9393
BCP 3139
BCP 14595BCP 1010
221
9
P 21769
12
16
NWP7139
P 13554
8
45 17
22
B
A
PARKBCP 36408BCP 36409 EP 51519´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7027-20131596
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]Tejinder Saluja24086 104th Avenue12297July 2, 2014-TownhomeDevelopment1:200A-1.000SITE PLANMaple Ridge, BC4.506.407.504.504.506.1013.4114.336.106.4129.3610.877.324.7351.3116.36 9.30 5.187.589.3014.339.306.144.7351.3115.75 9.30 5.797.618.066.116.574.734.735.185.7910.876.10R 10.82R 10.8258.21 m2DG. 24.9181'-9"DG. 24.3079'-9"DG. 26.7187'-8"DG. 27.6190'-7"DG. 27.8091'-2"DG. 27.3589'-2"DG. 25.8184'-8"DG. 27.0888'-10"DG. 26.8888'-2"DG. 25.9885'-3"DG. 26.9888'-6"DG. 26.4386'-9"DG. 25.5383'-9"6m SETBACK4.5m SETBACKPROPERTY LINE7.5m SETBACKPROPERTY LINE4.5m SETBACK4.5m SETBACKPROPERTY LINEDG. 26.7287'-8"23.6023.9224.2424.5524.8725.1925.5125.8326.1526.4726.7927.1127.4324.14(future CL grade)24.33(future CL grade)24.54(future CL grade)24.77(future CL grade)25.01(future CL grade)25.27(future CL grade)25.55(future CL grade)PROPOSED SIDEWALKPROPOSED PARKING LANEPROPOSED BICYCLE LANEPROPOSED CENTER LINE W/ GRADING104th Avenue90° 07'-56"46.643m86.876mVISITORSCCBUILDING 2CN07'74.60026.20RB30.48RBRB29.68RBRB33.8229.69CHKCHKRB22.79RB22.53RB35.72RB28.75RB24.82RB22.59RB22.92RB22.67CN22.65RB28.7629.98CL29.24CL28.11CL26.52CL24.90CL23.82CL23.09CL22.88CL22.99CL27.9227.92T/WALL27.1326.5630.22chk35.71chkchk27.6128.1128.1628.74chk22.80chk22.52chkUTILITY POLE28.48UTILITY POLE32.38UTILITY POLE28.0226.7925.6725.1324.4226.4427.0627.1327.6227.8327.1027.7728.3826.1929.4330.5730.1530.1630.8628.5430.0931.6231.9531.1635.6435.7535.8533.8133.0533.3031.7831.2033.7032.5431.7130.7527.9927.1727.2126.9427.3627.9926.5026.5727.2727.0631.0730.9632.2230.7128.8728.2229.8531.9133.0631.6526.9827.5028.6424.9124.3824.6524.9324.8625.5925.1123.4323.2021.9622.1522.1522.6522.4622.8222.7022.2922.7122.6722.1922.2321.8221.9821.9922.0722.3022.3122.0922.0022.4522.2022.7022.7522.7622.7024.6525.2425.3725.8827.2427.2222.8522.6635.7935.6335.2135.3035.8323.1722.4025.4032.02B31.97B31.80B32.34B32.23B34.66B34.84B27.97B27.89B27.24B26.27B25.15B24.67B27.84B27.87B28.93B28.89B29.02B28.88B28.63B25.46B25.50B22.79B22.27B22.99B23.04B22.81B22.54B22.58B28.7028.3028.2728.9028.8028.8926.4728.1129.2129.9429.9029.2128.1026.5124.8523.7923.0622.8822.8722.9922.8423.0523.7624.8525.3825.4125.9025.9325.9225.9825.9325.7325.3325.1225.3426.30T26.87T26.99T26.87T26.81T29.17T29.86T30.77T31.51T33.22T33.90T35.23T35.47T35.54T35.48T35.66T35.48T35.39T35.06T34.63T34.83T35.58T35.55T34.07T33.97T28.28T28.43T28.22T28.20T28.23T28.74T28.68T28.62T28.41T28.02T28.76T29.68T30.46T30.22T29.94T30.17T30.07T26.63TT26.97T24.92T25.01T24.97T24.08T24.0424.12T24.08T31.90T32.02T22.89B23.75B24.17B25.44B26.13B27.16B28.10B28.30B28.94B21.39B21.68B22.10BB26.0126.0525.8625.5723.58T24.77T25.20T25.26T24.97T24.85T24.13T24.25T23.12T22.77T29.78T29.61T29.16T28.99T28.90T28.87T28.78T27.88T28.22T28.04T27.12T26.39T26.02T25.8226.52T27.58T22.87T22.66T22.89T22.89TT22.55T22.48T22.03T22.02TT22.79T22.91T22.89con/tree 0.422.80con/tree 0.431.96con/tree 0.3531.23con/tree 0.3030.99con/tree 0.6030.77con/tree 0.530.21con/tree 0.533.61con/tree 0.934.54con/tree 0.732.49con/tree 0.732.41con/tree 0.432.41con/tree 0.532.39con/tree 0.532.43con/tree 0.532.65con/tree 0.534.89con/tree 0.735.01con/tree 0.729.2928.8723.2022.8622.8822.4822.5225.6723.7522.26con/tree 0.522.6222.6522.69con/tree 0.5con/tree 0.4con/tree 0.422.7033.56dec/tree 0.333.67dec/tree 0.2x432.5632.1632.5034.03dec/tree 0.3x430.02dec/tree 0.322.6931.6725.7424.5124.1524.07dec/tree 0.323.96dec/tree 0.323.3922.77dec/tree 0.3522.39dec/tree 0.3021.93dec/tree 0.421.87dec/tree 0.322.71dec/tree 0.423.0222.8722.8122.6822.9222.8728.11B25.45B25.41B25.2022.25BB25.9730.0028.3027.2031.2031.3031.1032.0035.3035.8035.9035.5034.5033.9035.2033.6027.2029.8034.1035.2034.9031.6731.1530.6429.5030.3430.3027.9929.2928.3827.5227.6026.8726.6427.4726.3031.1831.6031.6831.5031.9031.6531.5431.8730.0230.5029.0628.4925.9722.3422.6522.6622.7423.1122.9022.8022.0823.4823.9723.6824.0123.8123.2323.2622.7923.3123.1422.1822.1822.4922.8822.6222.5122.3322.6822.5622.6722.7622.5122.4322.4922.3422.6822.3922.4426.4125.5126.0125.7825.2325.5624.8724.8024.9225.9824.2824.9024.8324.6724.8824.5624.5824.3424.2923.9123.9923.7225.0424.9124.6923.6723.6623.9323.6123.3423.1122.7322.7123.0123.3822.55R/WALLR/WALLTTTT TTTR/WALL
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30DDCC DDBBBBAAAAA2A2A1A1A1A1A1B2B2B1B1B1B1B1C2 C1 C1 C20° 06' 09"46.643m9° 07' 27"86.870mV1V4V5V7V6V9V8V11V10V13V12V15V14V17V16OUTDOORAMENITY SPACEEL. 24.3027.08X TW 31.25BW 30.35X TW 25.60BW 24.60X TW 29.95BW 28.95X TW 29.85BW 28.75RAINGARDENX TW 24.80BW 23.65X TW 24.00BW 22.8023.1522.02X TW 25.20BW 24.1525.5025.7525.10X TW 24.40BW 23.3524.70X TW 24.00BW 22.8024.3024.3024.3023.7524.97X TW 22.85BW 22.09TW 24.00 xBW 22.80TW 23.25 xBW 22.0524.3025.6525.9024.6928.6328.9829.9530.9131.2731.2731.27X TW 30.90BW 29.95X TW 24.00BW 22.80MSC541600P 30.3529.3028.2527.3326.9825.9626.2327.43MSC541600P MAILV2 V34.5%1%9%7.5%BUILDING 1 85'-6" 84'-10"25.8694'-5" 86'-8" 86'-0"26.2195'-7" 87'-10" 87'-2"26.5798'-9" 89'-0" 88'-4"26.92101'-11" 90'-2" 89'-6"27.28103'-1" 90'-2" 89'-6"27.28103'-1"90'-2" 89'-6"27.28103'-1" 85'-0" 84'-4"25.7081'-0" 89'-8" 89'-0"27.1385'-8" 89'-8" 89'-0"27.1385'-8" 89'-8" 89'-0"27.1385'-8" 88'-6" 87'-10"26.7784'-6" 87'-4" 86'-8"26.4283'-4" 86'-2" 85'-6"26.0682'-2"BUILDING 378'-8"80'-6"82'-8"82'-0"24.9984'-6"83'-10"25.5582'-4"86'-4"85'-8"26.1184'-2"88'-2"87'-6"26.67NAPPENDIX C
ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopment1:100A-2.013BUILDING 1ELEVATIONSMaple Ridge, BCBUILDING 1 - EAST ELEVATION3NKEY PLAN312104 A V E N U EBUILDING 1 - SOUTH ELEVATION2BUILDING 1 - NORTH ELEVATION41BUILDING 1 - WEST ELEVATIONMATERIAL & COLOUR LEGEND (BROWN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindows2134-20Midsummer NightOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsSandstoneWhiteDark BrownLight BeigeDark BrownBlackDark GreyDark GreyLight BrownPabcoLaminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigePebble KakiGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight BrownBenjamin MooreCC-510BuckhornHardi Shingles @walls, gable ends & columnsDark BrownAPPENDIX D
ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsSage2054-10Bavarian Forest2139-30SharkskinGreyINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]9.301.22 2.72 3.02 2.46EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopmentA-2.023BUILDING 2ELEVATIONSMaple Ridge, BCNKEY PLAN312104 A V E N U E1:100BUILDING 2 - WEST ELEVATION3BUILDING 2 - NORTH ELEVATION24BUILDING 2 - SOUTH ELEVATIONUNIT B2CDFGJKLE1BUILDING 2 - EAST ELEVATIONMATERIAL & COLOUR LEGEND (GREEN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindowsOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsWhiteDark BrownLight BeigeDark GreenBlackDark GreyDark GreyGreyPabco Laminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigeGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight GreenBenjamin Moore Hardi Shingles @walls, gable ends & columnsDark Green
ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsSage2054-10Bavarian Forest2139-30SharkskinGreyINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]9.30EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopmentA-2.033BUILDING 3ELEVATIONSMaple Ridge, BCNKEY PLAN312104 A V E N U E1:100BUILDING 3 - NORTH ELEVATION (104th AVENUE)34BUILDING 3 - WEST ELEVATIONCDEFGHJKLMUNIT C2North Property Line1BUILDING 3 - SOUTH ELEVATIONBUILDING 3 - EAST ELEVATION2MATERIAL & COLOUR LEGEND (GREEN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindowsOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsWhiteDark BrownLight BeigeDark GreenBlackDark GreyDark GreyGreyPabcoLaminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigeGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight GreenBenjamin MooreHardi Shingles @walls, gable ends & columnsDark Green
APPENDIX E
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-034-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report, dated April 24, 2014, by United Pacific Consultants Ltd.
Tree Evaluation Report, dated May 2, 2012, by Mike Fadum & Associate’s Ltd
Environmental Impact Assessment and Habitat Enhancement Strategy, dated May 2012,
by Aquaterra Environmental Ltd.
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014
and Members of Council FILE NO: 2012-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6920 – 2012
Second Reading
Maple Ridge Zone Amending Bylaw No. 6921 – 2012
12101 208 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12101 208 Street, from
RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the future
construction of 8 townhouse units.
The proposed RM-1 (Townhouse Residential) zoning complies with the policies of the Official
Community Plan (OCP); however, an OCP amendment is required to adjust the area designated
Conservation around the watercourses.
This application received first reading for Zone Amending Bylaw No. 6921 – 2012 on May 22, 2012.
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. 6920 – 2012 on the municipal website, 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. 6920 – 2012 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. 6920 –
2012 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6920 – 2012 be given first
and second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 6921 – 2012 be amended as identified in the
staff report dated August 25, 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. Approval from Fortis BC for visitor parking stalls located within Right-of Way;
iii. Amendment to Official Community Plan Schedules "B" and “C”;
iv. Road dedication as required;
v. Removal of the existing buildings;
vi. Park dedication as required;
vii. A letter assuring that removal of all debris and garbage from park land has occurred;
viii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ix. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the subject property for the proposed development;
x. Registration of a Restrictive Covenant for the Visitor Parking;
xi. Registration of a Restrictive Covenant for Tree Protection;
xii. Registration of a Restrictive Covenant for the Stormwater Management Plan; and
xiii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: 0929304 B.C. Ltd.
Legal Description: Lot 6, District Lots 241 and 242, Group 1, NWD Plan 24517
OCP:
Existing: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
- 3 -
Surrounding Uses:
North: Use: Park, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Conservation, Urban Residential
South: Use: Townhouse, Single Family Residential
Zone: RM-1 (Townhouse Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation, Urban Residential
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Conservation, Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse
Site Area: 0.64 ha (1.6 acres)
Access: 208 Street
Servicing requirement: Full Urban Standard
Companion Applications: 2012-034-DP/VP and 2013-104-DP
b) Project Description:
The subject property is located on the west side of the cul-de-sac of 208 Street, north of Dewdney
Trunk Road (see Appendix A). The property slopes down from a level area by the street to creeks on
three sides. The sloped areas of the site have a significant number of trees.
The applicant is proposing a townhouse development on the relatively level area of the subject
property with an on-site strata road from the cul-de-sac. Eight townhouse units are proposed in four
duplex-style buildings. Road dedication would be required to complete the cul-de-sac bulb. The
balance of the site would be dedicated as Conservation for protection of the environmentally
sensitive areas.
Applications accompanying this rezoning application include a Watercourse Protection and Natural
Features Development Permit application, a Multi-Family Development Permit application, and a
Development Variance Permit application.
c) Planning Analysis:
i. Official Community Plan:
The subject property is designated Urban Residential – Neighbourhood Residential category in the
OCP. Single detached dwellings will remain the predominant housing form within neighbourhoods;
however, other housing forms are possible, subject to compliance with the Neighbourhood
Residential Infill policies. This proposed rezoning to RM-1 (Townhouse Residential) and townhouse
development consisting of four duplex buildings is in compliance with the Zoning Matrix in Appendix
- 4 -
C of the OCP; however, an OCP amendment is required to adjust the area designated Conservation
around the watercourses (see Appendix B).
ii. Zoning Bylaw:
The subject property is proposed to be rezoned from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) to permit the development of 8 townhouse units (see Appendix C). A
preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw;
however, several variances will be requested, as outlined below. Map No. 1568, attached to the
bylaw has been amended from when it was first presented at first reading, to reflect the area that is
being dedicated as Conservation.
iii. Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix D):
1. To vary the minimum front yard setback from 7.5 m to 1.4 m;
2. To vary the minimum rear yard setback from 7.5 m to 5.8 m;
3. To vary the minimum interior yard setback (south) from 4.5 m to 0 m;
4. To vary the minimum interior yard setback (north) from 4.5 m to 1.8 m;
5. To vary the maximum retaining wall height to be greater than 1.2 m; and
6. To vary the maximum building height from 10.5 m nor 2.5 storeys to 10.6 m and 3
storeys for Buildings 1 and 2; to 11.0 m and 3 storeys for Building 3; and to 11.5 m and 3
storeys for Building 4.
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
report to Council.
iv. Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350 – 1990 requires 2 parking spaces per unit and
0.2 spaces per unit to be provided as visitor parking spaces, which for 8 units, amounts to a total of
16 residential parking spaces and 2 visitor parking spaces. Tandem garages are provided for each
of the units, providing the required 16 residential parking spaces. The aprons for the units range
from approximately 2 m to 4 m and are not long enough to accommodate a small vehicle. Two
visitor parking spaces are provided. It should be noted that this development application was
received in 2012, prior to the direction to review tandem parking in multi-family developments.
v. Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses. Accordingly, prior
to final zoning approval, the Development Permit must be reviewed and approved. An application
for the Development Permit has been received. Adherence of this project to the guidelines will be
the subject of a future report to Council.
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation and protection of the
natural environment of McKenney Creek, its tributaries, and the adjacent slopes. The developer will
- 5 -
provide restoration, enhancement and replanting works as required, and 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. Prior to final zoning approval, the Development Permit must be reviewed and
approved.
vi. Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on June 10, 2014.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolutions:
Consider a more substantial entry in the building units.
Consider a quality material for the soffits.
Consider a common refuse area on the east of visitor parking stall number 2.
Consider more interest on the staircase down to the common activity area and
consider accessibility.
Consider a natural seating area for interest in the common activity area that may
include rocks or logs.
Consider more interest in the retaining wall by stepping the retaining wall and
softening the façade.
The ADP concerns have been addressed and are reflected in the current plans (see Appendices E
and F). A detailed description of how these items were incorporated into the final design will be the
subject of a future report to Council.
d) Environmental Implications:
The Environmental Impact Assessment Report has been reviewed, including the Habitat
Enhancement Strategy, the Tree Evaluation Report, the Geotechnical Report, and the Stormwater
Management plan. The geotechnical consultant is to coordinate their recommendations with the
environmental consultant, civil engineer, and arborist to ensure the environmental objectives are
achieved. Restoration measures with a cost estimate and security deposit are required, including a
five-year maintenance period.
e) Traffic Impact:
As the subject property is located within 800 m of the Lougheed Highway, a referral has been sent to
the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw No.
6921 – 2012 will be required as a condition of final reading. At this time, the Ministry has granted
preliminary approval of the development application.
- 6 -
f) Outside Agencies
A Statutory Right-of-Way for a Fortis BC gas pipeline is located across the south portion of the
subject property. Approval from Fortis BC will be required for the two visitor parking stalls located
within the Statutory Right-of-Way area. A referral was sent to Fortis BC on June 19, 2014.
g) Interdepartmental Implications:
i. Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Required servicing
include:
Dedicating and constructing the remainder of the cul-de-sac at the end of 208
Street, complete with a roll-over curb and catch-basin;
Upgrading the existing sanitary sewer service connection;
Ensuring the storm service connection fronting the subject property is of adequate
capacity;
Providing street trees where possible;
Removing existing overhead services; and
Providing an adequately-sized water service connection.
ii. Parks Planning and Development:
The Parks Planning and Development Section has reviewed the development application and
supports the park dedication for watercourse protection purposes.
iii. Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m
and rated to their specifications, which were provided to the developer. Signage indicating that the
lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional
addressing sign, which is visible day and night, is to be permanently mounted at the main entrance.
The cul-de-sac will be required to have “No Parking” signs installed prior to occupancy.
iv. Licences, Permits and Bylaws Department:
The Licences, Permits and Bylaws Department has reviewed the development application and has
provided comments related to Building Code requirements which have been provided to the
developer. These comments will be reviewed again at the Building Permit stage.
h) School District Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 11, 2014.
- 7 -
i) Intergovernmental Issues:
i. Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local
Government Act. The amendment required for this application, to designate additional area around
the watercourse as Conservation, 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 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. 6920 – 2012, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6921 - 2012, and that application 2012-034-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”_________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”____________for____
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”_____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 6920 – 2012
Appendix C – Zone Amending Bylaw No. 6921 – 2012
Appendix D – Site Plan
Appendix E – Building Elevations
Appendix F – Landscaping Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 1, 2013 2012-034-DP BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T20685206682067420677
12131
12200
12146
12044
12220
20841208842066020691206
7
220673
12025
12075
12194
12020 207962080412080
12163
2082012174
12186
2083220695
12111
12206
12060
12187
12217
20844208802066412145
12193
12209
12114
12134
12170
12182
12070
12025
12034206752066920676
12157
12199
2070912158
12037
12014
2082512196
2085612122
12015
12053
12065
12079
12101
12024
12050
12072
12108
2066520685206992070112203
12119
12098
12045
12209
208352
0
6
6
8 2068612169
12179
2070512210
12088 2079012088
12201
20868120A AVE.207A S T.208 ST.120B AVE.207A S T.P 7297816
23
30
335
16
15
13
7
1
P 86477
7
15
23
4
7
20
26
51
P 24517P 23063LMP 4151
LMP 4151 4
2
32
12
9
13
1
LMS 4312NWS 25666
19
LMP 31287
P 24517
9
8 P 19087P 190873
9
LMS 4067A
P 4504647
LMS
5
PARK
8
22P 72978
NWS 2686
24
13 P 73290P 7329025
17
12
336
P 18811
5
P 23063LMS 753
3
2
10
8P 7329010
P 7329021
P 73290
29 P 73290P 54659
P 65204
11
10
Rem 2
PARK
6
8
1
2
21
25
P 72978
11
3
22
NWS 2582
28 P 73290P 5347512
111
68
P 86477
P 70271
14
27 26
12
15
5
24
18
27
Rem 13P 245177 LMP 3909314
4
22
P 63453P 19087W 1/2
1
9 P 7297811
14
P 73290P 73290BCS 1311
6
228
69
21
PARK
6
1Subject Property
´
Scale: 1:2,000
12101-208 St
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6920 – 2012
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, enacts as
follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6920 – 2012
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 830, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 885, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No. 6425 – 2006 is hereby amended
accordingly.
READ A FIRST TIME the 26th day of August, 2014.
READ A SECOND TIME the 26th day of August, 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
APPENDIX B
206682067220673 2070112025
12020 12024
12050
12187
206642
0
6
6
8
12193
12119
12194
12088
12065
12034
12186
208442088420695
2 0 6 7 7
12131
12145
12169
12209
12122
12170
2079612037
12079
12108 2085612053
12060
12196
2083212199
2070512203 12206
12182
12098 2079012201
206742068520676
12157
12070
12101
12044
12163 208352086820665206692069912075
12158
12134
12146
2080412209
12174
2068612179
12111
2070912200
12114
12210
12045
12072
1208012088 2082020880207A ST.208 ST.120A AVE.207A ST.120B AVE.
10
12
8
11
13
15
NWS 25665
27
P 54659335
P 24517PARKP 5347515 69
P 86477
9P 729783
10 23
P 24517
11
7
7
P 23063P 230635P 63453P 70271
22 P 73290P 7329029
26
LMP 31287
9
228
13
8
P 86477
8 P 7297824
P 7329025
19
NWS 2582
17
BCS 1311
LMS 4067A
P 4504647
LMS 753
LMP 4151
2
PARK
2
11
LMS 4316
22 P 73290P 2451716
4
6
68
21
1
P 7297814
26
32
P 732909P 7329014
16
2
4
P 73290
28
30
6
LMP 39093P 18811
5
22
PARKP 190874
15
25
NWS 2686
23 P 7329024
21
20
12
10
336
14
9 111LMS
1 3
6
P 72978
13
12
7
18
P 732908 P 190873
LMP 4151SKILLEN ST.WICKLUND AVE.
´
Bylaw No. Map No. From:
To:
Urban Residential
Conservation
6920-2012830
1:2,000
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
206682067220673 2070112025
12020 12024
12050
12187
206642
0
6
6
8
12193
12119
12194
12088
12065
12034
12186
208442088420695
2 0 6 7 7
12131
12145
12169
12209
12122
12170
2079612037
12079
12108 2085612053
12060
12196
2083212199
2070512203 12206
12182
12098 2079012201
206742068520676
12157
12070
12101
12044
12163 208352086820665206692069912075
12158
12134
12146
2080412209
12174
2068612179
12111
2070912200
12114
12210
12045
12072
1208012088 2082020880207A ST.208 ST.120A AVE.207A ST.120B AVE.
10
12
8
11
13
15
NWS 25665
27
P 54659335
P 24517PARKP 5347515 69
P 86477
9P 729783
10 23
P 24517
11
7
7
P 23063P 230635P 63453P 70271
22 P 73290P 7329029
26
LMP 31287
9
228
13
8
P 86477
8 P 7297824
P 7329025
19
NWS 2582
17
BCS 1311
LMS 4067A
P 4504647
LMS 753
LMP 4151
2
PARK
2
11
LMS 4316
22 P 73290P 2451716
4
6
68
21
1
P 7297814
26
32
P 732909P 7329014
16
2
4
P 73290
28
30
6
LMP 39093P 18811
5
22
PARKP 190874
15
25
NWS 2686
23 P 7329024
21
20
12
10
336
14
9 111LMS
1 3
6
P 72978
13
12
7
18
P 732908 P 190873
LMP 4151SKILLEN ST.WICKLUND AVE.
´
Bylaw No. Map No.
Purpose:To Add to Conservation on Schedule C
6920-2012885
1:2,000
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6921 – 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, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6921 – 2012."
2.That parcel or tract of land and premises known and described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 1568, a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 22nd day of May, 2012.
READ a second time the 26th day of August, 2014.
PUBLIC HEARING held the day of , 2014.
READ a third time the day of , 2014.
APPROVED by the Minister of Transportation this day of , 2014.
ADOPTED, the day of , 2014.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
206682067220673 2070112025
12020 12024
12050
12187
206642
0
6
6
8
12193
12119
12194
12088
12065
12034
12186
208442088420695
2 0 6 7 7
12131
12145
12169
12209
12122
12170
2079612037
12079
12108 2085612053
12060
12196
2083212199
2070512203 12206
12182
12098 2079012201
206742068520676
12157
12070
12101
12044
12163 208352086820665206692069912075
12158
12134
12146
2080412209
12174
2068612179
12111
2070912200
12114
12210
12045
12072
1208012088 2082020880207A ST.208 ST.120A AVE.207A ST.120B AVE.
10
12
8
11
13
15
NWS 25665
27
P 54659335
P 24517PARKP 5347515 69
P 86477
9P 729783
10 23
P 24517
11
7
7
P 23063P 230635P 63453P 70271
22 P 73290P 7329029
26
LMP 31287
9
228
13
8
P 86477
8 P 7297824
P 7329025
19
NWS 2582
17
BCS 1311
LMS 4067A
P 4504647
LMS 753
LMP 4151
2
PARK
2
11
LMS 4316
22 P 73290P 2451716
4
6
68
21
1
P 72978
14
26
32
P 732909P 7329014
16
2
4
P 73290
28
30
6
LMP 39093P 18811
5
22
PARKP 190874
15
25
NWS 2686
23 P 7329024
21
20
12
10
336
14
9 111LMS
1 3
6
P 72978
13
12
7
18
P 732908 P 190873
LMP 4151
LMP 5263
EP 88077
RW 22050EP 73291RW 22050
LMP 4152
RW 18394 EP 46757
LMP 5047RW 72980EP 78607 LMP 1286
EP 73292EP 72979
EP 73291
LMP 1286LMP 1628
EP 88221RW 86795LMP 39094EP 72352LMP 9073LMP 1286
EP 87299
BCP 52097EP 73292LMP 9074EP 73292EP 73291EP 73292LMP 4231SKILLEN ST.WICKLUND AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
6921-20121568
APPENDIX D
APPENDIX E
APPENDIX F
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014
and Members of Council FILE NO: 2011-019-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rescind Second and Third Reading of Official Community Plan Amending Bylaw
No. 6871 – 2011
Rescind Second and Third Reading of Zone Amending Bylaw No. 6864 – 2011
Second Reading of Official Community Plan Amending Bylaw No. 6871 – 2011,
and
Second Reading of Zone Amending Bylaw No. 6864 – 2011
10515 and 10595 240 Street and 23950 Zeron Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 10515 and 10595
240 Street and 23950 Zeron Avenue, from RS-3 (One Family Rural Residential) to RM-1 (Townhouse
Residential), to permit the future construction of 52 townhouse units.
The proposed RM-1 (Townhouse Residential) zoning complies with the policies of the Official
Community Plan (OCP). However, an OCP amendment is required to designate the area around a
watercourse as Conservation.
On April 22, 2014 Council granted a one-year extension for third reading to Zone Amending Bylaw
No. 6864 – 2011 to rezone the subject properties from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential).
The development application has since been revised to remove the underground parking
component; revise the layout resulting in an increase of units from the original 48 units to 52 units;
and to slightly adjust the conservation area boundary and the portion of the property being rezoned
to RM-1 (Townhouse Residential) based on the revised layout. It is recommended that second and
third reading of the OCP Amending Bylaw No. 6871 – 2011 and Zone Amending Bylaw No.6864 –
2011 both be rescinded, read a second time, as amended, and be forwarded to a new Public
Hearing.
RECOMMENDATIONS:
1) That second and third reading of Official Community Plan Amending Bylaw No. 6871 – 2011
be rescinded;
2) That second and third reading of Zone Amending Bylaw No. 6864 – 2011 be rescinded;
- 2 -
3) 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. 6871 – 2011 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
4) That Official Community Plan Amending Bylaw No. 6871 – 2011 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
5) That it be confirmed that Official Community Plan Amending Bylaw No. 6871 – 2011 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
6) That Official Community Plan Amending Bylaw No. 6871 – 2011, be amended as identified in
the staff report dated August 25, 2014, be given second reading and be forwarded to Public
Hearing;
7) That Zone Amending Bylaw No. 6864 – 2011 be given second reading, be amended as
identified in the staff report dated August 25, 2014, and be forwarded to Public Hearing; and
8) 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 Schedules "B" and “C”;
iii. Road dedication on 240 Street as required;
iv. Park dedication as required;
v. A letter assuring that removal of all debris and garbage from park land has occurred;
vi. Consolidation of the subject properties;
vii. Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject properties for the proposed development;
viii. Registration of a Restrictive Covenant for the Protection of Steep Slopes;
ix. Registration of a Restrictive Covenant for the Visitor Parking;
x. Registration of a Restrictive Covenant for Tree Protection; and
xi. Registration of a Restrictive Covenant for the Stormwater Management Plan.
- 3 -
DISCUSSION:
a) Background Context:
Applicant: Atelier Pacific Architecture Inc., Brian Shigetomi
Owner: Spencer Creek Ventures Inc. No. 0825249
Legal Descriptions: Lot 9, District Lots 406 and 408, Group 1, NWD Plan
29456;
Lot 3, Except: Parcel “A” (Explanatory Plan 16557),
District Lots 406 and 408, Group 1, NWD Plan 3825;
Parcel “A” (Explanatory Plan 16557), Lot 3, District Lots
406 and 408, Group 1, NWD Plan 3825
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North: Use: Single family residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation and Urban Residential
East: Use: Single family residential and vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
and RS-3 (One Family Rural Residential)
Designation: Conservation and Low/Medium Density Residential
West: Use: Single family residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 1.98 ha (4.9 acres)
Access: 240 Street
Servicing: Urban Standard
Companion Applications: 2011-019-DP/VP and 2011-020-DP
b) Project Description:
The original development application which had received third reading was for 48 townhouse units
and had a slightly different layout. The development application has since been revised to remove
the underground parking component; and revise the layout resulting in an increase of units from the
- 4 -
original 48 units to 52 units; and to slightly adjust the conservation area boundary and the portion of
the property being rezoned to RM-1 (Townhouse Residential) based on the revised layout. The
subject properties are characterized by steep slopes along the north-western property lines, with
flatter developable areas closer to 240 Street (see Appendix A). A small tributary to Spencer Creek
runs along the southern boundary which requires a 15 m setback from the top of bank. A 30 m
setback is required from Spencer Creek, which is located approximately 40 m south of the subject
properties. The setback from Spencer Creek falls within the 15 m setback from the small tributary;
therefore, this area will be protected through the park dedication.
The proposed development consists of 52 units distributed in nine building blocks, eight of which
are oriented parallel to 240 Street, and one building block which is oriented perpendicular to 240
Street, located away from 240 Street, on the south-western portion of the subject properties. All 52
units have double-car garages and most aprons could accommodate a small vehicle.
Applications accompanying this rezoning application include a Watercourse Protection and Natural
Features Development Permit application, a Multi-Family Development Permit application, and a
Development Variance Permit application.
c) Planning Analysis:
i. Official Community Plan:
The subject properties are designated Urban Residential – Major Corridor in the OCP. Major Corridor
Residential Infill developments may include building forms such as single detached dwellings,
duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential
developments. The housing forms are restricted to a maximum of two and one-half storeys, with an
emphasis on ground-oriented units for all developments (except for apartments). The proposed
rezoning to RM-1 (Townhouse Residential) and development proposal is in compliance with the OCP
designation; however, an OCP amendment is required to designate the Conservation area around
the small tributary to Spencer Creek (see Appendix B).
The change in the layout of the development resulted in a change to the Conservation area
boundary proposed in the initial development application. Although there is a slight increase in the
number of units, the layout change results in a net gain of setback conservation area of 253.6 m²,
which is significantly greater than the 161.4 m² that was proposed for the previous development
with only 48 units.
ii. Zoning Bylaw:
The subject properties are proposed to be rezoned from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) to permit the development of 52 townhouse units (see Appendix C). The
maximum allowable density of the RM-1 (Townhouse Residential) is a floor space ratio of 0.6 times
the net lot area, excluding a maximum of 50 m² of habitable basement area per unit. This
development has a floor space ratio of 0.498, so it is within the allowable maximum density, and is
only slightly higher than the original development that had a floor space ratio of 0.47 for the 48
units.
- 5 -
Map No. 1544, attached to the bylaw has been amended from when it was first presented at first
reading, to reflect the area that is being dedicated as Conservation.
A preliminary review of the plans indicates that the proposal generally complies with the Zoning
Bylaw; however, several variances will be requested, as outlined below.
iii. Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix D):
1. To vary the minimum front yard setback from 7.5 m to 4.5 m to the building and 4.0 m to
the bay windows;
2. To vary the minimum rear yard setback from 7.5 m to 7.0 m to the bay windows;
3. To vary the minimum interior yard setback (south) from 6.0 m to 5.5 m;
4. To vary the minimum interior yard setback (north) from 6.0 m to 5.5 m;
5. To vary the maximum building height from 10.5 m to 12.04 m for Building 4 and 10.7 m
for Buildings 6, 7, 8, and 9;
6. To vary the maximum building height from 2.5 storey to 3 storeys for the front elevations
of all the building blocks, with the exception of Block 2; and
7. To vary the maximum retaining wall height to be greater than 1.2 m (the maximum height
will be 3.7 m at its highest point).
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
report to Council.
iv. Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350 – 1990 requires 2 parking spaces per unit and
0.2 spaces per unit to be provided as visitor parking spaces, which for 52 units amounts to a total of
104 residential parking spaces and 11 visitor parking spaces. Double-car garages are provided for
each of the units, providing the required 104 residential parking spaces. Most of the aprons are
approximately 5 m wide by 4 m long, which could accommodate one small car for visitors, if
necessary. Thirteen visitor parking spaces are provided throughout the site, with 2 of them sized for
disabled parking spaces.
v. Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses. Accordingly, prior to final zoning approval, the Development Permit must be
reviewed and approved. An application for the Development Permit has been received. Adherence
of this project to the guidelines will be the subject of a future report to Council and 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.
- 6 -
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation and protection of the
natural environment of Spencer Creek, its tributaries, and the adjacent slopes. The developer will
provide restoration, enhancement and replanting works as required, and 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.
vi. Development Information Meeting:
A Development Information Meeting was held at the library of Samuel Robertson Technical
Secondary School on April 23, 2013 based on the revised proposal. Approximately 15 residents
attended the meeting. A summary of the comments and discussions with the attendees was
provided by the applicant and include the following:
1. Concern over site access and traffic along 240 Street;
2. Concern over increase in noise and pedestrian traffic along the public pathway on the
west side of the development;
3. Concern over school catchment area and the School District’s ability to absorb the extra
capacity;
4. Concern over current presence of bears in the area; and
5. Concern over increased density from the previous proposal, and density in general.
The following are provided in response to the issues raised by the public:
1. The site entry was re-located to the south end of the site to ease traffic concerns due to
the hill. This project helped to fund the reduction in the bump in the road at 240 Street
and 104 Avenue. A traffic study was conducted to determine if a left turn lane was
required, but it was determined that this was not necessary.
2. This is a public pathway to be used by the local community. Connections that were
initially proposed from the development leading up to the public pathway were removed
due to these concerns.
3. This is out of the control of the developer. A referral was sent to the School District;
however no response has been provided to date.
4. A portion of the development site is being dedicated as Conservation for the protection
of the tributary to Spencer Creek, this will provide habitat for the bears. A chain-link
fence is proposed by the developer to delineate the Conservation area, which will aid in
protecting the proposed development.
5. 240 Street is considered a Major Corridor in the OCP, and as such, is subject to the
Major Corridor Residential Infill policies in the OCP. The maximum allowable density of
the RM-1 (Townhouse Residential) is a floor space ratio of 0.6 times the net lot area,
excluding a maximum of 50 m² of habitable basement area per unit. This development
has a floor space ratio of 0.498, so it is within the allowable maximum density.
vii. Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the revised plans for form and character of the proposed
development and the landscaping plans at a meeting held on July 8, 2014.
- 7 -
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolutions:
Consider construction of path on west side of Block 1 to create a continuous loop
from the street.
Special attention to be given to the transition in materials at bays and main façade.
Consider extra visitor parking, if possible, and efficiency of visitor parking stalls #3
and #4 for maneuverability.
Consider design development of front doors for west side of blocks fronting 240
Street, as a Crime Prevention Through Environmental Design (CPTED) issue.
Consider similar roof line expressions to be mirrored on the end units.
Consider variation in style of windows in centre-bound units.
Consider softening the effect of the retaining wall at its highest points (for example,
through stepping the wall back, planting pockets, or changing the type of wall).
Consider providing more native plant species in the design.
The ADP concerns have been addressed and are reflected in the current plans (see Appendix E). A
detailed description of how these items were incorporated into the final design will be the subject of
a future report to Council.
d) Environmental Implications:
The Environmental Assessment Report has been reviewed, including the Habitat Balance proposal,
the Tree Retention Assessment, the Geotechnical Report, and the Stormwater Management plan.
The geotechnical consultant is to coordinate their recommendations with the environmental
consultant, civil engineer, and arborist to ensure the environmental objectives are achieved.
Restoration measures with a cost estimate and security deposit are required, including a five-year
maintenance period.
e) Interdepartmental Implications:
i. Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Required servicing
include:
Widening 240 Street to the urban arterial standard across the full frontage of the
subject properties, including curb and gutter;
Providing a new service connection for the sanitary main on 240 Street;
Providing a storm service connection;
Providing new davit-arm street lights along 240 Street;
Providing street trees in the boulevard fronting the subject properties;
Removing existing service poles servicing the subject properties; and
- 8 -
Providing a new water service connection, complete with a meter, meter chamber
and backflow prevention.
ii. Parks Planning and Development:
The Parks Planning and Development Section has reviewed the development application and
supports the park dedication for watercourse protection purposes.
iii. Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m
and rated to their specifications, which were provided to the developer. Signage indicating that the
lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional
addressing sign, which is visible day and night, is to be permanently mounted at the main entrance,
with an additional sign at the first intersection. A turn-around has been provided at the north end of
the development to accommodate fire trucks.
iv. Licences, Permits and Bylaws Department:
The Licences, Permits and Bylaws Department has reviewed the development application and has
provided comments related to Building Code requirements which have been provided to the
developer. These comments will be addressed reviewed again at the Building Permit stage.
f) School District Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 14, 2013 and no response has been provided to date.
g) Intergovernmental Issues:
i. Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local
Government Act. The amendment required for this application, to designate the area around the
watercourse as Conservation, 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 determined to have no impact.
- 9 -
CONCLUSION:
This development application has changed significantly since it went to Public Hearing on November
15, 2011 and the Conservation boundaries and the portion of the property being rezoned to RM-1
(Townhouse Residential) have been slightly revised; therefore, it is recommended that second and
third reading of the OCP Amending Bylaw No. 6871 – 2011 and Zone Amending Bylaw No.6864 –
2011 be rescinded, read a second time, as amended, and be forwarded to a new Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 6871 – 2011
Appendix C – Zone Amending Bylaw No. 6864 – 2011
Appendix D – Site Plan
Appendix E – Building Elevation Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 3, 2013 FILE: 2011-019-RZ BY: DT
10515, 10595 240 Street23950 Zeron Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT23883105192382510565104501046010422
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The Corporation of the District of Maple Ridgemakes no guarantee regarding the accuracyor present status of the information shown onthis map.
´
Scale: 1:2,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6871 – 2011
A Bylaw to amend Schedules “B” & “C” forming part of the
Official Community Plan Bylaw No. 6425 – 2006 as amended
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules “B” and "C" to the Official Community
Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6871 – 2011.
2.Schedule “B” is hereby amended for those parcels or tracts of land and premises known and
described as:
Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456
and outlined in heavy black line on Map No. 816, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary.
3.Schedule “C” is hereby amended for those parcels or tracts of land and premises known and
described as:
Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456
and outlined in heavy black line on Map No. 886, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary.
4. Maple Ridge Official Community Plan Bylaw No. 6871 – 2006 is hereby amended
accordingly.
READ A FIRST TIME the 25th day of October, 2011.
READ A SECOND TIME the 25th day of October, 2011.
SECOND READING WAS RECINDED the 8th day of November, 2011.
RE-READ A SECOND TIME the 8th day of November, 2011.
PUBLIC HEARING HELD the 15th day of November, 2011.
READ A THIRD TIME the 22nd day of November, 2011.
SECOND AND THIRD READINGS WERE RESCINDED the 26th day of August, 2014.
RE-READ A SECOND TIME the 26th day of August, 2014.
PUBLIC HEARING held the day of , 20 .
RE-READ A THIRD TIME the day of , 20 .
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
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SL
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´
SCALE 1:2,500
Bylaw No. Map No. From:
To:
Urban Residential
Conservation
6871-2011816
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
238532384223843238481048710543
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1
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´
SCALE 1:2,500
Bylaw No. Map No.
Purpose: To Add To Conservation on Schedule C
6871-2011886
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. No 6864 – 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 – 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 – 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge,
enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6864 – 2011"
2.Those parcels or tracts of land and premises known and described as:
Parcel “A” (Explanatory Plan 16557) Lot 3 District Lots 406 and 408 Group 1 New
Westminster District Plan 3825
Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456
Lot 3 Except: Parcel “A” (Explanatory Plan 16557); District Lots 406 and 408 Group 1 New
Westminster District Plan 3825
and outlined in heavy black line on Map No. 1544 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential)
3.Maple Ridge Zoning Bylaw No. 3510 – 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ A FIRST TIME the 25th day of October, 2011.
READ A SECOND TIME the 25th day of October, 2011.
PUBLIC HEARING held the 15th day of November, 2011.
READ A THIRD TIME the 22nd day of November, 2011.
SECOND AND THIRD READINGS WERE RESCINDED the 26th day of August, 2014.
RE-READ A SECOND TIME the 26th day of August, 2014.
PUBLIC HEARING held the day of , 20 .
RE-READ A THIRD TIME the day of , 20 .
ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
238532384223843238481048710543
10575
10592238 5010 509
1051323860 10585
10542
10717
10580
10670
10673
1
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L
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
6864-20111544
APPENDIX D
APPENDIX E
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-107-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:
Tree Evaluation Report (Mike Fadum and Associates Ltd) Apr. 23, 2014
Geotechnical Report (Valley Geotechnical Eng. Services Ltd) Apr. 10, 2014
Traffic Impact Assessment (BWW Consulting) July 9, 2014
4.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014
and Members of Council FILE NO: 2013-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 7053-2014
24009, 24005 and 24075 Fern Crescent
EXECUTIVE SUMMARY:
On April 8, 2014, Council granted first reading to Zone Amending Bylaw No. 7053-2014. The
proposal is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential)
and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), RS-1b (One
Family Urban-Medium Density Residential) and R-2 (Urban Residential District).
The three properties under consideration are located in the Horse Hamlet of the Silver Valley Area
Plan, and have a combination of three OCP designations (i.e. Low Density; Low-Medium Density; and
Medium Density Residential), as identified in this report. The proposal meets the permitted
maximum density in the Silver Valley Area Plan; however an OCP amendment is required to adjust
the designation boundaries to achieve an efficient road pattern and the proposed lot layout
(Appendix D).
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. 7088-2014 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. 7088-2014 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.7088-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7053-2014 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, and Figure 3D - Horse Hamlet;
iii. Road dedication as required;
iv. Consolidation of the development site;
v. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Removal of the existing buildings;
vii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations; and
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: 0733497 BC Ltd.
Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15,
Section 22, Township 12, NWD Plan 9364; Parcel “A”
(Reference Plan 13772); Lot 15 Except North 126 feet;
Section 22, Township 12, NWD Plan 9364; and Lot 30,
Section 22, Township 12, NWD Plan 24120.
- 3 -
OCP:
Existing: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Proposed: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family
Urban-Medium Density Residential) and R-2 (Urban
Residential District)
Surrounding Uses:
North: Use: Single Family Residential and vacant lots
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Neighbourhood Park and Medium-High Density Residential
South: Use: Single Family Residential and Fern Crescent
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
West: Use: Single Family Residential and Fern Crescent/240th Street
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Single Family Residential
Consolidated Site Area: 2.34 Hectares (5.78 acres)
Access: Fern Crescent/240th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-107-SD
- 4 -
b) Site and Project Description:
The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, are located
south of 128th Avenue and east of Fern Crescent, within the 200 metres (2 minute walking) radius of
the Horse Hamlet centre. The topography around the subject sites is fairly flat with a gradual slope
down from the north-east to the south-west corner.
The properties under consideration are in the Fraser Sewer Area. The portion of 128th Avenue,
inside the Horse Hamlet, is currently identified as a local road. In future, the subject portion of 128th
Avenue is anticipated to be an arterial road providing the main access to Golden Ears Provincial
Park. All the standard off-site road and servicing upgrades abutting the development site will be
required as a condition of final reading.
To the north of subject sites are two parcels designated “Neighbourhood Park” which are both
owned by the District of Maple Ridge. The timeline on the actual building of this neighbourhood
park is unknown at this point. However, future and existing residents will be able to participate in
the public consultation process conducted by the Parks and Leisure Services Department.
The subject sites are not located in or near a known archeological resource according to Provincial
or local records.
The proposed subdivision sketch (Appendix D) shows a total of 34 single family lots serviced by a
looping road. Of the proposed 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential
District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential),
and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential). Access to the proposed
subdivision is from Fern Crescent via a new 18.0 metre wide road right-of-way that can
accommodate sidewalks and parking on both sides. Except for the three lots facing the southern
dip of Fern Crescent, all the proposed lots will face a new looping municipal road right-of-way built
and serviced to urban standards. A narrower 15.0 metre wide road right-of-way will also be built
south of the “Neighbourhood Park” along the northern boundary of the subject site. The proposed
road pattern could be replicated on the east of subject sites when they develop in the future. The
proposed road pattern generally follows the Silver Valley, Horse Hamlet road plan with some minor
changes to provide efficient access to surrounding lands.
c) Planning Analysis:
Official Community Plan - Silver Valley Area Plan:
The Horse Hamlet within the Silver Valley Area Plan is anticipated to contain a total of 240 dwelling
units in a tightly compacted, neighbourhood scale residential area. In October 2013, Council gave
third reading to a development proposal on Mill Street (north of subject sites) for 16 single family
lots to be rezoned from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District). Since the adoption of the Silver Valley Area Plan, this
proposal is the second development application in the Horse Hamlet area. This will add up to a total
of 50 units in the Horse Hamlet area, if final approval is granted.
- 5 -
The development proposal is subject to Silver Valley Area Plan policies and densities permitted
within the Horse Hamlet. It is important to note that the subject sites are not impacted by any
watercourses or steep slopes. The three subject properties (Appendix A), are a combination of Low
Density Residential; Low-Medium Density Residential; and Medium Density Residential designations
as shown in the table below:
Address OCP designation Proportion
1 24005 Fern Crescent Low Density Residential 0%
Low-Medium Density Residential 92%
Medium Density Residential 8%
2 24009 Fern Crescent Low Density Residential 19%
Low-Medium Density Residential 76%
Medium Density Residential 5%
3 24075 Fern Crescent Low Density Residential 8%
Low-Medium Density Residential 60%
Medium Density Residential 32%
Policy 5.3.9 specifies maximum densities associated with the above mentioned OCP designations in
terms of units per net hectare permitted, as stated below:
(a) Medium to medium-low densities, ranging from 15 to 40 units per hectare, will be located
adjacent to schools, commercial uses and civic uses.
(b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5
minute walking distance from the centre.
The subject parcels comply with Policy 5.3.4 that envisions creating neighbourhoods within a 200
metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject
sites and the policies above, the densities are required to step down from medium to low between
128th Avenue and Fern Crescent (north to south). The proposed subdivision sketch (Appendix D)
demonstrates a stepping down of densities being achieved through the proposed R-2 (lot size 315
m2), RS-1b (lot size 557m2) and RS-1 (lot size 668 m2) zones, between 128th Avenue and the Fern
Crescent dip.
As mentioned earlier in this report, the developer is proposing a total of 34 single family residential
lots (14 R-2; 17 RS-1b and 3 RS-1). The resulting total lot yield of 34 lots aligns with the maximum
number of units permitted in the existing designations of the Silver Valley Plan. The proposed RS-1
zone correlates with the “Low Density Residential” designation; the proposed RS-1b zone correlates
with the “Low-Medium Density Residential” designation and the proposed R-2 zone correlates with
the “Medium Density Residential” designation of the Silver Valley Area Plan. The OCP amendment
reflects some minor adjustments or ground-thruthing to the existing designations in order to achieve
a safe and efficient road pattern. This is reflected in the OCP amending bylaw and map attached as
Appendix B.
- 6 -
Maple Ridge Zoning Bylaw No 3510 -1985:
The current application proposes to rezone the subject properties (Appendix A) from RS-3 (One
Family Rural Residential), and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential
District). All the proposed lots meet the minimum lot area, lot width and lot depth specified in the
respective zones.
d) Environmental Implications:
A three-tier storm water management system designed in accordance with the District's
Watercourse Protection Bylaw 6410-2006 and incorporating rainfall capture, runoff control and
flood risk management is required. A Storm Water Management Plan is being reviewed for the
proposed subdivision and will be required to be finalized prior to the final subdivision approval.
Based on the recommendations in the Arborist Report by Mike Fadem and Associates Ltd dated
April 23, 2014, some tree retention opportunities along the northern and southern boundaries of
the subject site will be considered prior to the final approval of the proposed subdivision. Where
possible a best level of effort will be made to save mature trees and to protect their root zones
within the backyards of the future lots, through a Tree Protection Restrictive Covenant. To
compensate for tree loss due to roads and building envelopes within the subdivision new trees in
strategic areas will be added as a replacement strategy. This will be assessed in detail and required
as a condition of final subdivision approval.
e) Development Information Meeting:
On May 22, 2014 the developer and his team of consultants held a “Development Information
Meeting” at Yennadon Elementary School at 23347 128th Avenue from 5:30 to 7:30 pm. As per
Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were
placed in the local paper and a notice was attached to the development sign on site. All the
proposed drawings and information showing development concept, proposed road pattern, servicing
concept, tree retention and information on possible building floor plans and elevations was
displayed at this meeting. The development team of four members including the engineer of record
from Hunter Laird Engineering consultants provided clarification and answered questions. This
meeting was attended by approximately 26 people, while 12 of them provided written comments.
The concerns expressed at the meeting and through the comments are summarized below:
Concerns were expressed over pre-existing traffic volumes on Fern Crescent and the
additional impact on traffic due to the proposed development;
Concerns about existing problems around lack of respect for the environment and private
properties due to use of the horse trail to access the South Alouette River;
Some would like to see more diversity in housing type and design in the Horse Hamlet area;
Concerns with the existing water table after trees are removed;
Would like to see 128th street arterial route built as a priority;
Concerns about lack of schools in the Silver Valley Area to support development in general;
- 7 -
Concerns that access off of Fern Crescent is unsafe in conjunction with excess traffic on
Fern Crescent;
Some had positive support for the proposed home designs;
Maximum retention of trees and protecting wildlife (bears and deer) corridors should be
encouraged;
Concerns around lot sizes proposed; would prefer ranch style homes with more greenery
(trees, shrubs, more planting);
Road widths could be narrower as per the Silver Valley Area Plan and bio-swales added to
improve drainage and storm/rain water management;
At the meeting, the developer and their consultant team provided answers to most of the concerns
expressed, except the concern about lack of schools and pre-existing traffic on Fern Crescent.
f) Traffic Considerations:
The current road pattern identified in the Silver Valley Area Plan is conceptual and will need to be
revisited as development occurs. The Area Plan envisions that 128th Avenue will be upgraded to an
arterial road and the area referred to as the Fern Crescent dip will evolve into a local street with
substantially less traffic. Once 128th Avenue becomes a functional arterial road, the traffic on Fern
Crescent is anticipated to be reduced (i.e. the regional traffic will be divided between 128th Avenue
and Fern Crescent for access to the Golden Ears Provincial Park). The Silver Valley Area Plan also
identifies a road on either side of the “Neighbourhood Park” lots connecting 128th Avenue to Fern
Crescent to the south, as well as lanes connecting to Fern Crescent which are eliminated in the
proposed subdivision.
It is noted that the road network identified in the Silver Valley Area Plan is conceptual in nature, and
is refined as a result of ground-truthing at the subdivision approval stage. Once the Hamlet road
patterns are confirmed, a future OCP Housekeeping package will be prepared to reflect the
emerging road pattern in the Area.
The applicants preliminary Traffic Analysis prepared by Hunter Laird Engineering suggests that
avoiding access off of 128th Avenue into the development site is appropriate as it eliminates
potential conflicts with local streets and with regional traffic. It is also noted that eliminating the two
roads adjacent to the future park may protect existing trees.
The applicants have since provided a detailed Traffic Impact Assessment, prepared by BWW
Consulting (July 7, 2014). This report gives consideration to existing conditions, project traffic,
intersection analysis, and Fern Crescent. The consultant has concluded that the traffic volumes
generated by this subdivision will be low and that the analysis indicates a good operational Level of
Service. The consultant has concluded the inclusion of advisory signage, coupled with the low
volumes and adequate sight distances on Fern Crescent should provide satisfactory operating
conditions. Further, it is suggested that when 128th Avenue is extended as the major route,
appropriate signage and road design elements could be incorporated to reinforce the route change
and de-emphasize Fern Crescent’s use by through traffic.
- 8 -
g) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and confirms that all the deficient services,
including the required road dedication, are being provided through the Subdivision Servicing
Agreement. Some off-site servicing upgrades such as new sanitary and storm sewer connection to
the subject site will be secured through the Rezoning Servicing Agreement, as a condition of final
reading. A 3.0 metre dedicated walkway and a right-of-way on proposed lots 33 and 34 will be
required for a municipal storm sewer that will service some of the lots (Appendix D). The proposed
road layout and road right-of-way standards within the proposed subdivision have been reviewed. It
was confirmed that a 18.0 metre road right-of-way (Local Residential 2 road standard in the Silver
Valley Area Plan) will accommodate two travel lanes (8.0 metre each), street trees, street lights,
sidewalk and parking on both sides, while the 15.0 metre road right-of-way along the northern edge
of the subject site (south of the future neighbourhood park) will be adequate to accommodate
sidewalk and parking on one side.
The Engineering Department has reviewed the above noted detailed Traffic Impact Assessment
report (July 7, 2014) by BWW Consulting and has found it to be largely acceptable, noting that
further details will be resolved at the subdivision stage of the project.
Parks & Leisure Services Department:
A referral was sent to the Parks and Leisure Services Department. The District now owns both the
lots north of the subject sites, designated “Neighbourhood Park”. Before the neighbourhood park is
built, the District will engage in a public consultation process which will include the existing and
future residents of the area.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The proposed subdivision sketch has been revised to include a hammerhead turn around near
proposed lots 20 and 21 as shown in Appendix D attached to this report. The Fire Department has
no concerns with the proposed land use and subdivision.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant must ensure that all these will be addressed through the final Subdivision
Servicing Plans at a later date.
h) School District Comments:
A referral was sent to the School District office and comments were received on May 6, 2014. The
School District has reiterated that developments in the Silver Valley Area would affect the projected
student population for the catchment area currently served by Yennadon Elementary and Garibaldi
- 9 -
Secondary schools. The enrollment at the Yennadon Elementary School is at 104.4% utilization
(569 students, including 140 out of catchment students, for 2013-14 school year). The students
from this area will need to be bussed to Harry Hooge and Alouette Elementary schools, which are
beyond the established walking limits of the School Board. The current walking limit for Grades K-3
is 4 kilometres and for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is
at 74.67% utilization (784 students, including 362 out of catchment students, for 2013-2014).
i) 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, (adjust the existing OCP designation
boundaries to achieve a feasible road pattern and lot layout) 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.
j) 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:
The proposal meets the maximum density permitted by the existing designations for the subject
sites, identified in the Silver Valley Area Plan. However, an OCP amendment is required to re-
distribute the existing OCP designations to achieve an efficient road pattern and lot layout (Appendix
D). The Engineering Department is in support of the proposed road layout. The applicant submitted
a preliminary Traffic Analysis and a follow-up detailed Traffic Impact Assessment report which
concludes the development will generate low traffic volumes and the operating Level of Service is
good. Some signage and possible future road improvements could be considered when 128th
Avenue is extended that could de-emphasis the use of Fern Crescent to through traffic.
- 10 -
Therefore, it is recommended that first and second reading be given to Maple Ridge Official
Community Plan Amending Bylaw No. 7088-2014, that second reading be given to Maple Ridge
Zone Amending Bylaw No. 7053-2014, and that application 2013-107-RZ be forwarded to Public
Hearing.
“Original signed by Christine Carter” for
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 7088-2014
Appendix C – Zone Amending Bylaw No. 7053-2014
Appendix D – Proposed preliminary subdivision sketch
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 8, 2013 FILE: 2013-107-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
128 AVE
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7088-2014
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 Figure 2 (Land Use Plan) and Figure 3D (Horse
Hamlet) of the Silver Valley Area Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7088-2014."
2. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet for that parcel or tract of land and
premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Lot 15 Section 22 Township 12 New
Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet; Section 22 Township 12
New Westminster District Plan 9364;
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 883, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Low Density Urban; Low/Medium Density
Residential and Medium Density Residential.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 22nd day of July, 2014.
READ A SECOND TIME the 22nd day of July, 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
APPENDIX B
239962398712729
240172402624055241622419724013
12848
2403324072240752
4
1
2
4
2415024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)24015240902406924138
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 2719628
P 9364
1
42
Rem A
P 18012
30
P 24120
1
P 3936741
N 126' A
P 21921 P 11363
2
5
4
P 7656
2
BCP 50115
85
8
1
23
P 10713
P 9364
19
EP 22444
*PP129
24
P 26177
4 5
7
LM P 40315A
22 P 4707086
LMP 2855LMP 30056
´
Bylaw No. Map No. Purpose:
From:
To:
Low Density Residential, Medium Density Residential, andLow/Medium Density ResidentialLow Density Residential Medium Density ResidentialLow/Medium Density Residential
7088-2014883To Amend Figure 2 (Land Use Plan) and 3D (Horse Hamlet)of the Silver Valley Area Plan
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban Area Boundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7053-2014
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,
enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7053-2014."
2.Those parcels or tracts of land and premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Lot 15 Section 22 Township 12
New Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet, Section 22
Township 12 New Westminster District Plan 9364;
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 1606 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential), and R-2 (Urban
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 8th day of April, 2014.
READ a second time the 22nd day of July, 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
APPENDIX C
239962398712729
2401724026240552416224197240131284824033
24072240752
4
1
2
4
2415024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)24015240902406924138
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
PL. 3041P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 9912P 2719628
P 9364
1
42
Rem A
P 18012
30
P 24120
1
P 3936741
N 126' A
P 21921 P 11363
2
5
4
P 7656
2
BCP 50115
85
8
1
23
P 10713
P 9364
19
EP 22444
*PP129
EP 13720
24
P 26177
4 5
Rem part (1.502 Acres)7
LM P 40315P 10558
A
22 P 4707086
LMP 2855LM P 39 898LMP 30056
´
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)
7053-20141606
R-2 (Urban Residential District)RS-1b (One Family Urban (Medium Density) Residential)RS-1 (One Family Urban Residential)
Urban Area Boundary
Urban Area Boundary
APPENDIX D