HomeMy WebLinkAbout2014-12-09 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
December 9, 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 6:00 p.m., Tuesday, December 9,
2014 to consider the following bylaws:
1) 2013-019-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6991-2013
LEGAL: Lot A and Lot 5, both of Section 20, Township 12, New Westminster District,
Plan 9687
LOCATION 22576 and 22588 Brown Avenue
FROM: C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential)
TO: CD-2-13 (Comprehensive Development)
PURPOSE. To permit a future development with a total 0f 132 dwelling units, consisting
of 126 apartment units in an 18 storey high rise structure, with 6 townhouse
units in 3 storey structures.
AND
PURPOSE: To create the CD-2-13 (Comprehensive Development Zone) and to permit a
one tower development with 126 apartments units, 6 townhouse units and
concealed parking.
2a) 2013-041-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7087-2014
LEGAL: Lot 5, Except: Firstly: The East 100 Feet; Secondly: Part Subdivided by
Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241,
Group 1, New Westminster District, Plan 1750
LOCATION: 20738 123 Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan,
as shown outlined in bold on the following map
FROM: Urban Residential
TO: Conservation
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add as
Conservation, as shown outlined in bold on the following map
2b) 2013-041-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7007-2013
LEGAL: Lot 5, Except: Firstly: The East 100 Feet; Secondly: Part Subdivided by
Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241,
Group 1, New Westminster District, Plan 1750
LOCATION 20738 123 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-1 (Residential District)
PURPOSE: To permit a future subdivision of 21 single family lots.
3a) 2013-039-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7121-2014
LEGAL: Lot 1, District Lots 263 and 246, Group 1, New Westminster District,
Plan 21483
LOCATION: 20208 McIvor Avenue
PURPOSE: To amend schedule “B” of the Official Community Plan,
as shown on Map No. 898
FROM: Agricultural
TO: Urban Residential and Conservation
AND
PURPOSE: To amend the Urban Area Boundary as shown on Map No. 897
PURPOSE: To add to Conservation on Schedule “C” as shown on Map No. 899
Map No. 897
Map No. 898
Map No. 899
3b) 2013-039-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7022-2013
LEGAL: Lot 1, District Lots 263 and 246, Group 1, New Westminster District,
Plan 21483
LOCATION 20208 McIvor Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE. To permit a future Subdivision of approximately 13 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 November 28, 2014 to December 9, 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., December 9,
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 28th day of November, 2014.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-019-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Investigation Report by Valley Geotechnical Engineering Services, Sept 11/2014
1.
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 17, 2014
and Members of Council FILE NO: 2013-019-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6991-2013
22576 and 22588 Brown Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from C-3 (Town Centre Commercial),
and RS-1 (One Family Urban Residential) to CD-2-13 (Comprehensive Development), to permit a
future development with a total of 132 dwelling units, consisting of 126 apartment units in an 18
storey high rise structure, with six (6) townhouse units in 3-storey structures along Brown Avenue
and 146 parking spaces in a underground and podium structure.
Maple Ridge Zone Amending Bylaw No. 6991-2013 both created the CD-2-13 (Comprehensive
Development) and rezones the subject site to this new zone. The proposed CD-2-13 (Comprehensive
Development) zoning complies with the Official Community Plan. This application received first
reading for Zone Amending Bylaw No. 6991-2013 on July 9, 2013.
RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 6991-2013 be amended, as identified in the
staff report dated November 17, 2014, be given second reading, and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant at the Land
Title Office and receipt of the deposit of a security, as outlined in the Agreement;
ii. Registration of a Master Development Agreement as a Restrictive Covenant at the
Land Title Office for the proposed bonus elements and receipt of the deposit of a
security, as outlined in the Agreement;
iii. Entering into a Housing Agreement for the rental and adaptive housing and its
registration as a Restrictive Covenant at the Land Title Office;
iv. Receipt of voluntary contribution of $50,000 for public art;
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v. Road dedication as required;
vi. Submission of an updated traffic study;
vii. Purchase of the City property located at 22576 Brown Avenue;
viii. Consolidation of the development site;
ix. 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;
x. Registration of a Reciprocal Access Agreement at the Land Title Office for vehicle and
pedestrian passage to and from the parking structure, between levels of the parking
building and to the lane driveway with the development to the west (2012-115-RZ) for
the parking on the subject site;
xi. Registration of a Restrictive Covenant at the Land Title Office to restrict the
construction of this project after or at the same time as the construction of Building 1
(2012-115-RZ) to insure vehicular access to required parking is coordinated;
xii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking spaces;
xiii. Registration of a Statutory Right-of-Way at the Land Title Office for the relocated water
and sewer mains and utility company services;
xiv. Submission of an urban realm plan to assess proposed open spaces interconnections;
xv. Provide a Stormwater Management Plan that meets applicable City bylaws and
standards (e.g. the Watercourse Protection Bylaw, Metro Vancouver three tier design
standards, Engineering Department standards for detention, etc.), Town Centre Area
Plan objectives and policies, Town Centre Area Development Permit Guidelines and
related best practices, and registration of a Restrictive Covenant at the Land Title
Office providing “How To” guidelines for operation and maintenance;
xvi. Removal of the existing buildings; and
xvii. 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.
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DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design Inc. (Wayne Bissky)
Owner: City of Maple Ridge and 0910609 BC Ltd.
Legal Description: Lot A, Section 20, Township 12, New Westminster District Plan 9687
Lot 5, Section 20, Township 12, New Westminster District Plan 9687
OCP:
Existing: Medium and High-Rise Apartment
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: C-3 (Town Centre Commercial) & RS-1 (One Family Urban Residential)
Proposed: CD-2-13 (Comprehensive Development)
Surrounding Uses:
North: Use: Single Family Residential
Zone: One Family Urban Residential (RS-1)
Designation: Medium and High Density Apartment
South: Use: Commercial
Zone: Service Commercial (CS-1)
Designation: Town Centre Commercial
East: Use: Single Family Residential
Zone: One Family Urban Residential (RS-1)
Designation: Medium and High Density Apartment
West: Use: Single Family Residential proposed for a Mixed-use
development of 240 dwelling units in 3-towers and 4,380m2 of
commercial space (2012-115-RZ).
Zone: One Family Urban Residential (RS-1) proposed Comprehensive
Development Zone (CD-1-13)
Designation: Town Centre Commercial and Low-Rise Apartment proposed
Town Centre Commercial
Existing Use of Properties: Vacant Single Family Residential, Utility Easement, and
Municipal Parking Lot
Proposed Use of Properties: Multiple Residential and Utility Easement
Site Area: 0.18 hectares (0.44 acres)
Access: Lane between Brown Avenue and Dewdney Trunk Road and
by way of registered easement through the parking structure
to the west (2012-115-RZ)
Servicing requirement: Urban Standard
Companion Applications: 2013-019-DP
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b) Site Characteristics:
The site consists of two lots fronting on Brown Avenue and having access to a lane that is parallel to
Brown Avenue (Appendix A). The site is flat and has a total area of 0.18 hectares (0.44 acres). The
eastern lot (22588 Brown Avenue) is vacant and owned by the developer (0910609 BC Ltd.). The
western lot (22576 Brown Avenue) is owned by the City and currently used as a downtown parking
lot.
c) Project Description:
This proposal is for an 18 storey multiple residential development with 126 apartment units and 6
three-storey street-facing townhouse units; in total 132 dwelling units. The total gross floor area is
proposed to be about 9,680 sq. m. (104,197 sq. ft.). There will be 146 parking spaces provided
within a 2 storey underground and 3 storey above ground podium parking structure. This podium
will be shared with the proposed six townhouse units (Appendix C & D).
Zoning Bylaw:
Background:
This site is proposed to be rezoned to the CD-2-13 Zone, a new Comprehensive Development Zone
based on the RM-6 Regional Town Centre High Density Apartment Residential Zone and tailored for
this project. Bylaw No. 6991-2013 (Appendix B) granted first reading on July 9, 2013, is to create
this new zone and to rezone the subject property from C-3 (Town Centre Commercial) and RS-1 (One
Family Urban Residential) to CD-2-13 (Comprehensive Development).
Changes to Zone Regulations:
Since first reading was granted, more information, detailed design plans and further discussions
have taken place about the density and amenities the applicant intends to provide. In addition, the
project will no longer accommodate the 40 public parking spaces currently located on the City
owned property within the design of the future parking structure associated with this project.
However, off street parking will remain as a permitted use in the CD-2-13 Zone, thus permitting the
existing City parking to remain until building construction commences.
Therefore, Bylaw No. 6991-2013 needs to be amended before being granted second reading and
forwarded to Public Hearing. The main change to the text of CD-2-13 Zone regulations includes the
following:
To encompass the agreed to amenities, a provision for having a Master Development
Agreement is included. This separate document will be registered as a Restrictive Covenant
on tile and will describe the amenities and voluntary contributions necessary for the amount
of floor area to be constructed and Floor Space Ratio (FSR) to be achieved on the subject
property;
To reflect the consolidated site area after road dedication, the minimum site area originally
quoted needs to be reduced from 2,000 sq. m. to 1,750 sq. m.;
Given most of the open space is being located on top of the parking podium covering nearly
the entire site, the portion of required open space on roof tops is to be increased from 15%
to 70%;
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A cross reference is added to clarify that the parking requirement for the RM-6 Regional
Town Centre High Density Apartment Residential Zone applies to the calculation of parking
and bicycle storage; and
Incidental housekeeping changes and correcting some typographical errors.
Changes to Density Regulation:
There are changes necessary to the Density and the Floor Space Ratio Section in the original Bylaw
No. 6991-2013 granted first reading. The developer is seeking a floor space of about 9,680 sq. m.
(104,197 sq. ft.) or a FSR of 5.5. This is more than can be obtained under the RM-6 Regional Town
Centre High Density Apartment Residential Zone density provision.
Two changes to the wording of the density provisions in the bylaw given first reading are proposed:
The parking bonus language, currently stating the bonus is for only underground parking,
will include structured parking within the podium portion of the parking structure, since in
either case the parking would be enclosed.
The RM-6 Regional Town Centre High Density Apartment Residential Zone bonus provision
for non-market housing is being moved into the Master Development Agreement bonus
provision, to include both affordable rental housing (minimum 15 units) and housing
designed to allow aging in place (minimum 15 units). The developer will receive a larger
bonus for the provision of these units then under the usual RM-6 regulation.
Therefore, to achieve the desired density of FSR 5.5, the RM-6 Regional Town Centre High Density
Apartment Residential Zone base (outright) density and Bonus FSR has to be increased though
additional FSR. This additional FSR consists of Town Centre-types of amenities and voluntary
contributions, to be stipulated in a Master Development Agreement between the City and the
applicant. The Base, RM-6 Bonus plus Agreement Bonus Elements (described individually in more
detail in the next section) would achieve the desired 5.5 FSR as calculated below:
Base (or outright) density for RM-6 1.6
Bonus density for RM-6 1.4
(non-market housing provision deleted)
Bonus density through Master Development Agreement 2.5
MAXIMUM TOTAL FSR 5.5
Bonus Elements:
The developer has agreed to enter a Master Development Agreement and to provide bonus
elements to gain the 2.5 FSR to bridge the difference between the RM-6 maximum density and the
higher density being requested for the project by the applicant. These bonus elements are as
follows:
Public Art & Contribution: Incorporating public art features into the development project
(Appendix F) and a voluntary contribution of $50,000 to public art in the Town Centre;
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Built Amenities & Features: Incorporating a number of pedestrian amenities and design
elements along Brown Avenue, within the right-of-way to the east of the subject site, the rear
lane and on the roof tops (Appendix E), including:
a. Special pedestrian surface treatment to highlight the pedestrian zone and make
accessibility easier;
b. Street furniture and planting;
c. Green screen wall;
d. Roof-top amenity area; and
e. To provide a significant roof-top visual and lighting landmark, such as a marquee
roof element, to be a prominent Town Centre skyline feature;
Rental Housing: Not less than 15 units to be designed for affordable rental and subject to a
Housing Agreement. The manner of their administration will be contained in the Agreement;
Adaptive Housing: Not less than 15 units to be designed for aging in place under the
Building Code and (SAFER Housing Standards) and subject to a Housing Agreement;
Car Charging Station(s): At least one Electric Vehicle Charging Station being provided within
the underground parking structure or at grade;
Storm Water Management: A bio swale is being provided adjacent to the lane and to the
east of the building in the right-of-way and a feature to be determined on the podium roof
top will be part of the rain water management system (shown on Landscaping Plans
Appendix E). This is to exceed the City’s 3-Tier approach by implementing site source
controls with the coordination and assistance from the landscape and mechanical
consultant. To assist future residents and strata councils to understand how this works and
the ongoing and long term maintenance requirements, “How To” guidelines will be
developed; and
Performance Securities: Will be stipulated and collected as necessary.
A separate report will be sent to Council outlining the final terms and to obtain readings for
authorization bylaw necessary for the housing agreement. The authorization bylaw would be
considered for final reading together with the final adoption of the zone amending bylaw for the
proposed CD Zone to govern this development proposal.
The Master Development Agreement will also include the following supporting information:
Pedestrian Context: An “Urban Realm Plan” (Appendix G) to provide better context for
streetscape elements for the fronting streets, lane and right of way along the east side;
Design Coordination: The 3-Tower development to the west (2012-115-RZ) is subject to a
set of Supplementary Development Permit Area Guidelines contained in the Master
Development Agreement associated with that project. There will be reference to those
Guidelines the to insure the form and character of the subject development will be
complementary and coordinated designs associated with the 3-Tower project;
Aging in Place Design Guidelines: Appending the SAFER Housing Standards (Appendix H);
and
Storm Water Management “How To” Guide: A guide for future strata councils indicating
proper maintenance requirements for the bio swales and other rain / storm water
management components.
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Proposed Variances:
There are no variance being requested by the applicant, given the proposed comprehensive
development has been customized for this project. However, if variances are necessary, they will be
identified and forwarded to Council in a separate future report.
Off-Street Parking and Loading Bylaw:
Parking for this project will be located on five levels. Two levels will be entirely underground and
three levels with be in a podium structure. There will be three level townhouses and an entrance
lobby to the apartment tower sharing the northern portion of the podium and facing Brown Street.
This will conceal the appearance of parked cars in the above ground portion of the building from the
street.
A total of 146 parking spaces will be provided. This will be 11 more spaces than required by the Off-
Street Parking and Loading Bylaw. The parking requirement is 137 parking spaces calculated as
follows: 122 parking spaces for the apartments and townhouses, plus 13 visitor spaces and 2
spaces for the disabled. The visitor and disabled parking are located on the main parking level with
vehicle access directly to the lane. For the remaining levels, vehicle access is through the
neighboring parking structure to the west (Building 1 of 2012-115-RZ) and a joint driveway to the
lane, secured by way of access easement. There will be an internal ramp for vehicle access between
parking levels four and five.
Given vehicle access is contingent on Building 1 (2012-115-RZ) being fully constructed, a Restrictive
Covenant (and a term in the Master Development Agreement) will be registered on title restricting
construction of this project to be either concurrent with or after Building 1 is constructed.
The parking count by level is as follows:
Underground (2 levels) 88 spaces
Podium Main level 24 spaces 146 spaces
Podium 2 upper levels 34 spaces
A loading space will be incorporated into the landscaped area and pedestrian corridor on the east
side of the building. This area also serves which also serves as a right-of-way for services.
A total of 73 bicycle parking spaces are required. A portion will be accommodated in a storage room
on the main parking level and another portion will be at grade as shown in the landscaping plan.
Development Permits:
A Town Centre Development Permit is required for all new developments on lands designated
properties within the Town Centre as identified on Schedule B of the Official Community Plan. Based
on the information submitted by the Architect, the following Key Guideline Concepts for the Civic
Core Area of the Town Centre Development Permit Area apply:
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1. Promote the Civic Core as the “heart” of the Town Centre.
Staff Comment: This is a major development in terms of its scope, scale and density. It will,
with its neighbor to the west, set the tone and standard for future developments respecting
high quality tower projects in the Town Centre. It will feed into the already established Civic
Core, City Hall and the adjacent public plaza. The subject site is within convenient walking
distance to these main draws in the Town Centre. Residents of the tower will have access to
businesses within walking distance, including about 4,350 sq. m. (47,000 sq. ft.) of
commercial floor space being proposed in the three tower site to the west.
In terms of materials, this development will be consistent with using the same high quality
materials as the project to the west, and thus continues with that project’s precedent of
exceeding the types of materials currently in use in the Town Centre. A rich, high quality
exterior metal cladding system is proposed. The colours, in particular at the lower pedestrian
level, have been selected to respect the soft tans, metal and rust-red colours prevalent in the
Civic Core (See Appendix D).
2. Create a pedestrian-oriented, boutique-style shopping district
Staff Comment: A strong pedestrian experience is anticipated, with ground oriented
townhouses along Brown Avenue, introduction of a pedestrian corridor at the east side of the
building and a lane with some friendly pedestrian characteristics. The buildings climb vertically
from the street not only in response to the site constraints, but also to capture panoramic
views and reinforcing the identity of the downtown.
3. Reference traditional architectural styles.
Staff Comment: The proposal does not necessarily draw or take clues from the existing
architectural styles, and is intentionally different from predominantly low scale existing
buildings in the Town Centre. The project draws more on contemporary and international
styles using steel, concrete and glass to make its architectural statement. This is a departure
from the small scale, less durable wood frame buildings typically seen in the Town Centre.
This will create a strong urban and downtown environment in the northeast quadrant of the
Town Centre and to serve as a model for other locations.
As with the project to the west (2012-115-RZ), this project will reflect new developments of
similar use and scale in larger cities and established or emerging downtowns in the region like
Vancouver, Burnaby, Richmond and Surrey City Centre. The emphasis here is on the
pedestrian and not the car. The building is placed close to the street to create a street edge
and to allow users to interact with the street life.
4. Capitalize on important views.
Staff Comment: From the 4th floor and above, there will be views of the Golden Ears to the
north, Mount Baker and the Coastal Mountain range to the east, the Fraser River to the south
and west towards Vancouver with the ocean As well, the site is situated to allow an
appreciation of important views within the Town Centre towards the Civic Centre as well as
significant buildings, architectural features and civic facilities to be built in the future. Once
built, this development will add to the developing downtown skyline, and will have a roof top
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feature that will be an identifiable landmark for those coming into the Town Centre. It demarks
the location of the Town Centre. Views from lower levels will be of a vibrant street life.
5. Enhance existing cultural activities and public open space.
Staff Comment: This development will encourage social interaction. All amenity spaces will be
universally accessible. The pedestrian spaces will be part of an interconnecting network of
sidewalks and pedestrian corridors. The site will be well lit and the residential floors above will
assure eyes on the street to discourage vandalism and to increase safety.
6. Provide climate appropriate landscaping and green features.
Staff Comment: The landscaping is designed to reflect the urban setting and character of the
development. It can generally be described as clean, geometric and ordered with a slight
Asian design to reflect the owner’s heritage. It will not only provide ease of movement, but
also incorporates places to socialize indoors and outdoors, including a roof top space, as well
spaces for quiet reflection. A bio-swale is designed along the lane at grade. Low flow toilets
and other green technology may be used and other feasible green technology explored.
7. Maintain street interconnectivity
Staff Comment: The urban townhouses fronting Brown Avenue connect the interior spaces on
grade to the sidewalk and street. The lane will act as a service street with parking access and
loading, refuse and recycling areas located here. The area to the east of the building within a
statutory right-of-way for services will double as a north-south pedestrian corridor in
conjunction with an urban realm plan to be undertaken by the applicant as suggested by the
Advisory Design Panel.
Advisory Design Panel:
This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not
have a quorum; however the absent members did provided comments in writing. Rather than
delaying the application for another month, the meeting proceeded with the architect making a
presentation and the members present provided their comments. The other members concurred
with the comments when circulated the following day by email. They will be formally considered as a
motion at the next ADP meeting. This flexibility fulfilled the Council requirement of having a full ADP
review.
These are the comments regarding this application:
It was decided that the following concerns be addressed and digital versions of revised
drawings and memo be submitted to Planning staff; and further that Planning staff forward
this on to the Advisory Design Panel for information.
Prepare an urban realm plan to provide better context for street scape elements for the
fronting streets, lane and right of way along the east side.
Architect’s Response: A sheet was added to the plan package showing the urban realm
plan (Appendix G),
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Consider incorporating additional façade treatment to the wall facing the lane as an
interim design measure before the vegetation matures.
Architect’s Response: A decorative draping "fishnet" on the exterior walls was provided.
Consider incorporating a stronger pedestrian element along the lane connecting
westward to the “port cochere” leading to Edge Street and eastward to the right of way at
the east of the building.
Architect’s Response: The pedestrian experience has been enhanced.
Consider the treatment of the exterior wall facing the right of way to the east of the
building (such as recessing the exit door, adding windows, etc.) and strengthening this
space as a pedestrian walkway.
Architect’s Response: Additional exterior treatment similar to that being done for the
west elevation of building 1 on application 2012-115-RZ.
Consider emphasizing the roof treatment on this building to be a significant visual
landmark, such as a marquee roof element, lighting and /or program element such as
amenity space.
Architect’s Response: A vertical transparent lighted roof element which stylistically
represents the developers company "Ascent 1” that will be seen from a great distance.
Consider providing weather protection from both rain and wind for the open roof top
amenity areas.
Architect’s Response: Protection has been provided around the core.
Consideration be given to have a better treatment of the entrance area.
Architect’s Response: A transparent triangular entry canopy extending north to offer
pedestrians protection has been provided. It will be lit at night for added emphasis and
drama and mirrors the new rooftop element noted above. The glass will be blue-green
colour with a very subtle pattern "underwater" effect. Then, inside this canopy, will be
public art with LED lights representing the lifespan of salmon and continuing the theme,
albeit in a different fashion, as that proposed for the project (2012-115-RZ) to the west.
Consider reducing the appearance of repetition in the tower by incorporating the varied
elevation elements (double storey windows, etc.).
Architect’s Response: Window heights have been varied on the penthouse floor.
Modify the balcony for the units at the south east corner of the building.
Architect’s Response: Done.
Provide better detail such as a cross section with respect to the rain water swales.
Architect’s Response: Provided on landscaping plan.
Development Information Meeting:
The applicant held a Development Information Meeting for this development project on Thursday,
October 16, 2014, between the hours of 7:00pm and 9:00pm. A total of 8 (eight) people attended,
with 6 (six) signing in. The applicant reported that no negative comments were heard related to the
design of the proposed development, while some positive remarks were offered. The only dissenting
concerns were related to the loss of the City parking lot and the development's potential negative
impact on Brown Avenue parking.
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Staff Comment: There will still be other City parking available, including on street parking. The
Engineering Department is requiring that the currently submitted Traffic Study be updated to
consider circulation and parking for the 3-Tower (2012-115-RZ) and 1-Tower sites together.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has prepared comments indicating a Rezoning Servicing Agreement is
required to overcome a number of servicing deficiencies. These deficiencies include: road, sidewalk
and lane upgrades to meet City standards; Street lighting consistent with the standards for the Town
Centre, planting of street trees and the undergrounding of wiring; Upgrading of the storm sewer and
water mains; and road dedication for the widening of Brown Avenue. The traffic study prepared for
the adjacent three tower application (2012-115-RZ) needs to be updated to include the additional
traffic generated on this project.
Building Department:
The Building Department provided some preliminary BC Building Code-related comments to the
applicant to be addressed as part of the Building Permit application process.
Fire Department:
The Fire Department provided comments about site requirements and infrastructure be
incorporated into the construction of the building as required by the Fire Code. The majority of these
are reviewed as part of the Building Permit application process.
CONCLUSION:
This tower forms part of a comprehensively planned project in the heart of the Town Centre. It has
been carefully coordinated with and compliments the development of 3 tower project to the west
(2012-115-RZ) in design and function. It will extend the friendly pedestrian streetscape, have a
contemporary and international style and contribute to an emerging skyline (Appendix I). Amenity
features being provided boost the density to an FSR of 5.5.
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Therefore, it is recommended that Maple Ridge Zone Amending Bylaw No. 6991-2013 be amended
as identified in the staff report dated November 17, 2014, be given second reading and that the
application for a 132 unit 18 tower project be forwarded to Public Hearing.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by 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. 6991-2013
Appendix C – Site Plan, Floor plates and Roof plans
Appendix D – Building Elevation Plans
Appendix E – Landscaping Plans and pedestrian amenities
Appendix F – Public Art
Appendix G – Urban Realm Plan
Appendix H – SAFERhousing Guidelines
Appendix I – Renderings
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 15, 2014 FILE: 2013-019-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:1,500
22576/88 BROWN AVENUE
CITY OF MAPLE RIDGE
BYLAW No. 6991-2013
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 City of Maple Ridge, in open meeting
assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6991-2013”
2. Those parcels or tracts of land and premises known and described as:
Lot A, Section 20, Township 12, New Westminster District Plan 9687
Lot 5, Section 20, Township 12, New Westminster District Plan 9687
and outlined in heavy black line on Map No. 1589 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to CD-2-13 (Comprehensive Development).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
4. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following
section in the correct numerical order:
SECTION 1044 CD-2-13
A. PURPOSE
1. This zone is intended to provide multi family residential dwellings at a high density
within the Town Centre Area. The form of the development is to incorporate a three-
storey building element at the base of the building, street-facing townhouses along
Brown Avenue and a residential tower above.
B. PRINCIPAL USES
1. The following principal uses are permitted:
(a) apartment.
(b) townhouse.
(c) off street parking.
C. ACCESSORY USES
1. The following accessory uses are permitted:
(a) Accessory boarding use.
(b) Accessory home occupation.
(c) Accessory off street parking.
D. LOT AREA AND DIMENSIONS
1. Minimim lot area and dimensions shall not be less than:
(a) in lot area 2,000 square metres.
(b) in width 30 metres.
(c) in depth 27 metres.
E. DENSITY
1. Floor space ratio shall not exceed a base density of 1.6 times the lot area.
2. Additional density, up to a maximum of 3.9 times the lot area, may be obtained with
the following provisions:
(a) an amount equal to 0.2 times the lot area may be added for each storey above
the eighth, to a maximum of 1.0 times the lot area;
(b) an amount equal to 0.1 times the lot area may be added for providing a minimum
of 90% of the required parking spaces in a structure or in an underground
structure. An additional 0.1 times the lot area may be added for providing all
required parking spaces, excluding visitor spaces, in a structure or in an
underground structure;
(c) an amount not to exceed 0.35 times the lot area for Leadership in Energy and
Environmental Design – Green Building Rating System certification level based on
the following scale:
1. an additional 0.2 times the lot area may be added for including elements that
meet the Certification credit level;
2. an additional 0.05 times the lot area may be added for including elements
that meet the Silver credit level;
3. an additional 0.05 times the lot area may be added for including elements
that meet the Gold credit level;
4. an additional 0.05 times the lot area may be added for including elements
that meet the Platinum credit level.
(d) An amount not more than 2.5 times the lot area for the provision of amenities as
specified in the master development agreement, including but not limited to the
provision of public art, public amenities, green walls, green roofs, non-market
housing units, adaptive housing units, energy conservation measures
incorporated into the construction and electric vehicle charging stations.
F. LOT COVERAGE
1. A lot coverage of all buildings and structures shall not exceed 90%, provided that lot
coverage may be 100% where required parking is provided in accordance with
Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 – 1990,
as amended.
G. SETBACKS
1. The minimum setback for all principal buildings and structures shall be not less than:
(a) from a front lot line: 0.0 metres.
(b) from a rear lot line: 0.0 metres.
(c) from a side lot line: 0.0 metres.
(d) from an exterior side lot line or a lane: 0.0 metres.
H. HEIGHT
1. Minimum building height shall be eight (8) storeys.
2. Maximum building height is not restricted.
I. OTHER REGULATIONS
1. An Apartment Use shall:
(a) be permitted only where all parking for such use is concealed parking.
2. A Townhouse Use shall:
(a) only be permitted on a lot containing an Apartment Use;
(b) not exceed 6 (six) dwelling units in total;
(c) have direct pedestrian access to grade (Brown Avenue) for each unit; and
(d) be permitted only where all parking for such use is concealed parking.
3. A minimum of 30% of the lot area shall be provided as useable open space. Up to
70% of this required open space may be provided on a roof.
4. A minimum of 1.0 sq. m. of common indoor amenity space shall be provided for each
dwelling unit on the lot or by an agreement acceptable to the City on a separate lot.
5. An off street parking use shall be sited inside a building or underground, shall be
seperated from resident parking, and shall be accessible to the public.
6. The parking requir,ment is to be the same requirement as listed under the RM-6 Zone
standard set out in Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-
1990.
7. A home occupation use shall comply with the regulations of Section 402 (4).
READ a first time the 9th day of July, A.D. 2013.
READ a second time the 25th day of November, A.D. 2014.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
C-3 (Town Centre Commercial)RS-1 (One Family Urban Residential)CD-2-13 (Comprehensive Developement)
6991-20131589
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-041-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:
Environmental Impact Assessment
Geotechnical Report
2.
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 17, 2014
and Members of Council FILE NO: 2013-041-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7087-2014 and
Second Reading
Zone Amending Bylaw No. 7007-2013
20738 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-1 (Residential District), to permit a future subdivision of 21 single family lots no
less than 371 m2 (3993 ft2) in area. The proposed R-1 (Residential District) zoning complies with
the Official Community Plan; however, an Official Community Plan amendment is required to adjust
the area designated Conservation around two watercourses located on the subject property. This
application received first reading for Zone Amending Bylaw No. 7007-2013 on July 23, 2013.
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. 7087-2014 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. 7087-2014 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. 7087-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7007-2013 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. Amendment to Official Community Plan Schedules "B" and “C”;
iii. Road dedication as required;
iv. Park dedication as required;
v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Registration of the Archeological Report, prepared by Antiquus Archeological
Consultants Ltd., dated October 17, 2014, with the Ministry of Forests, Lands and
Natural Resource Operations, Archeological Branch;
vii. Removal of the existing buildings; and
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a) Background Context:
Applicant: DAMAX Consultants Ltd.
Owner: Marian Mussallem
Legal Description: Lot 5 Except: Firstly: The East 100 feet; Secondly: Part
Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan
26346; District Lot 241 Group 1 New Westminster District Plan
1750
OCP:
Existing: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Urban Residential, Conservation
South: Use: Single Family Residential
Zone: RS-1b (One Family (Medium Density) Residential)
Designation: Urban Residential
East: Use: Conservation
Zone: RS-3 (One Family Rural Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential, Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 3.03 hectares (7.4 acres)
Access: 207A Street
Servicing requirement: Urban Standard
Companion Applications: 2013-041-SD, 2013-041-DP, 2013-041-VP
b) Project Description:
The applicant proposes to rezone the subject property to allow for future subdivision into 21 single
family lots. The lots will be accessed from an extension of 207A Street, which currently terminates
at the site’s southern property line. The two areas of McKenney Creek riparian setbacks are
proposed to be dedicated through the rezoning process for conservation purposes, and will expand
the existing municipally owned conservation land on the east side of the site.
As part of the environmental compensation works to offset the reduction in watercourse setbacks,
the applicant has proposed to created an enhanced bioswale and rain garden feature on the west
side of 207A Street in a dedicated park area. Bioswales will also be located with the 207A Street
road right of way to provide biofiltration of road run-off. Due to the watercourse setbacks on both
the east and west side of the subject property, the applicant has requested development variances
to the road right-of-way width, and the lot depth and building setbacks for some lots. 123 Avenue is
not anticipated to be widened with this application. The Engineering Department is in support of
keeping the 123 Avenue right-of-way at its current width so that there is no further impact to the two
branches of McKenney Creek.
- 4 -
c) Planning Analysis:
Official Community Plan:
The development site is located within the Urban Area Boundary and is currently designated Urban
Residential and Conservation. For the proposed development, an OCP amendment will be required
to adjust the Conservation area boundary.
The subject property fronts 123 Avenue, identified as a Major Corridor in Figure 4, Appendix E of the
OCP. There are a range of development options that comply with Major Corridor Residential Infill
policies subject to neighbourhood compatibility and context. Major Corridor residential infill options
are described in Policy 3-20, as follows:
3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with
the surrounding neighbourhood and will be evaluated against the following criteria:
a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes,
townhouses, apartments, and small lot intensive residential developments subject
to Policy 3-21;
b) a maximum height of two and one-half storeys with an emphasis on ground
oriented units for all developments except for apartments;
c) a maximum height of four storeys for apartments; and
d) adherence to Development Permit Guidelines for multi-family and intensive
residential developments as outlined in Chapter 8 of the Official Community Plan.
The subject property is bounded to its north by 123 Avenue. The designated conservation lands
effectively buffer the established large lot single family developments to the east and west of the
subject property. The proposed development is immediately adjacent to the existing residential
developments to its south, and therefore compatibility with this development pattern is the most
critical.
The existing development immediately south of the subject site consists of both RM-1 (Townhouse
Residential) and RS-1b (One Family Urban (Medium Density) Residential) zoned land. The densities
of the proposed R-1 (Residential District) zone will therefore bridge this gap, providing higher density
than the RS-1b (One Family Urban (Medium Density) Residential) zoned properties, but significantly
lower density than the RM-1 (Townhouse Residential) zoned site. In addition, the applicant has
proposed a variety of lot widths throughout the site ranging from 12 m to 20 m (39 to 66 ft). This
mix of lot widths will help provide variety in the streetscape, as 207A Street is extended further
north. Additionally, the proposed lot configuration mimics the subdivision layout to the south to fit
with the existing pattern of development in the area.
Based on these considerations as outlined above, the proposed development is consistent with the
Major Corridor Residential Infill policies of the Urban Residential designation.
- 5 -
Zoning Bylaw:
The current application proposes to rezone the property located at 20738 123 Avenue from RS-3
(One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into
approximately 21 single family lots. The applicant is seeking development variances to the zoning
bylaw, as outlined in the subsequent section.
Proposed Variances:
The applicant has requested the following variances to the Subdivision and Development Servicing
Bylaw No. 4800-1993, and the Maple Ridge Zoning Bylaw No. 3510 -1985:
1. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B, to reduce the 123
Avenue collector road right-of-way from 20 m (66 ft) to 16 m (52.5 ft);
2. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B, to reduce the
207A Street local road right-of-way from 18 m (59 ft) to 16.5 m (54 ft);
3. Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601, 11 (b) to increase the
maximum permitted height from 9 m (29.5 ft) to 11 m (36 ft);
4. Maple Ridge Zoning Bylaw No. 3510-1985, Schedule ‘D’, to reduce the lot width from 24 m
(78.7 ft) to 22 m (72 ft) for lots 1-3 and 17-21;
5. Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. 11 (c) (i), to reduce the
front yard setback from 5.5 m (18 ft) to 3 m (10 ft) for lots 1-5 and 17-21;
6. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. 11 (c) (ii), to reduce the
rear yard setback from 8 m (26 ft) to 6 m (19.7 ft).
The requested variances will be the subject of a future report to Council.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of the watercourse
and riparian areas.
Development Information Meeting:
A Development Information Meeting was held on December 11, 2013 at Laity View Elementary
School. Approximately 30 residents attended the meeting. A summary of the comments and
discussions with the attendees was provided by the applicant and include the following:
- 6 -
1. Increase in parking demand and traffic volume as a result of the new lots.
2. Impact of 207A Street connecting to 123 Avenue (increase in traffic and shortcutting on 207A
Street)
3. The existing 123 Avenue is narrow along the development site, which results in speeding and is a
concern for cyclists.
4. Preservation of environmentally sensitive areas on the development site (ie: watercourses).
5. Impact of development on wildlife corridors and wildlife that use or inhabit area.
6. Impact of tree removal on remaining surrounding trees (ie: blowdown and windfirm concerns).
The following are provided in response to the issues raised by the public:
1. The applicant has provided a traffic impact assessment indicating the anticipated increase in
traffic volume as a result of the proposed development is 25 vehicles.
2. The increase in traffic and the estimated number of short cut trips is approximated to fall within
the 60-100 vehicle per hour (vph) capacity for a local residential street.
3. The Engineering Department is in support of maintaining the existing road right-of-way width on
123 Avenue although it is less that the standard for a collector road. A Development Variance
Permit is required. The narrower road right-of-way is to reduce the impact on McKenney Creek,
which has two tributaries that cross 123 Avenue in this location.
4. The eastern and western portions of the subject property will be dedicated as park for
conservation purposes, including the McKenney Creek tributaries and their adjacent riparian
setback areas.
5. The linear park dedication will allow for wildlife corridors.
6. Numerous trees will be preserved due to the park dedication. An arborist report will identify
hazard trees that need to be removed prior to subdivision approval.
d) Environmental Implications:
The applicant has submitted an Environmental Assessment and an Environmental Impact
Assessment prepared by Letts Environmental Consultants Ltd. The Environmental Assessment
report explains that two branches of McKenney Creek are located on or adjacent to the subject
property. Fish are known to utilize the east branch only.
A review of the Environmental Assessment Report has determined that a 30 metre (98 ft) setback
would severely limit development potential on the subject property. Additionally, the land use history
of the surrounding properties, and their lack of riparian corridor width continuity due to earlier
developments have decreased the environmental sensitivity. Therefore, the applicant has proposed
a variance to the setback requirement from 30 metres (98 ft) to a variable setback of 12 to 15
metres (39 -49 ft) on the west side watercourse and a variable setback of 15 to 22.5 metres (49-
73.8 ft) on the east side watercourse.
- 7 -
In exchange for the watercourse setback relaxations, the applicant has submitted an Environmental
Impact Assessment outlining additional compensation measures to off-set the setback variances
from both a qualitative and quantitative perspective. From a qualitative perspective, Letts
Environmental Consultants Ltd. has noted that all setback areas currently void of trees or shrubs will
be re-vegetated in order to improve and enhance the functional role of riparian zones and diversify
plant species. From a quantitative perspective, the subdivision layout has been designed to provide
additional park dedication areas over and above 15 metres (49 ft) from the top of bank on the west
side and 18.75 metres (61.5 ft) from the top of bank on the east side (the average of a 15 to 22.5
metre (49-73.8 ft) setback). In total, 18,578 m2 (4.6 acres) of land will be dedicated for
conservation purposes from the subject property. Based on a quantitative assessment of
environmentally sensitive areas gained and lost for park dedication and land development
respectively, Letts Environmental Consultants has determined that there is a net gain of 611 m2
(2004 ft2) in area for environmentally protected land.
A Local Area Service Bylaw is required prior to subdivision approval to ensure an ongoing
maintenance budget is established for stormwater management bioswales and rain gardens both
within the road right-of-way and along a portion of the park boundary.
e) Traffic Impact:
As the subject sites are located within 800 metres (2,624 ft2) of the Lougheed Highway, a referral
has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple
Ridge Zone Amending Bylaw No. 7007-2013 will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application.
Additionally, the applicant has submitted a Traffic Impact Assessment prepared by BWW Consulting.
The report responded to the impact of the 207A Street extension north to 123 Avenue. The report
states that the existing two-way traffic volume for the evening peak hour in the vicinity of 207A
Street and 120B Avenue is currently 30 vehicles per hour. The proposed development traffic,
combined with anticipated through-traffic which results from the 207A Street connection, is 70
vehicles per hour at the evening peak time. This is the busiest volume expected along 207A Street,
due to the multi-family land uses and the proximity to Dewdney Trunk Road. North of 120B Avenue,
where land use is single family in nature and vehicles are less likely to use Dewdney Trunk Road,
traffic volume may be as low as 35 vehicles per hour during the evening peak hour. The peak
evening traffic volume after the proposed development falls within the typical volume range for local
residential streets, which is 60-100 vehicles per hour.
f) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services exist; therefore, a Rezoning Servicing Agreement is not necessary. The
existing 123 Avenue road right-of-way is less than the collector road standard. However, the road
has been fully constructed with concrete curb, gutter, and sidewalk within a narrow right-of-way to
- 8 -
minimize the impact on McKenney Creek. As a result, the Engineering Department is in support of a
Development Variance Permit to keep the right-of-way as it is.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to adjust the Conservation boundary,
is considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
Archaeological Issues:
The District of Maple Ridge received a letter from Susan Miller, Katzie First Nation Chief, in
December 2013. The Katzie First Nation has identified that the development of the subject property
is of concern to them because the property is located approximately 700 metres from a previously
recorded archaeological site (DhRp-52). Furthermore, the subject property is located on the same
landform and is adjacent to McKenney Creek, which flows through archaeological site DhRp-52.
The Katzie Chief and Council requested the following measures in the December 2013 letter:
1. A summary of upcoming plans for the property;
2. A meeting with the District of Maple Ridge to address Katzie First Nations’ concerns;
3. That a professional archaeologist is hired to determine whether a site is present; and
4. That the professional archaeologist contact Katzie First Nation directly.
As a result of this correspondence, the District of Maple Ridge has provided development plans of
the subject property, and has met with representatives from the Katzie First Nation. The applicant
has hired Antiquus Archaeological Consultants Ltd., a professional archaeology firm, to review the
subject property. Discussions have subsequently taken place between Antiquus Archaeological
Consultants Ltd. and the Katzie First Nation, as requested in the December 2013 letter. Site work
was conducted between September 22 and 26 under Archaeology Branch Permit No. 2014-0267. A
total of 294 shovel tests where conducted at 5 to 10 metre (16-32.8 ft) intervals throughout the
central portion that is proposed to be developed with single family homes and a connecting road.
The Archaeological Impact Assessment concluded that no buried pre-contact period archaeological
cultural deposits or features were identified within the proposed subdivision impact zone.
- 9 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7087-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7007-2013 and that application 2013-041-RZ be forwarded to Public Hearing.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by 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. 7087-2014
Appendix C – Zone Amending Bylaw No. 7007-2013
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 13, 2014 FILE: 2013-041-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
123 AVE
SUBJECT PROPERTY
´
Scale: 1:4,000
20738 123 AVENUE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7087-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7087-2014
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 5 EXCEPT: FIRSTLY: The East 100 Feet; SECONDLY: Part Subdivided by Plan 17056;
THIRDLY: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 882, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 5 EXCEPT: FIRSTLY: The East 100 Feet; SECONDLY: Part Subdivided by Plan 17056;
THIRDLY: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 884, 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. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 25th day of November, 2014.
READ A SECOND TIME the 25th day of November, 2014.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
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Bylaw No. Map No. From:
To:
Urban Residential
Conservation
7087--2014882
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
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Bylaw No. Map No.
Purpose:To Add as Conservation to Schedule C
7087--2014884
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7007-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7007-2013."
2. That parcel or tract of land and premises known and described as:
Lot 5 Except: Firstly: The East 100 feet; Secondly: Part Subdivided by Plan 17056;
Thirdly: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster
District Plan 1750
and outlined in heavy black line on Map No. 1591 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 23rd day of July, 2013.
READ a second time the 25th day of November, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)
7007-20131591
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-039-RZ
File Manager: Adam Rieu
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:
3.
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 17, 2014
and Members of Council FILE NO: 2013-039-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7121-2014
Second Reading
Zone Amending Bylaw No. 7022-2013
20208 McIvor Avenue
A) EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 20208 McIvor Avenue,
from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential),
to permit a future subdivision of approximately 13 single family lots. An Official Community Plan
(OCP) amendment is required to change the designation from Agricultural to Urban Residential and
Conservation; to include the subject property in the Urban Area Boundary on Schedule B; and to
amend Schedule C to designate lands around a tributary to Katzie Slough as Conservation. Council
granted first reading to Zone Amending Bylaw No. 7022-2013 and considered the early
consultation requirements for the OCP amendment on September 24, 2013.
B) RECOMMENDATIONS:
1. That Official Community Plan Amending Bylaw No. 7121-2014 be given first and second
readings and be forwarded to Public Hearing;
2. 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. 7121-2014 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;
3. That Official Community Plan Amending Bylaw No. 7121-2014 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
4. That it be confirmed that Official Community Plan Amending Bylaw No. 7121-2014 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 7022-2013 be given second reading, and be forwarded to
Public Hearing;
- 2 -
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. Approval from the Ministry of Transportation and Infrastructure;
iii. Amendment to Official Community Plan Schedules "B" and “C”;
iv. Park dedication as required;
v. Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
vi. Registration of a Statutory Right-of-Way plan and agreement for sanitary sewer;
vii. 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; and
viii. Registration of Archaeological Report, prepared by Antiquus Archaeological Consultants
Ltd., dated September 6, 2013, with the Ministry of Forests, Lands and Natural Resource
Operations, Archaeological Branch.
C) DISCUSSION:
1) Background Context:
Applicant: DAMAX Consultants Ltd.
Owner: Ignacio Chua
Legal Description: Lot 1 District Lots 263 and 246 Group 1 New
Westminster District Plan 21483
OCP:
Existing: Agricultural
Proposed: Urban Residential; Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density)
Residential)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density)
Residential
Designation: Urban Residential
South: Use: Single Family Residential (recently approved 2013-
016-RZ)
Zone: RS-1b (One Family Urban (Medium Density)
Residential)
Designation: Urban Residential, Neighborhood Park,
Conservation
East: Use: Single Family Residential
Zone RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Golf Course (City of Pitt Meadows)
Zone: Unknown
Designation: Unknown
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential and Conservation
Site Area: 1.865 ha (4.6 acres)
Access: Allison Street, 201 Street, Davenport Drive
Servicing: Urban Standard
2) Project Description:
The subject property (Appendix A) is located in west Maple Ridge, adjacent to Golden Ears Way on
the border of Pitt Meadows. The applicant proposes to rezone the subject property to allow for
future subdivision into 13 single family lots. The existing single family house on site will be retained
at this time, and may be the subject of a future subdivision application. The existing single family
house will continue to be accessed from a driveway off McIvor Avenue. The new lots will be
accessed from extensions to Allison Street, 201 Street, and Davenport Drive. Allison Street will be
extended south to end in a cul-de-sac giving access to lots 10, 11 and 12 (Appendix C). Davenport
Drive and 201 Street are proposed to be extended south to loop and merge into one, giving access
to lots 1 - 9 (Appendix C).
The subject property is considered suitable for urban development, as the surrounding context of
the site is designated Urban Residential in the OCP. The property to the south is a single family
residential lot that was granted final reading on November 4, 2014, to be rezoned from RS-3 (One
Family Rural Residential) and RS-1 (One Family Urban Residential) to RS-1b (One Family Urban
(Medium Density) Residential) to permit future subdivision into 13 lots. A tributary to Katzie Slough
is located on the southern property boundary, running in an east-west direction, for which a 15
metre (50 feet) environmental dedication is recommended for conservation purposes.
- 4 -
Agricultural Land Reserve:
In April 2013, the property owner applied to exclude the subject property from the
Agricultural Land Reserve (ALR), as it was deemed not suitable for farming. The Agricultural
Land Commission had previously identified and recommended the subject property for
exclusion from the ALR.
3) Planning Analysis:
Metro Vancouver Regional Growth Strategy:
During the Regional Growth Strategy review, the subject property was designated General
Urban and included within the Region’s Urban Containment Boundary.
i) Official Community Plan:
The subject property is currently designated Agricultural. The proposed development will
require an OCP amendment to: (a) include the subject property within the Urban Area
Boundary, aligning Schedule “B” of the OCP with the Regional Urban Containment Boundary
identified on the Regional Context Statement Regional Land Use Development Map; (b)
change the designation from Agricultural to Urban Residential and Conservation allowing
the subject property to become consistent with the existing designations within the
neighbourhood and; (c) to amend Schedule “C” to designate conservation lands around a
tributary to Katzie Slough.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property, located at 20208 McIvor
Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential), to permit subdivision of approximately 13 lots. The proposed
development lots meet the minimum zoning provisions for the RS-1b (One Family Urban
(Medium Density) Residential) zone; however, the applicant is seeking a development
variance to the Zoning Bylaw for building height, as outlined in the subsequent section.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601, 11 (b) to
increase the maximum permitted height from 9.5 to 11 metres (31-36 feet).
The requested variances to the RS-1b (One Family Urban (Medium Density) Residential)
zone will be the subject of a future Council report.
iv) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required for all developments and building permits within 50 metres of the
top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection
- 5 -
Development Permit is to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
v) Development Information Meeting:
A Development Information Meeting was held at Laity View Elementary School on June 17,
2014. Approximately 12 people attended the meeting. A summary of the main comments
and discussions with the attendees was provided by the applicant and include the following
main points:
1. Concern for noise, dust and vibrations from placement and compaction of fill.
2. Concern regarding drainage problems after development.
3. Concern regarding an increase in traffic due to the proposal to connect 201 Street to
the south, as well as suggestions of traffic calming measures.
vi) 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, there is sufficient land that is proposed to be dedicated as park on the
subject property and this land will be required to be dedicated as a condition of Final
Reading.
4) Environmental Implications:
The applicant has submitted an Environmental Assessment prepared by Letts Environmental
Consultants Ltd. The Environmental Assessment report explains that a tributary to Katzie Slough,
with an average width of 1-2 metres (3-6.5 feet), and is located on the southern property boundary
and flows west under Golden Ears Way. A 15 metre (50 feet) environmental dedication is
recommended for conservation purposes around the tributary. A Watercourse Protection
Development Permit is being processed in support of this proposal which will include enhancement,
restoration and re-vegetation work within the setback areas. An “Enhancement and Protection
Agreement” outlining refundable securities to complete the works and maintenance for 5 years
including a Storm Water Management Restrictive Covenant will be required prior to approval of the
Watercourse Protection Development Permit.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. On
May 14, 2014 the Ministry granted preliminary approval of the development application.
- 6 -
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the proposal and confirms that all the deficient off-site
services, including the required road dedication, are being provided through the Subdivision
Servicing Agreement. The Engineering Department has no concerns with the proposed land use.
7) 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 May 5, 2014 and identified that the proposed development would affect the student population
for the catchment areas currently served by Fairview Elementary and Westview Secondary. The
2013-14 school year at Fairview Elementary had a student enrolment rate of 65% utilization;
Westview Secondary had a student enrolment rate of 75% utilization.
8) 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 change
the designation from Agricultural to Urban Residential and Conservation; to include the
subject property in the Urban Area Boundary (Schedule B); and to amend Schedule C to
designate conservation lands around the tributary of Katzie Slough, is considered to be
minor in nature as these amendments are to bring the OCP land uses into alignment with
the Metro Vancouver Regional Growth Strategy. 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.
ii) Archaeological Issues:
The subject property is located on a known archeological site (DhRp 52), as initially
identified with the recently approved development to the south, located at 20178 Chatwin
Avenue (2013-016-RZ). The applicant has hired Antiquus Archaeological Consultants Ltd.,
a professional archeological firm, to review the subject property. Site work was conducted
during the fall of 2012 and spring of 2013, under the Archaeological Branch Permit No.
2012-0305. As part of the archaeological fieldwork, the subject property was divided into
three management areas and classified based on the amount of artifacts recovered during
the initial assessment. One area in particular, zone B, was classified as having significant
heritage value, with recommendations made for each zone to be carried out prior to
development.
- 7 -
D) CONCLUSION:
The development proposal fits with the surrounding neighborhoods, designated Urban Residential,
to the north, east, and recently approved application (2013-016-RZ) to the south. An environmental
dedication of 15 metres (50 feet) and enhancement of a tributary to the Katzie Slough will be
included as conservation land on the southern boundary of the subject property. The site has an
identified archaeological sensitive area; therefore, a final archaeological report will be registered
with the Ministry of Forests, Lands and Natural Resource Operations. Official Community Plan
amendments are required as described in this report and justification has been provided in support
of these amendments.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7121-2014,
that second reading be given to Zone Amending Bylaw No. 7021-2013, and that application 2013-
039-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 – OCP Amending Bylaw No. 7121-2014
Appendix C – Zone Amending Bylaw No. 7022-2013
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 27, 2013 FILE: 2013-039-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20208 MCIVOR AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7121-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7121-2014
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 897, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to include the land within the Urban Area
Boundary; and
and outlined in heavy black line on Map No. 898, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by re-designating to “Urban Residential” and
“Conservation”.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 899, 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. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 25th day of November, 2014.
READ A SECOND TIME the 25th day of November, 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
12441
12463 1248112416
12449
12486
2015112496
12281 1228512375
12383
12425
1243712469
2024520255
12451
12434
12448
12456
12310
12455
2
0
1
68
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781
2
4
7
412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
2022512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220205
20235
12411
12421
12457
12408
12442
12461
2017312405
12277
12451
12422
12440
202521
2
5 A
V
E
.ALLISON ST.DAVENPORT DR.201 ST.McIVOR AVE.
123 AVE.202 ST.BCP 46775LMP 49634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 21483
29
BCP 30587 34 35
11
44
45
25P 20395P 21483P 64317
1
37
33
P 4223021
5
24
6
15
P 13328
31
14 13 12
50BCP 30587
48
P 84089
10
29
6
5
7
P 43023
7
30
16
43
39
5
P 16960
32P 21483BCP21168
2 P 2039536
34
9
8LMP 4151816
18 17
15
51
47
14
46
102
6
1
BCP 30587
Rem 2
Rem. 1
27
33
49
6 7
28P 20395LMP 3604LMP 3604
P 21555
10
Pcl. 1
4
11
36 37
10 9
31
103P 5558340
39
35
LMP 41518
P 87652
86
5
BCP 30586RW 62664
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3605
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 30586
BCP 30586BCP 30586
RW 62 664
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend the Urban Area Boundary As Shown
7121-2014897
ExistingUrban Area Boundary
ExistingUrban Area Boundary
Proposed Urban Area Boundary
Urban Area BoundaryTo Be Removed
12441
12463 1248112416
12449
12486
2015112496
12281 1228512375
12383
12425
1243712469
2024520255
12451
12434
12448
12456
12310
12455
2
0
1
68
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781
2
4
7
412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
2022512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220205
20235
12411
12421
12457
12408
12442
12461
2017312405
12277
12451
12422
12440
202521
2
5 A
V
E
.ALLISON ST.DAVENPORT DR.201 ST.McIVOR AVE.
123 AVE.202 ST.BCP 46775LMP 49634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 21483
29
BCP 30587 34 35
11
44
45
25P 20395P 21483P 64317
1
37
33
P 4223021
5
24
6
15
P 13328
31
14 13 12
50BCP 30587
48
P 84089
10
29
6
5
7
P 43023
7
30
16
43
39
5
P 16960
32P 21483BCP21168
2 P 2039536
34
9
8LMP 4151816
18 17
15
51
47
14
46
102
6
1
BCP 30587
Rem 2
Rem. 1
27
33
49
6 7
28P 20395LMP 3604LMP 3604
P 21555
10
Pcl. 1
4
11
36 37
10 9
31
103P 5558340
39
35
LMP 41518
P 87652
86
5
BCP 30586RW 62664
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3605
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 30586
BCP 30586BCP 30586
RW 62 664
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Agricultural
Urban ResidentialConservation
7121-2014898
Urban Area Boundary
Urban Area Boundary
12441
12463 1248112416
12449
12486
2015112496
12281 1228512375
12383
12425
1243712469
2024520255
12451
12434
12448
12456
12310
12455
2
0
1
68
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781
2
4
7
412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
2022512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220205
20235
12411
12421
12457
12408
12442
12461
2017312405
12277
12451
12422
12440
202521
2
5 A
V
E
.ALLISON ST.DAVENPORT DR.201 ST.McIVOR AVE.
123 AVE.202 ST.BCP 46775LMP 49634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 21483
29
BCP 30587 34 35
11
44
45
25P 20395P 21483P 64317
1
37
33
P 4223021
5
24
6
15
P 13328
31
14 13 12
50BCP 30587
48
P 84089
10
29
6
5
7
P 43023
7
30
16
43
39
5
P 16960
32P 21483BCP21168
2 P 2039536
34
9
8LMP 4151816
18 17
15
51
47
14
46
102
6
1
BCP 30587
Rem 2
Rem. 1
27
33
49
6 7
28P 20395LMP 3604LMP 3604
P 21555
10
Pcl. 1
4
11
36 37
10 9
31
103P 5558340
39
35
LMP 41518
P 87652
86
5
BCP 30586RW 62664
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3605
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 30586
BCP 30586BCP 30586
RW 62 664
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7121-2014899
Urban Area Boundary
Urban Area Boundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7022-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7022-2013."
2. That parcel or tract of land and premises known and described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 1594 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of September, 2013.
READ a second time the 25th day of November, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
12441
12463 1248112416
12449
12486
2015112496
12281 1228512375
12383
12425
1243712469
2024520255
12451
12434
12448
12456
12310
12455
2
0
1
68
12442
12452
2 0 1 8 1
12272 2022012450
12431
12469
12475
12470
20184
12425
12445
12421
201781
2
4
7
412426/28
12426
12497
12439
12467
12462
20208201992020612382
20240202482022012270
12462
12409
12429
2015712406
2016512485
12495
2018512430
12280 2024312478
12416
12498
12473
12479
12415
12273
12399
12392
12400
12402
2022512487
124932015012419
12428
20176
12491
12389
12411
12461
2024220205
20235
12411
12421
12457
12408
12442
12461
2017312405
12277
12451
12422
12440
202521
2
5 A
V
E
.ALLISON ST.DAVENPORT DR.201 ST.McIVOR AVE.
123 AVE.202 ST.BCP 46775LMP 49634
2
20
28
42
Rem E
27
5
1
3
6
7
10
23
19
12
32
38
40
8
41
26
30
Rem 1
38 P 203951
41
8
9
25
26
22
21
13
P 21483
29
BCP 30587 34 35
11
44
45
25P 20395P 21483P 64317
1
37
33
P 4223021
5
24
6
15
P 13328
31
14 13 12
50BCP 30587
48
P 84089
10
29
6
5
7
P 43023
7
30
16
43
39
5
P 16960
32P 21483BCP21168
2 P 2039536
34
9
8LMP 4151816
18 17
15
51
47
14
46
102
6
1
BCP 30587
Rem 2
Rem. 1
27
33
49
6 7
28P 20395LMP 3604LMP 3604
P 21555
10
Pcl. 1
4
11
36 37
10 9
31
103P 5558340
39
35
LMP 41518
P 87652
86
5
BCP 30586RW 62664
BCP 38723RW 62664EP 84090RW 62664LMP49635L
M
P 3605
EP 84091
BCP 30586
BCP 30586RW 50055
BCP 30586 LMP 41519
BCP 30586
BCP 30586BCP 30586
RW 62 664
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7022-20131594
Urban Area Boundary
Urban Area Boundary