HomeMy WebLinkAbout2014-10-21 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
October 21, 2014
CITY 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, October 21,
2014 to consider the following bylaws:
1) 2013-103-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7042-2013
LEGAL: Lot 2, District Lot 248, Group 1, New Westminster District, Plan 7478
LOCATION: 12366 Laity Street
FROM: RS-1 (One Family Urban Residential)
TO: R-1 (Residential District)
PURPOSE To permit a future subdivision of approximately 4 lots in the first phase, and
an additional 2 lots in a second phase in the future.
2) 2012-036-CP
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7101-2014
PURPOSE: Section 919.1 of the Local Government Act permits the designation of
Development Permit Guidelines for development areas at risk to hazardous
conditions, such as wildfire. The intent of the Wildfire Development Permit
Guidelines is to minimize the risk of wildfire to property and to people for new
development located within the wildfire interface area identified on Map 1 of
the Official Community Plan Amendment Bylaw 7101-2014.
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 October 8, 2014 to October 21, 2014, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the City 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., October 21,
2014. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 8th day of October, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-103-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:
Arborist Report, dated May 8, 2014, by Diamond Head Consulting Ltd.
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 8, 2014
and Members of Council FILE NO: 2013-103-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7042 – 2013
12366 Laity Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12366 Laity Street, from
RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a future subdivision of
approximately 4 lots in the first phase, and an additional 2 lots in a second phase in the future.
Council granted first reading to Zone Amending Bylaw No. 7042 – 2013 on December 10, 2013.
This application is in compliance with the Official Community Plan (OCP).
No parkland is required from the subject property; therefore it is recommended that Council require
the developer to pay to the District an amount that equals 5% of the market value of the land
required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7042 – 2013 be given second reading, and be forwarded to
Public Hearing;
2.That Council require, as a condition of subdivision approval, the developer to pay to the District
an amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
3.That the following terms and conditions be met prior to final reading:
i.Road dedication on Laity Street, as required;
ii.Registration of a Restrictive Covenant for Tree Protection;
iii.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.
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DISCUSSION:
A. Background Context:
Applicant: OTG Developments
Owner: Gurpreet and Jiwanwant Rakhra
Legal Description: Lot 2, District Lot 248, Group 1, New Westminster District Plan
7478
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.405 ha (1 acre)
Access: Cul-de-sac off Laity Street
Servicing requirement: Urban Standard
Companion Applications: 2013-103-SD/VP
B. Project Description:
The subject property is approximately 0.4 ha (1 acre) in size and is bound by single family residential
properties to the north, east, and south, and Laity Street to the west (see Appendix A). A single
family home is located on the east side of the property and is proposed to be maintained in the first
phase of the subdivision.
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District), to permit future subdivision into approximately 6 single
family residential lots. The subdivision is proposed to occur in two phases, with the first phase
consisting of 4 single family lots, allowing the existing house to remain. The second phase would
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occur at a later date and would subdivide the remaining large single family lot into approximately 2
single family lots. Access is proposed to be off a cul-de-sac constructed off of Laity Street,
constructed within an 11 m (36 ft.) road right-of-way. The first phase will construct a temporary
turnaround for access. The second phase will construct the northern half of the cul-de-sac. The
southern half of the cul-de-sac will be constructed through a future development by the adjacent
southern property owner, if they choose to develop. Variances will be required to allow the narrower
road right-of-way for the cul-de-sac, and the narrower road carriageway. The required urban services
can be provided within the proposed 11 m (36 ft.) road right-of-way. Once built, this road width will
be adequate for two cars or emergency vehicles to pass. In the future, should the southern
properties choose to develop, they will be required to provide 4 m (13 ft.) of road dedication, which
will allow for the completion of the boulevard.
Applications accompanying this rezoning application include a Development Variance Permit
application and a Subdivision application.
C. Planning Analysis:
i)Official Community Plan:
The subject property is currently designated as Urban Residential – Major Corridor category in the
OCP. This designation is characterized by having frontage on a major road corridor as identified on
Figure 4 of the OCP, or has frontage on a road built in whole or part to a collector, arterial, translink
major road, or provincial highway standard. This designation includes ground-oriented housing
forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses,
apartments, or small lot intensive residential, subject to compliance with major corridor residential
infill policies.
The proposed rezoning and subdivision for the four single detached dwellings meets the Major
Corridor infill policies by providing a housing form of single detached dwellings, which is compatible
with the neighbourhood of single family residences. The development will construct a new road that
will serve the new lots and the new lots are proposed to have double-car parking garages, plus
space for two cars on the apron, thereby minimizing the adverse parking and traffic impacts on the
existing neighbourhood. Offsite trees are proposed to be maintained, and new trees are proposed
to be planted along the northern property line to provide for privacy for adjacent properties, in
addition to several replacement trees proposed to replace two onsite trees that will be removed.
ii)Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) (see Appendix B) to permit future subdivision into
approximately 4 single family lots. Three of the lots are proposed to be approximately 400 m²
(4,306 ft²) and the remaining lot is proposed to be approximately 1,900 m² (20,451 ft²).
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.
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iii)Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix C):
1.To vary the minimum front yard setback from 5.5 m (18 ft.) to 1.2 m (4 ft.) to the existing
building;
2.To vary the minimum rear yard setback from 8 m (26 ft.) to 7.8 m (25.6 ft.) for proposed
Lot 1;
3.To vary the minimum road right-of-way from 15 m (49 ft.) to 11 m (36 ft.); and
4.To vary the minimum road carriageway from 8.6 m (28 ft.) to 6.7 m (22 ft.).
The requested variances to the R-1 (Residential District) zone and the Subdivision and Development
Services Bylaw will be the subject of a future report to Council.
iv)Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool Room on
July 17, 2014. Approximately 15 to 20 people attended the meeting. A summary of the main
comments and discussions with the attendees was provided by the applicant, and some forms were
submitted directly to the District of Maple Ridge. Issues of concern include the following:
1.Request for trees along the northern property line to add privacy to all parties and provide
a cleaner look to the development.
2.Concern regarding the variance for the road width.
3.Concern regarding the potential number of lots.
4.Concern around turn-around for local traffic and emergency vehicles.
5.Concern for privacy for the neighbours to the south (retention of trees lining the current
panhandle, new streetlights shining into their yards, increased noise).
6.Concern regarding parking on the street and increased traffic.
7.Concern in general regarding the new development impacting current homeowners,
including potential negative impact to property values and construction inconveniences
(noise, dust, etc.).
The following were provided by the applicant in response to the issues raised by the public:
1.The owner will install a row of trees along the northern property line.
2.Servicing will be provided within the reduced road right-of-way, and the carriageway is wide
enough to allow for two cars or emergency vehicles to pass. No parking will be permitted
along the road.
3.The zoning is in compliance with the OCP designation. The applicant’s response was that
the Public Hearing is related to the rezoning application for land use and not the
subdivision application for the number of lots.
4.A hammer-head turnaround would be provided for the first phase of the subdivision, and
half of the cul-de-sac would be constructed in the second phase of the subdivision. The
cul-de-sac would be completed at a later date, if the property owners to the south choose
to develop in the future.
5.The owner has offered to plant/keep trees in areas to maintain the neighbours’ privacy.
The rear yard privacy of the neighbour to the south wouldn’t likely be impacted until the
second phase of the subdivision, when the existing home would be demolished and new
lots would be created.
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6.The increase in traffic will be minimal, and the single family homes will have garages to
accommodate two vehicles, plus driveway aprons to accommodate two more vehicles for
visitors.
7.The rezoning application is in compliance with the OCP designation.
v)Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, no parkland is required from the subject property; therefore it is recommended that
Council require the developer to pay to the District an amount that equals the market value of 5% of
the land required for parkland purposes. The amount payable to the District in lieu of park
dedication must be derived by an independent appraisal at the developer’s expense. Council
consideration of the cash-in-lieu amount will be the subject of a future Council report.
D. Environmental Implications:
The Arborist Report and the Stormwater Management plan have been reviewed. The civil engineer
and arborist are to coordinate their efforts to ensure the environmental objectives are achieved. In
order to retain the trees at the south of the property, trenchless excavation techniques and placing
the new road at or above existing grades would have the least amount of impact and would allow
the trees to be retained. If a trench is excavated, every effort should be made to move the services
northward to reduce the impact to those trees. Arborist supervision will be required to monitor the
work within the root zones of the trees and to determine tree stability post construction. Offsite tree
removal requires written permission from the owner prior to removal.
E. Interdepartmental Implications:
i)Engineering Department:
The Engineering Department has identified that all the services required in support of this
development will be required as a condition of the subdivision application, with the exception of the
3 m (10 ft.) of road dedication along Laity Street, which is required through the rezoning application.
The internal road dedication will occur in the subdivision stage of this application. A variance is
being requested to reduce the road right-of-way and road carriageway; however, all of the required
services will be provided within the reduced widths provided. Once the lots to the south develop, the
remaining road dedication, the bottom half of the cul-de-sac, and the southern boulevard treatment
will be completed.
As this subdivision is proposed to occur in two phases, the Engineering Department will require
additional road dedication at the subdivision stage to ensure that the properties to the south
(12350 and 12358 Laity Street) may develop without having to wait for the second phase of the
subdivision to take place. This will allow for the servicing to be extended and will eliminate the need
for an access easement shared between multiple properties.
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ii)Fire Department:
The Fire Department requires a road carriageway of 6.1 m (20 ft.) in width and a temporary
turnaround that is 6 m (19.7 ft.) wide by 8 m (26 ft.) in depth, until such a time that the cul-de-sac is
constructed. A municipal fire hydrant is also required at the intersection of Laity Street and the
proposed new road. The proposed plan is acceptable to the Fire Department.
F. Citizen Implications:
Several letters of opposition have been received on this application. The main concerns have been
summarized in the Development Information Meeting section above. The Public Hearing will provide
a venue for the public to voice their concerns on this application.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7042 – 2013 and
that application 2013-103-RZ be forwarded to Public Hearing. This Public Hearing would be for the
rezoning component of the application, and the first phase of the subdivision, consisting of four lots.
A second subdivision application will be required for the second phase which would permit two more
additional lots. An acceptable road width will be provided with the first phase of the subdivision.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the District an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“Original signed by Michelle Baski”________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7042 – 2013
Appendix C – Subdivision Plan (for Phase 1 and Phase 2)
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY ST´
Scale: 1:1,500
12366 LAITY STREET
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7042-2013
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. 7042-2013."
2.That parcel or tract of land and premises known and described as:
Lot 2 District Lot 248 Group 1 New Westminster District Plan 7478
and outlined in heavy black line on Map No. 1601 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 10th day of December, 2013.
READ a second time the 9th day of September, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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LAITY ST.DOUGLAS AVE.
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MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7042-20131601
LAITY STREETLEGENDZONING INFORMATION:LEGAL INFORMATION:DETENTION VOLUME REQUIRED: 46.6m3DETENTION VOLUME AVAILABLE: 48.0m3$66+2:1KEY PLANPHASE - 1#220-2639 Viking Way, Richmond, BC,V6V 3B7tel faxwww.coreconceptconsulting.com: 604.249.5040 : 604.249.5041ENGINEER CLIENTPROJECT SEALSITE ADDRESSDESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBERBENCHMARKLEGALREVISIONS / SUBMISSIONSNo. DATECORPORATION OF THE DISTRICT OF MAPLE RIDGEDRAWINGNUMBERREV.HOR. SCALEVER. SCALEENGINEERING DEPARTMENTPAVAN RAKHRAE-mail: pavanrakhra@gmail.com12366 LAITY STREETDISTRICT OF MAPLE RIDGE, BCLOT 2; DL 248; NWD; PL NWP 7478xxx13082CoreConceptCONSULTING LTD.CC2)SCALE: 1:200PLANSCALE: NTSDETAIL - ASCALE: NTSTYPICAL SECTION - PROPOSED URBAN ROAD$66+2:13
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-036-CP
File Manager: Lisa Zosiak
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Ernie Daykin DATE: August 25, 2014
and Members of Council FILE NO: 2012-036-CP
FROM: Chief Administrative Officer ATTN: CoW
SUBJECT: Wildfire Development Permit Area Guidelines
Official Community Plan Amending Bylaw No. 7101-2014
Development Procedures Amending Bylaw No. 7102-2014
EXECUTIVE SUMMARY:
On May 27, 2014 Council passed a resolution directing the preparation of a Wildfire
Development Permit Area Guidelines Official Community Plan Amending Bylaw, along with an
amendment to Development Procedures Bylaw No. 5879-1999 for Council consideration of
First and Second Readings.
The purpose of this Council report is to bring forward the above Bylaws and also to provide the
outcomes of a public open house held at Fire Hall No. 1 on June 25, 2014. The open house
was held to ensure property owners living in the Whonnock Lake and Webster’s Corners areas,
which were added to the proposed Wildfire Development Permit Area in May 2014, were
consulted prior to moving forward with the Bylaws.
RECOMMENDATIONS:
1)That in accordance with S. 879 of the Local Government Act opportunity for early and
ongoing consultation has been provided by way of holding advertised public meetings,
posting Official Community Plan Amending Bylaw No. 7101-2014 and related material
on the municipal website and it is considered 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. 7101-2014 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.
7101-2014 is consistent with the Capital Expenditure Plan and Waste Management
Plan;
4)That Official Community Plan Amending Bylaw No. 7101-2014 be given First and
Second Reading and upon receipt of comments from the Agricultural Land
Commission forwarded to Public Hearing; and
- 2 -
5)That Development Procedures Amending Bylaw No. 7102-2014 be given First and
Second Reading.
BACKGROUND:
Shortly after the 2003 wildfire in Kelowna, BC, the Provincial Government undertook a four and
half month review of “Firestorm 2003”, which resulted in a 100 page report with 42
recommendations. In this Provincial report there are a number of recommendations directed at all
levels of government including:
Fuel treatment projects;
Adoption of FireSmart principles;
Wildfire proofing through development;
Maximizing firefighting expertise;
Provision of local emergency plans;
Adopting consistent standards;
Educating the public on interface wildfires
Utilizing sprinklers; and
Preparing recovery plans.
In 2004, the Provincial Government recommended that all communities undertake a Community
Wildfire Risk Assessment and funding was established to help municipalities pay for this work.
However, it is worth noting that not all municipalities are at equal risk of a wildfire, particularly
those in highly urbanized areas of the Lower Mainland, such as Vancouver, New Westminster, City
of North Vancouver, and White Rock.
A Maple Ridge Wildfire Risk Assessment and a Wildfire Protection Plan were produced for the
District in 2007, through a grant awarded from the Union of British Columbia Municipalities
(UBCM) in 2006. These documents discuss the risk of wildfire in Maple Ridge in detail and the
Plan provides this contextual snapshot in the executive summary:
The District of Maple Ridge is embedded within the forest; approximately 60% of
the community is forested. This region of the Province is susceptible to both
lightning and human caused fires. Overall, the community could be classified
with a fire risk profile described by a low to moderate fire probability and high to
extreme consequences based on the values at risk.
The Plan provides 21 recommendations on:
Risk assessment;
Education and communication;
Structure protection;
Emergency response;
Training
Fuel management; and
Post fire rehabilitation.
- 3 -
On July 10, 2007, Council passed the following resolution:
That the recommendations contained in the Community Wildfire Protection Plan
be adopted in principle pending the development of a detailed implementation
plan with an associated financial plan which will be brought back to Council for
their consideration and adoption; and
That staff be instructed to make application to the Union of British Columbia
Municipalities for grant funding to develop an implementation plan for the
Community Wildfire Protection Plan recommendations.
In the Fall of 2007, Maple Ridge was awarded a second grant from the Union of British Columbia
Municipalities for the development of municipal wildfire legislation. At that time a staff working
group was formed with representatives from Fire, Planning, Engineering, Operations, Building, and
Parks & Leisure Services Departments to develop a draft Wildfire Development Permit. During
that time, staff worked together to ensure the draft incorporated:
Risk mitigation measures;
A process that will work concurrently and in concert with existing related regulations; and
Built-in flexibility to allow for alternative options that effectively mitigate risk.
On July 9, 2012, the District’s Fire Chief provided an update at Council Workshop on the draft
Wildfire Development Permit and presented the next steps in the process. At the July 10, 2012,
Council meeting, the following resolution was passed:
That staff be directed to undertake the proposed public consultation process for
the Wildfire Development Permit Area Process as part of the early and ongoing
consultation requirements of the Local Government Act.
A report was presented at the January 7, 2013 Council workshop on the outcomes of the
consultation process and recommended that staff be directed to prepare a Wildfire Development
Permit Area Guidelines Official Community Plan Amending Bylaw, along with an amendment to
Development Procedures Bylaw No. 5879-1999. Council raised concerns with the technical
aspects of the proposed boundaries for the Wildfire Development Permit Area and the potential
costs that will be incurred by the development community and referred the draft Wildfire
Development Permit back to staff. Subsequently, the District Fire Chief had a peer review
conducted of the proposed Wildfire Development Permit Area boundaries that were recommended
by B.A. Blackwell & Associates. The peer review found that the methodology used by B.A.
Blackwell & Associates was sound. The peer review report also recommended that additional
areas be included within the proposed Wildfire Development Permit Area:
The forests around Whonnock Lake; and
The forest area of Webster’s Corners.
On May 12, 2014, the peer review and outcomes were presented at Council Workshop. Council
passed a resolution on May 27, 2014 directing the preparation of a Wildfire Development Permit
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Area Guidelines Official Community Plan Amending Bylaw, along with an amendment to
Development Procedures Bylaw No. 5879-1999 for Council consideration of First and Second
Readings.
Implementation of the Protection Plan recommendations has been ongoing since Council
endorsement in 2007. The table below outlines the activity since that date.
Table 1: Wildfire Protection Plan Recommendations and Implementation to Date
Communication & Education
Structure Protection (i.e. Wildfire DP) In Progress
Emergency Response
Training
Fuel Management Future Implementation Item
Post Fire Rehabilitation Future Implementation Item
DISCUSSION:
Outcome of Public Open House
A public open house was held on June 25, 2014 at Fire Hall No. 1 and 16 people signed-in. A total
of 277 letters advising of the open house were mailed out to all property owners living in
Webster’s Corners and Whonnock Lake, the two new proposed additions to the Wildfire
Development Permit Area. Open house notifications were published in the Maple Ridge News on
June 11th, 13th, 18th, and 20th. Additionally, information about the public open house was posted
on the District website and the Fire Department webpage. A questionnaire was available at the
open house for attendees to complete and was subsequently posted on the Fire Department
webpage for three weeks from June 26th to July 10th. Only one questionnaire was completed and
the comments are attached as Appendix C.
The information presented at the public open house included the two new areas proposed for the
Wildfire Development Permit Area (Webster’s Corners and Whonnock Lake) as well as the
background information and the highlights of the proposed Wildfire Development Permit.
Comments from attendees at the event were mostly positive, although one developer expressed
concern for the additional costs and stated that their company is not in support.
A summary of the consultation events prior to the above open house are listed below and more
detailed information on the outcomes are discussed in the January 7, 2013 and May 12, 2014
Council workshop reports.
Builders’ Focus Group Meeting held at Fire Hall No. 1 – May 8, 2012
Builders’ Forum held at Fire Hall No. 1 – September 12, 2012
Public Open House held at Fire Hall No. 1 – October 3, 2012
2nd Builders’ Forum held at Fire Hall No. 1 – November 27, 2012
Official Community Plan Amending Bylaw No. 7101-2014:
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Section 919.1 of the Local Government Act permits the designation of Development Permit
Guidelines for development areas at risk to hazardous conditions, such as wildfire. Development
Permit Areas are designated by an Official Community Plan and as such, an amendment to the
Official Community Plan is required. The proposed Amending Bylaw No. 7101-2014 is attached as
Appendix A.
The intent of Wildfire Development Permit Area Guidelines is to minimize the risk to property and
people. Further, the intent is for these Guidelines to work in concert with all related regulations,
guidelines and bylaws. The Guidelines contain four “Key Guideline Concepts”, which will be
applied to assess Wildfire Development Permit Area applications:
1.Locate development on individual sites so that when integrated with the use of mitigating
construction techniques the risk of wildfire impacts is reduced;
2.Mitigate wildfire impacts, while respecting environmental conservation objectives and
other hazards in the area;
3.Ensure identified wildfire interface risks are recognized and addressed within each stage
of the land development process; and
4.Proactively manage potential fire behavior, thereby increasing the probability of successful
fire suppression and containment and minimizing adverse impacts.
There are four subsequent sections of the Guidelines document that provide guidance on
achieving the above “Key Guidelines Concepts” and these are:
1.Design and Construction;
2.Building Design and Siting;
3.Wildfire Impact Mitigation through Design;
4.Landscaping and Open Spaces.
Generally, the highlights of the draft Wildfire Development Permit Area Guidelines are as follows:
Buffer from Forest Edge:
Where buildings are adjacent to a forest edge, the guidelines propose a 10 metre buffer,
which may include a rear yard setback, public trail and/or public road. Additionally,
FireSmart landscaping standards are proposed for application within rear yards to ensure
minimal fuel loading within the buffer area.
Forest Edge Mitigation Measures:
A Wildfire Mitigation Assessment report, prepared by a Registered Professional Forester is
required and recommendations implemented.
Construction Materials:
Appropriate construction materials and details are prescribed in the NFPA 1144
document, which is the National Fire Protection Association’s standards for reducing
structure ignitions from wildland fire and/or equivalencies meeting the intent as
acceptable to the District’s Fire Chief.
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Exemptions:
Public works and services and maintenance activities carried out by or on behalf of the
District are exempt. Interior renovations within an existing legally constructed building are
also exempt. Partial exemptions permitted for:
a)small renovations;
b)subdivisions resulting in no more than two residential lots;
c)properties being actively farmed.
Clause 8.12.2(A)(2) of the Development Permit document states:
The District of Maple Ridge Fire Chief may consider alternative
design and construction solutions to the NFPA 1144 and 1141
standards if the alternate solution adheres to the intent of the
Guidelines. See Wildfire Development Permit Application Checklist
for details.
The District’s solicitor has provided input into the drafting of the Development Permit.
Development Procedures Amending Bylaw No. 7102-2014:
The Development Procedures Bylaw sets the requirements for all forms of development
applications and includes specific requirements for each. The proposed amendment to the
Development Procedures Bylaw (attached as Appendix B) is intended to provide more detailed
information about what kind of information will be required for a Wildfire Development Permit
Application and will generally serve as a submission checklist for applicants. For example, the
checklist informs applicants on:
Items to be included with an application;
When the assessment of fire interface risks and mitigation report is required;
What information is to be included in the report and the professional qualifications
required for undertaking the study; and
Additional information on risk mitigation during development and a recommendation to
coordinate all relevant consultants of record on the project.
The District’s solicitor has provided input into the drafting of the Development Permit checklist.
Concerns Regarding Additional Costs to Development Community
The development community was made aware early in the process that there would be some costs
associated with developments located directly adjacent to a forest area. In these locations, forest
edges need to be assessed for wildfire hazard risk and mitigation requirements to comply with
FireSmart standards. An assessment report for a development of minimal complexity proposed
adjacent to a forest edge would be a minimum of $700 for a small one or two lot development and
a minimum of $5,000 for a large subdivision. Size and complexity of the development site will
increase the cost of the assessment report to an upward end of approximately $12,000 for a very
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large and complicated development site. In most development situations risk mitigation work
along the forest edge will coincide with work that would also be required for trail construction
and/or riparian area enhancement, so additional costs for this work will typically be minimal if any.
Additionally, the sides of buildings directly facing a forest edge will need to be considered if using
flammable materials, such as vinyl siding, which melts under extreme heat exposing a highly
flammable paper underneath. Non-flammable materials, such as hardy board, stone, or brick,
may be used, but are more costly. Other options are currently available that are much less costly
than high end non-flammable materials.
One option that was discussed with developers back in 2012 was to install exterior sprinkler
heads if using vinyl siding on the building faces exposed to the forest edge. External sprinkler
heads cost between $120 to $250 per head. The number of external sprinklers that would be
needed for a building face directly adjacent to the forest edge would vary, but on average with a
sundeck included it is anticipated approximately five external sprinkler heads would provide
appropriate coverage. Based on this average and using the higher estimate per head, the total
cost per forest exposed building face would be a maximum of $1,250 (excluding tax). Since then,
new technologies have continued to come onto the market, such as a non-flammable wrap for use
under vinyl siding, thereby preventing the need for external sprinklers. Using this non-flammable
wrap would be marginally higher in cost to the conventional flammable paper building wrap, but
less than external sprinklers.
Local Government Act Referral Requirements
Section 879 of the Local Government Act sets the requirements for referrals to other agencies
who may be affected by the proposed amendments to the Official Community Plan. As such, the
Wildfire Development Permit Area Guidelines have been forwarded to the Agricultural Land
Commission and School District 42 for formal comments to be received within 30 days. After First
and Second Reading, the Wildfire Development Permit Guidelines will be forwarded to the
Department of Fisheries & Oceans and the provincial Ministries of Environment, Transportation,
and Wildfire Management with an invitation for comment.
The Wildfire Development Permit Area Guidelines will be sent to the following organizations for
information:
City of Pitt Meadows
District of Mission
UBC Malcolm Knapp Research Forest
Metro Vancouver Parks
Katzie First Nation
Kwantlen First Nation
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INTERDEPARTMENTAL IMPLICATIONS:
The technical working group will continue to work on implementation of the Wildfire Development
Permit Area Guidelines as the internal processing of development applications will involve
continued participation amongst Fire, Planning, Engineering, Building, Operations, and Parks &
Leisure Services Departments. It is anticipated that assistance will be required from Information
Services to update the internal and online mapping programs.
FINANCIAL IMPLICATIONS:
The Fire Department has submitted confirmation of the WFDP project work to UBCM, as required
for payment of the $23,000 in grant funds. To date, UBCM has reported that they have received
the information, but it has not yet been processed.
NEXT STEPS:
The Wildfire Development Permit Guidelines have been forwarded to the Agricultural Land
Commission and School District 42 for formal comments with a request that they be received
within 30 days. Comments from the Agricultural Land Commission will be required prior to the
public hearing for the Official Community Plan Amending Bylaw No. 7101-2014, which is
scheduled for October 21, 2014.
CONCLUSION:
The drafting of the proposed Wildfire Development Permit has resulted in much discussion and
considerable review. The Guidelines have been written to be as flexible as possible with built-in
exemptions and options if requirements are not feasible. The costs associated with a wildfire risk
mitigation report and construction techniques are nominal in comparison to the overall cost of a
project or house construction.
Like all Development Permits, the Wildfire Development Permit establishes guidelines to meet the
intent of the regulation – in this case, “for the protection of life and property in designated areas
that could be at risk for wildland fire”. Specific circumstances are always considered when
Development Permits are being applied and alternative solutions are often identified. Ultimately,
each Wildfire Development Permit will be approved and issued by Council.
The application of the draft Wildfire Development Permit is intended to mitigate the risks
associated with forest interface development. Mitigation measures are currently in place for risks
associated with earthquakes, floods, and geotechnical issues and the impacts of a wildfire can be
as devastating as any one of these other events.
Serious wildfire events have the potential to devastate a community and the economic, social, and
environmental effects may be felt for decades. As discussed in the report, the Maple Ridge Fire
Department has already taken the recommended steps in communication and education,
emergency response and training. Taking steps to reduce the risk to new development is another
important step towards fulfilling the recommendations of the Maple Ridge Wildfire Protection Plan.
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“Original signed by Lisa Zosiak”
_______________________________________________
Prepared by: Lisa Zosiak, MRM, MCIP, RPP
Planner
“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 – Wildfire Development Permit Official Community Plan Amending Bylaw No. 7101-2014
Appendix B – Maple Ridge Development Procedures Amending Bylaw No. 7102-2014
Appendix C - Open House Questionnaire – Comments Received
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7101-2014
A Bylaw to amend the Maple Ridge Official Community Plan
Bylaw No. 7060-2014
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend the Maple Ridge Official Community Plan Bylaw
No. 7060-2014 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 Official Community Plan Amending Bylaw. No.
7101-2014”.
2.Table of Contents is amended as follows:
i.Add the following under Chapter 8 Development Permit Area Guidelines:
“8.12 Wildfire Development Permit Area Guidelines
8.12.1 Key Guideline Concepts
8.12.2 Guidelines”
3.Chapter 8 Development Permit Area Guidelines is amended as follows:
a.Sub-section 8.2 Application and Intent be amended by adding the following after
item number 6:
“7. Wildfire Development Permit pursuant to Section 919.1(1)(b) of the Local
Government Act for the protection of development from hazardous conditions on
designated lands as identified on Map 1: Wildfire Development Permit Area.”
b.Sub-section 8.4 Development Permit Area Exemptions be amended by adding the
following after item number 3:
“4. A Wildfire Development Permit is not required for the following and will be
confirmed in writing by the District:
a)Where an exterior renovation or addition to an existing structure is less
than 50% of the market value of the current structure a Wildfire
Development Permit will not be required.
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b)Interior renovations to an existing lawfully constructed or legally non-
conforming building or structure wholly contained within and not project
beyond the foundation.
c)If a subdivision results in the creation of no more than two residential lots,
and all the guidelines contained in 8.12 Wildfire Development Permit are
adhered to by the developer and/or builder, a Wildfire Development Permit
will not be required.
d)On lands where a farm use, as defined by the Agricultural Land
Commission, is being practiced and where the building design for
residential buildings comply with the NFPA 1144 (latest edition) building
guidelines, a Wildfire Development Permit will not be required. Non-
residential farm buildings are exempt from all Wildfire Development Permit
requirements, as long as they are sited at least 10 metres away from all
residential buildings.
e)Public works and services and maintenance activities carried out by, or on
behalf of, the District of Maple Ridge.
f)Any construction of a building or structure or any alteration of land that
does not require a permit from the District.”
c.Add the following as sub-section 8.12 Wildfire Development Permit Area Guidelines:
“Intent
The Wildfire Development Permit Area Guidelines are intended for the protection of life
and property in designated areas that could be at risk for wildland fire and where this
risk, in some cases, may be reasonably abated through implementation of appropriate
precautionary measures.
A Development Permit is required for all development and subdivision activity or building
permits for areas identified as wildfire risk areas identified in attached Map 1: Wildfire
Development Permit Area. A Development Permit may not be required under certain
circumstances indicated in the Development Permit Exemptions, Section 8.4, Item 4.
These Development Permit Guidelines are to work in concert with all other regulations,
guidelines and bylaws in effect.
8.12.1 Key Guideline Concepts
The intent of the Key Guideline Concepts is to ensure that development within the
Wildfire Development Permit Area is managed to minimize the risk to property and
people from wildland-urban interface fire and to further reduce the risk of potential post-
fire landslides and debris flows.
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Applications for Wildfire Development Permits will be assessed against the following key
guideline concepts:
1.Locate development on individual sites so that when integrated with the use of
mitigating construction techniques the risk of wildfire impacts is reduced;
2.Mitigate wildfire impacts while respecting environmental conservation objectives and
other hazards in the area;
3.Ensure identified wildfire interface risks are recognized and addressed within each
stage of the land development process; and
4.Proactively manage potential fire behavior, thereby increasing the probability of
successful fire suppression and containment and minimizing adverse impacts.
8.12.2 Guidelines
A. Design and Construction
1.The design and construction of buildings and structures located within the
boundaries of the Wildfire Development Permit Area (see attached Map 1: Wildfire
Development Permit Area) shall be in accordance with 8.12 Wildfire Development
Permit Area Guidelines. Specific details can be found in the standards set forth in
the latest editions of the NFPA 1144 (Standard for Reducing Structure Ignition
Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection
Infrastructure for Land Developments in Suburban and Rural Areas); and
2.The District of Maple Ridge Fire Chief may consider alternative design and
construction solutions to the NFPA 1144 and 1141 standards if the alternate
solution adheres to the intent of the Guidelines. See Wildfire Development Permit
Application Checklist for details.
B. Building Design and Siting
1.NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire)
building guidelines are to be used for all new development;
2.Fire resistant building materials and methods;
a)Class A or B rated roofing material on new roofs and >50% roof replacements
b)All vents are screened with metal screens
c)Non combustible soffits
d)Overhanging projections protected
e)Overhanging buildings protected
f)Exterior vertical wall clad with ignition resistive material
g)Non combustible window screens
h)Non combustible 20 minute rated exterior doors
i)Spark arrestors on all wood burning appliances
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j)Laminated or multi-paned windows
3.Buildings adjacent to the crest of a vegetated slope may require special mitigation
measures determined by the Fire Department; and
4.Accessory buildings located within the Wildfire Development Permit Area buffer area,
as identified in Item C(1) below, must meet the same building standards as the
residential building(s).
C. Wildfire Impact Mitigation through Design
1.The residential building elevation facing the forest edge should be located a
minimum of 10 metres away from the adjacent high risk wildfire areas. 10 metre
fire breaks must be created between all sides of the foundation and the forest
interface (vegetation shall be modified to mitigate potential wildfire impacts within
10 metres of the foundations prior to the start of construction). The fuel break may
include treating fuel on the existing parcel or developing a trail as a part of the fuel
break, or included in an environmental and geotechnical setback if such treatment is
mutually beneficial to the intent of the setback areas and FireSmart principles.
2.10 metre fire breaks may incorporate cleared parks, roads, or trails;
3.Locate building sites in the flattest areas on the property and avoid gullies or draws
that accumulate fuel and funnel winds;
4.To minimize the potential impacts to residential buildings in the Wildfire
Development Permit Area, FireSmart standards should be incorporated taking into
account: (1) siting form; (2) exterior design; and (3) finish of buildings and
structures;
5.Steep roofs, hidden gutters around roofs and screens to cover attic vent openings
are preferred in order to prevent the collection of leaves or needles and to reduce
the risk of ember shower accumulation;
6.Where the District requires fire hydrants within a development, these must be fully
functional prior to construction above the foundation level;
7.Where appropriate, if a trail system is planned for a subdivision and a park it should
be capable of emergency vehicle access with a 1.5 metre trail base and a minimum
of 2 metre cleared vegetation and pullouts for passing and turnaround every 500
metre (in areas where a 30 metre environmental setback is required, the District
may consider including the trail within the 30 metre setback); and
8.Two means of access are preferred for subdivisions in a Wildfire Development Permit
Area. If two access points are not possible then the single access must have the
capability of accommodating two fire trucks - each with a width of 2.9 metres –
safely passing each other.
- 5 -
D. Landscaping and Open Spaces
1.Landscaping should be designed based on FireSmart landscaping standards so as to
ensure minimal fuel loading within the landscaped areas and provide ongoing
resistance to wildfire. The type and density of fire resistive plantings incorporated
within landscaped areas should help mitigate the interface fire impacts; and
2.Removal of all debris (wood and vegetation) after land clearing for development
must be completed prior to the registration of any new subdivision plan.
3.A landscaping security may be required for landscaping works in accordance with the
Maple Ridge Landscape Security Policy No. 6.28.”
E. Map 1: Wildfire Development Permit Area
- 6 -
- 7 -
Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended 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 , 20
READ a third time the day of , 20
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7102-2014
A Bylaw to amend the Maple Ridge Development Procedures Bylaw
Bylaw No. 5879-1999
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the Maple Ridge Development Procedures
Bylaw No. 5879-1999 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 Development Procedures Amending Bylaw. No.
7102-2014”.
2.Maple Ridge Development Procedures Bylaw No. 5879-1999 be further amended by adding:
Schedule J Wildfire Development Permit Application attached hereto.
READ a first time the 26th day of August, 2014.
READ a second time the 26th day of August, 2014.
READ a third time the 26th day of August, 2014.
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
Attachment: Schedule J
- 2 -
DISTRICT OF MAPLE RIDGE
PLANNING DEPARTMENT
Development Application Submission Checklist
Schedule J
WILDFIRE DEVELOPMENT PERMIT APPLICATION
A. INITIAL APPLICATION REQUIREMENTS
The District will provide the opportunity for applicants to meet with staff from the appropriate
departments early in the application process. Applications for Wildfire Development Permits are
to be made to the Planning Department and must include the first five items listed below as the
initial step in the process:
1)Site information based on a survey plan prepared by a certified B.C. Land Surveyor;
2)Current state of title certificate and copies of all restrictive covenants registered on title,
including relevant schedules and attachments;
3)Location map;
4)Map or plan of the property including topography, natural features, existing structures,
infrastructure, surface drainage, parcel boundaries, adjacent streets and rights-of-way; and
5)Detailed site plan and/or air photo overlay indicating the intended location of all proposed
new lots, structures, approved environmental protection setback areas for watercourses,
wetlands, and steep slopes, sewage disposal systems, stormwater detention, drainage
works, driveways, parking areas or impervious surfaces, and servicing infrastructure. Also
include details on the extent of the proposed site clearing.
B. ASSESSMENT OF FIRE INTERFACE RISKS AND MITIGATION MEASURES
Subsequent to a meeting with Planning, Fire, and Engineering staff, the following will be
required:
1)Assessment of fire interface risks and mitigation measures by a Registered Professional
Forester, qualified by training or experience in fire protection engineering, with at least two
years’ experience in fire protection engineering and assessment and mitigation of wildfire
risks in British Columbia; and
2)A description of the methodology, criteria and assumptions used to undertake the
assessment.
- 3 -
C. ASSESSMENT REPORT REQUIREMENTS
The results of the assessment must include:
1)Identification of hazardous C2, C3 and C4 fuels at the wildland-urban interface edges of the
planned subdivision and map these edges based on the drip-line of the trees at the
wildland edge;
2)Recommendations for FireSmart fuel removal and fuel reduction zones to be completed for
the entire development prior to Development Permit approval;
3)Recommendations for establishing defensive space around all buildings by spacing of all
coniferous trees and maintaining and pruning of all remaining trees;
4)Recommendations for the type and placement of trees and other vegetation in proximity to
the development;
5)Recommendations for the clean-up and proper disposal of combustible material remaining
from construction as soon as construction is complete;
6)Recommendations for mitigation of wildfire risk on any wildland/green spaces to be handed
over to the District;
7)Results of an assessment of “Wildland Fire Risk and Hazard Severity in the Structure Ignition
Zone” as per NFPA 1144 (latest edition);
8)Recommendations for the removal and proper disposal of dead trees and continued efforts
to keep the land free of accumulation of any dead trees;
9)Recommendations for removal and proper disposal of all tree limbs and shrubs that may
overhang roofs or grow under building eaves and to continually maintain this condition;
10)Recommendations for the removal and disposal of all needles, dead twigs and branches,
and to maintain the lands free of such accumulation;
11)A written synopsis demonstrating that the proposed development is consistent with the
applicable Development Permit Guidelines as provided by the District, and NFPA 1144
(latest edition) (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and
NFPA 1141(latest edition) (Standard for Fire Protection Infrastructure for Land
Developments in Suburban and Rural Areas) identifying any mitigation or compensation
measures that may be specified as development permit or rezoning conditions;
a.if alternative solutions are being proposed for the consideration of the Maple Ridge
Fire Chief, as noted in Section 8.12.2(A)(2) of the Development Permit Area
Guidelines, the alternative solutions must be provided by either a Fire Protection
Engineer and/or a Registered Professional Forester registered with the Association of
- 4 -
BC Forest Professionals and other professionals as deemed necessary by the District.
Note: The Registered Professional Forester must have at least two years’ experience
in fire protection engineering and with assessment and mitigation of wildfire hazards
in British Columbia. The qualifications of the Registered Professional Forester must be
acceptable to the District of Maple Ridge Fire Chief;
12)Conclusions of a qualified professional (as discussed in 11(a) above), accompanied by
supporting rationale; and
13)The District may solicit a peer review by another qualified professional and/or ask for other
additional information the District deems necessary.
D. FURTHER CONSIDERATIONS
1)All wood, vegetation and construction debris identified in the Registered Professional
Forester’s report should be removed within three months of Development Permit issuance,
or immediately during high fire risk seasons, and the District may require security in
connection with such removal.
2)Coordination amongst all relevant consultants of record is recommended for final wildfire
interface mitigation measures. Mitigation measures for wildfire areas must take place
outside of approved environmental protection areas and geotechnical setback areas where
possible, unless approved by the Fire Chief, Chief Building Official, and/or the District’s
Approving Officer.
3)All reports and information shall be prepared in a digital format, compatible with municipal
GIS mapping program, as well as three paper copies and provided at the applicant’s cost.
All reports, opinions and plans shall be signed and sealed by the appropriate qualified
professional.
References:
National Fire Protection Association 1144 (Standard for Reducing Structure Ignition Hazards
from Wildland Fire);
National Fire Protection Association 1141 (Standard for Fire Protection Infrastructure for
Land Developments in Suburban and Rural Areas);
The Home Owner’s FireSmart Manual – Protecting Your Home From Wildfire;
FireSmart – Protecting Your Community From Wildfire.
OnlineSurvey
(Completion rate: 100.0%)
Do you live in a wildfire interface area?
Response Chart Percentage Count
Yes 100.0% 1
No 0.0% 0
Total Responses 1
Do you think wildfire safety is an important issue in Maple Ridge? Please
explain.
No. We live in a rain forest. We have modern fire equipment and professional fire fighters. We live
in a rain forest. But I get that the agenda is set and pushed by bureacrats, not caring about the
difficulty the everyday Joe has in paying bills, let along adding to the cost of housing.
For new development located within forest interface areas, do you think that
taking measures to reduce the risk of wildfire hazard will help improve safety?
Please explain.
You don't need an 'area' to add common sense building requirements. Less bureaucracy people,
not more.
Are you interested in receiving public education and training on how to reduce
wildfire hazard risk to your existing property? Please explain.
I pay attention and amy taking care of my property. It would be HELPFUL if those of us east of
240th could burn debris more than twice a year. That way we could reduce the alleged fuel loads
more regularly, rather than having to save it up for bigger burn piles twice a year.
What are your suggestions on how to increase the community’s safety from
wildfire? Please explain.
FIRE HYDRANTS would be helpful. It's scandalous that the consultants own reports HIGHLY
RECOMMNED FIRE HYDRANTS in other communities, but our fire chief says fire hydrants are a red
herring?? Access to a fire hydrant is PRIMARY FIRE PROTECTION. Can someone please
acknowledge the lie? What's going on here??
Other comments? Please explain.
IF wildfires were such a hazard, then boundaries wouldn't be needed. Look at the boundaries.
They lack logic. Why are they in place? Why in those areas? It's so depressing watcihing
government in action, fully choosing to avoid common sense. Where are our leaders??
Local District Address
Lower Mainland District
310-1500 Woolridge Street
Coquitlam, BC V3K 0B8
Canada
Phone: (604) 527-2221 Fax: (604) 527-2222 H1160-eDAS (2009/02) Page 1 of 1
DEVELOPMENT APPROVALS
GENERAL COMMUNICATION
District of Maple Ridge 11995 Haney Place
Maple Ridge, British Columbia V2X 6A9
Canada
Your File #: 2012-036-CP
eDAS File #: 2014-04241
Date: Sep/03/2014
Attention: Lisa Zosiak: Planner
Re: Proposed Bylaw Text Amendment Approval Application for:
District of Maple Ridge
Thank you for submitting the OCP Bylaw Amendment application sent on August 27th 2014.
The Ministry has no concerns with the Wildfire Development Permit Area Guidelines and OCP Amendment Bylaw.
If you have any questions please feel free to call Edison Ting at (604) 527-2240.
Yours truly,
Edison Ting
Area Manager/Development Approvals Technician