HomeMy WebLinkAbout2013-05-21 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
May 21, 2013
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, May 21, 2013
to consider the following bylaws:
1)2011-069-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6986-2013
LEGAL: Parcel T, District Lot 278, Group 1, New Westminster District,
Plan 52363
LOCATION: 20660 Maple Crescent
PURPOSE: To amend Schedule “B” of the Official Community Plan as shown on
Map No. 851.
FROM: Urban Residential
TO: Conservation
AND: To amend Schedule “C” of the Official Community Plan as shown on Map
No. 852 to add as Conservation.
Map No. 851 Map No. 852
1a) 2011-069-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6845-2011
LEGAL: Parcel T, District Lot 278, Group 1, New Westminster District,
Plan 52363
LOCATION: 20660 Maple Crescent
FROM: RS-1 (One Family Urban Residential) and
C-3 (Town Centre Commercial)
TO: RS-1 (One Family Urban Residential)
PURPOSE: To permit a future subdivision into 2 lots.
2) 2011-034-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6960-2012
LEGAL: Lot B (BN161831), Section 3, Township 12, New Westminster District,
Plan 19526
LOCATION: 24106 - 102 Avenue
PURPOSE: To amend Schedule “A” of the Official Community Plan as shown on Map
No. 845.
FROM: Medium Density Residential and Conservation
TO: Medium Density Residential and Conservation
AND: To amend Schedule “C” of the Official Community Plan as shown on Map
No. 846 to add to Conservation and to remove from
Conservation.
Map No. 845 Map No. 846
2a) 2011-034-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6816-2011
LEGAL: Lot B (BN16183), Section 3, Township 12, New Westminster District,
Plan 19526
LOCATION: 24106 - 102 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: R-3 (Special Amenity Residential District)
PURPOSE: To permit a future subdivision into 3 lots.
3) 2011-063-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6854-2011
LEGAL: Lot 107, District Lot 242, Group 1, New Westminster District,
Plan 46729
LOCATION: 20974 - 123 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: RS-1b (One Family (Medium Density) Urban Residential)
PURPOSE: To permit a future subdivision into 6 lots.
4) RZ/004/06-01
LEGAL: Lot 1, District Lot 241, Group 1, Plan New Westminster District
Plan 69727
Parcel 2, (RP17121) of PCL B (RP16630) of Lot 1,
District Lot 241, Group 1, New Westminster District Plan 4921
Parcel A, (EXPL PL11166) Lot 1, Except PCL B (Expl Pl 16630) and Except
Part subdivided by Pl 69727, District Lot 241, Group 1,
New Westminster District Plan 4921
LOCATION: 12140, 12142 & 12170 - 203 Street
PURPOSE: To release the Restrictive Covenant Restricting Basements.
5) 2012-049-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6979-2013
LEGAL: Part NE ¼, Group 1, North of LMP6073, District Lot 7890, Section 19,
Township 15
LOCATION: 12420 - 269 Street
PURPOSE: To amend Schedule “B” of the Official Community Plan as shown on Map
No. 848.
FROM: Suburban Residential
TO: Conservation
AND: To amend Schedule “C” of the Official Community Plan as shown on Map
No. 849 to add to Conservation.
Map No. 848 Map No. 849
5a) 2012-049-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6930-2012
LEGAL: Part NE ¼, Group 1, North of LMP6073, District Lot 7890, Section 19,
Township 15
LOCATION: 12420 - 269 Street
FROM: A-2 (Upland Agricultural)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit a future subdivision of 91 one acre lots.
6) 2012-040-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6984-2013
LEGAL: Lots 1 & 2, Section 10, Township 12, New Westminster Plan 12923
Lot 12, Section 10, Township 12, New Westminster Plan 42419
LOCATION: 10412, 10450 & 10500 Jackson Road
PURPOSE: To amend Schedule “A” of the Official Community Plan as shown on
Map No. 850.
FROM: Medium Density Residential and Low/Medium Density Residential
TO: Low/Med Density Residential and Medium Density
Residential
6a) 2012-040-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6919-2012
LEGAL: Lots 1 & 2, Section 10, Township 12, New Westminster Plan 12923
Lot 12, Section 10, Township 12, New Westminster Plan 42419
LOCATION: 10412, 10450 & 10500 Jackson Road
FROM: RS-3 (One Family Rural Residential) & A-2 (Upland Agricultural)
TO: R-3 (Special Amenity Residential District) and RS-1b (One Family
(Medium Density) Urban Residential)
PURPOSE: To permit a future subdivision of approximately 131 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 May 8, 2013 to May 21, 2013, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Mayor & 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., May 21, 2013.
All written submissions and e-mails will become part of the public record.
Dated this 8th day of May, 2013.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-069-RZ
File Manager: Siobhan Murphy
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report – May 3, 2012
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: 2011-069-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6986-2013 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6845-2011
20660 Maple Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property from RS-1 (One Family
Urban Residential) and C-3 (Town Centre Commercial) to RS-1 (One Family Urban Residential), to
permit future subdivision of 2 lots. First Reading to the Zone Amending Bylaw was granted on July
26, 2011.
The proposed RS-1 (One Family Urban Residential) zoning complies with the Official Community
Plan. An Official Community Plan amendment is required to adjust the area designated
Conservation around the watercourse.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 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. 6986-2013 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
3. That Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6986-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 6845-2011 be given Second Reading and be forwarded to
Public Hearing; and
- 2 -
6. That the following conditions be met prior to Final Reading:
i. 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.
ii. Registration of a Restrictive Covenant at the Land Title Office to preserve and enhance
the relocated Thomas Creek.
iii. Conduct an Environmental Noise & Vibration Study and register it on title as a
Restrictive Covenant at the Land Title Office which addresses acoustical issues and
provides recommendations on mitigation approaches.
DISCUSSION:
a) Background Context:
Applicant: Randy Schmidt
Owner: Steven A Schmidt
Legal Description: Parcel “T”, DL 278, GP 1, NWD Plan 52363
OCP:
Existing: Urban Residential
Proposed: Urban Residential and Conservation
Zoning:
Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial)
Proposed: RS-1 (One Family Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
South: Use: CP Railway
Zone: M-2 (General Industrial)
Designation: Urban Residential
East: Use: Single Family Residential, Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
- 3 -
West: Use: Parking lot
Zone: C-3 (Town Centre Commercial)
Designation: Commercial
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.178 hectares
Access: Maple Crescent
Servicing requirement: Full Urban Standard
b) Project Description:
The applicant is proposing to rezone the C-3 (Town Centre Commercial) portion of the site to RS-1
(One Family Urban Residential) to be consistent with the balance of the property, and subdivide the
property into 2 lots. Thomas Creek crosses the western portion of the site and a Watercourse
Protection Development Permit is required for restoration and protection of the creek.
c) Planning Analysis:
The property is located at the southwest corner of Maple Crescent and 207 Street, with the
Canadian Pacific (CP) Railway to the south and a parking lot for Interfor Products to the west. 207
Street is not constructed adjacent to the site. There is a watercourse located through the western
portion of the site.
Official Community Plan:
The site is currently designated Urban Residential. The proposed development is consistent with
Major Corridor Residential Infill Policies 3-20 and 3-21. The complete policies 3-20 and 3-21 are
attached as Appendix D for reference.
Zoning Bylaw:
The current application proposes to rezone the property located at 20660 Maple Crescent from RS-1
(One Family Urban Residential) and C-3 (Town Centre Commercial) to RS-1 (One Family Urban
Residential) to permit subdivision of 2 single-family residential lots.
Development Permit:
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 Watercourse Protection Development Permit
application is currently underway.
The watercourse is currently located through the western portion of the site. Thomas Creek will be
relocated slightly west and rehabilitated. The watercourse will daylight at its northern end; and
- 4 -
meander through the property to the south with a buffer on either side. The setbacks will be placed
in a conservation covenant rather than being dedicated out to the District as park land.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development. As there are no off-site works
for this rezoning application, no rezoning servicing agreement will be required. The proposed
development will be serviced by municipal water and sewage. Additional comments from the
Engineering Department will be addressed at the Subdivision stage.
Building Department:
The Building Department has reviewed the proposed development and has determined that a
geotechnical report needs to be registered on title prior to rezoning approval.
e) Environmental Implications:
This development application is subject to a Watercourse Protection Development Permit. The
applicant has submitted an Environmental Report and restoration plan completed by Scott Resource
Services Inc. (SRS), dated June 5, 2012. The watercourse will be re-located and daylighted on the
property; with a total 16 meter wide Habitat Protection Covenant on the west side of the property.
The watercourse will daylight at the northern end at mid-point of the covenant width; and then
meander through the property to the south so that it has a 7.5 to 8 m buffer on either side along its
length.
f) 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, Maple Ridge Official Community Plan
Amending Bylaw No. 6986-2013, is considered to be minor in nature. It has been determined that
no additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
g) Citizen Implications:
Due to its location adjacent to the Canadian Pacific Railway to the south, a noise and vibration study
by qualified acoustic professionals will be required.
- 5 -
CONCLUSION:
Based on the review of supporting information regarding the proposed rezoning it is recommended
that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No.
6986-2013, and that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6845-
2011 and that application 2011-069-RZ be forwarded to Public Hearing.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP, RPP
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
Appendix C – Zone Amending Bylaw
Appendix D – Site Plan
Appendix E – OCP excerpt - Major Corridor Infill policies 3-20 and 3-21
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 21, 2012 2011-069-SD BY: JV
20660 Maple Crescent
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T20627/3911243/5
206432064511232
2067311236
206602068511235
11208
11230
11226
11240
11202
11246
11233/9
2066111239
DARTFORD ST.MAPLE CR.207 ST.1110
A/24 780Rem
790
P 114 3
N 1/2
1
2
180 P 36414*PP044
P 64192
*
Pcl. TRP 52363
786 & 787S 1/2
EP 4672B
Rem 1
A
790
S 1/2
P 12703
P 114
1
E 1/2 789B 781
BCP 7202
P 908
P 52216
5
SK. 1503
179
P 8318Subject Property
´
Scale: 1:1,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6986-2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6986-2013
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363
and outlined in heavy black line on Map No. 851, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated from Urban Residential to Conservation
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363
and outlined in heavy black line on Map No. 852, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 23rd day of April, A.D. 2013.
READ A SECOND TIME the 23rd day of April, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
206172058011233/9
11258
2066011264
11260
11236
206052063111243/5
2064511253
11240
11252 11249
1123520623
2066120643206732068511230
11226
11261
11239
11202
11246
2063620627/3911208
11232
C
A E 1/2 789P 1141
BCP 7202P 484371114
795
1042
P 10059
P 52216
765
B 2
CANADIAN P
A
CIFIC
RAIL
WAY
P 11457
P 74209 790
*180 P 36414P 43556
1110
N 1/2
A/24
SK 1840
RP 52363
781
S 1/2
RP 7316
P 114
EP 4672B
Rem 1
P 908
B
790
S 1/2
P 12703
5
A
Rem
LMP 1131
1
5 7
P 64192
B
Pcl. T
780
3
2
P 908
P 11457
SK. 1503
Rem 1
SK 3398764
*PP044
786 & 787
S 30' 778 1115
SK. 1503
179
P 83186
RW 60222RW 52217
RW 71974 EP 26083207 STMAPLE CRES
LANE
DARTFORD STBATTLE AVE
´SCALE 1:1,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Conservation
6986-2013851
206172058011233/9
11258
2066011264
11260
11236
206052063111243/5
2064511253
11240
11252 11249
1123520623
2066120643206732068511230
11226
11261
11239
11202
11246
2063620627/3911208
11232
C
A E 1/2 789P 1141
BCP 7202P 484371114
795
1042
P 10059
P 52216
765
B 2
CANADIAN P
A
CIFIC
RAIL
WAY
P 11457
P 74209 790
*180 P 36414P 43556
1110
N 1/2
A/24
SK 1840
RP 52363
781
S 1/2
RP 7316
P 114
EP 4672B
Rem 1
P 908
B
790
S 1/2
P 12703
5
A
Rem
LMP 1131
1
5 7
P 64192
B
Pcl. T
780
3
2
P 908
P 11457
SK. 1503
Rem 1
SK 3398764
*PP044
786 & 787
S 30' 778 1115
SK. 1503
179
P 83186
RW 60222RW 52217
RW 71974 EP 26083207 STMAPLE CRES
LANE
DARTFORD STBATTLE AVE
´SCALE 1:1,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add as Conservation To Schedule C
6986-2013852
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6845-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6845-2011."
2.That parcel or tract of land and premises known and described as:
Parcel “T” District Lot 278 Group 1 New Westminster District Reference Plan 52363
and outlined in heavy black line on Map No. 1532 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1 (One Family Urban
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 26th day of July, A.D. 2011.
READ a second time the 23rd day of April, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
11230
206172058011233/9
11258
2066011264
11260
11236
206052063111243/5
2064511253
11240
11240
11252 11249
1123520623
2066120643206732068511230
11226
11266 11261
11239
11202
11246
2063620627/3911208
11232DARTFORD ST.207 ST.MAPLE CR.
BATTLE AVE.
C
A E 1/2 789P 1141
BCP 7202P 484371114
795
1042
P 10059
P 52216
765
B 2
CANADIAN
PA
CIFI
C
RAIL
WAY
P 11457
P 74209 790
S 1/2
*180 P 36414Rem P 435561110
N 1/2
A/24
SK 1840
RP 52363
781
1186
1
S 1/2
RP 7316
P 114
EP 4672B
Rem 1797B
790
S 1/2
P 12703
5
A
Rem
LMP 1131
1
5
S 1/2
P 64192
B
Pcl. T
780
3
2
P 908
P 11457
SK. 1503
Rem 1
SK 3398764
*PP044
786 & 787
S 30' 778 1115
SK. 1503
179
P 83186
RW 65007
RW 60222RW 52217
RW 71974 EP 26083´SCALE 1:1,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6845-20111532C-3 (Town Centre Commercial)
RS-1 (One Family Urban Residential)
APPENDIX D
Appendix E
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.
3 - 21 All Neighbourhood and Major Corridor Residential infill developments will respect and
reinforce the physical patterns and characteristics of established neighbourhoods, with particular
attention to:
a)the ability of the existing infrastructure to support the new development;
b) the compatibility of the site design, setbacks, and lot configuration with the existing pattern
of development in the area;
c) the compatibility between building massing and the type of dwelling units in the proposed
development and the surrounding residential properties;
d) the location, orientation, and visual impact of vehicle access/egress in relation to:
i.adjacent developments
ii. the street
iii.the pedestrian environment
e) minimizing adverse parking and traffic impacts on the existing neighbourhood;
f) a gradual transition of scale and density through the design of building mass and form,
such as:
i.reduction in building heights at the edges of a development;
ii. location of lower density components towards the perimeters of a site; and
iii.concentration of density to the centre of a development or towards a non-
residential boundary;
g) retention and preservation of significant trees, other natural vegetation, and environmental
features;
h) maintaining adequate light, view and privacy for residents on adjacent properties or in
adjacent neighbourhoods;
i) conservation of special landscapes such as gardens, or built-form features, including
heritage buildings, that contribute to the unique character of a neighbourhood.
APPENDIX E
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-034-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 Assessment & Enhancement /Works Plan/Replanting
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: 2011-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6960-2012 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6816-2011
24106 102 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-3 (Special Amenity Residential District), to permit a future subdivision into three
lots. First reading of the Maple Ridge Zone Amending Bylaw was granted on May 10, 2011. The
proposed R-3 (Special Amenity Residential District) zoning complies with the Official Community
Plan; however, an Official Community Plan amendment is required to adjust the area designated
Conservation around Mainstone Creek. This application conforms to the current land use provisions
of the Albion Area Plan and pursuant to Council’s direction, can proceed through the approval
process.
RECOMMENDATIONS:
1.That Maple Ridge Official Community Plan Amending Bylaw No. 6960-2012 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. 6960-2012 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 6960-2012 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6960-
2012 is consistent with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
5.That Zone Amending Bylaw No. 6816-2011 be given second reading and be forwarded to
Public Hearing; and
6.That the following terms and conditions be met prior to final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Amendment to Schedule "B" & “C” of the Official Community Plan;
iv.Road dedication as required;
v.Park dedication as required,
vi.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a)Background Context:
Applicant: Winfield Koehler
Owner: Stephen and Jennifer Koehler
Legal Description: Lot: B (BN161831), Section: 3, Township: 12, NW DP: 19526
OCP:
Existing: Medium Density Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
- 3 -
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential and Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.321 HA (0.79 acre)
Access: 102 Avenue
Servicing requirement: Urban Standard
b) Project Description:
The applicant is proposing to rezone the subject site from RS-3 (One Family Rural Residential) to R-
3 (Special Amenity Residential District) to permit future subdivision into three single-family lots. The
existing home will be retained and will continue to be accessed from 102 Avenue. Two lots will also
be created on the south portion of the subject site and will be accessed from Apnaut Street and
101A Avenue. Mainstone Creek runs through the middle of the subject site, and the remaining
central portion of the site will therefore be dedicated for conservation purposes. A conservation
boundary adjustment will be required for this application. Lots fronting 101A Avenue are subject to
an Intensive Residential Development Permit.
c) Planning Analysis:
Official Community Plan:
The site is within the Albion Area Plan boundaries and therefore, must adhere to the Official
Community Plan (OCP) policies of Section 10.2. Currently, the property is designated Medium
Density Residential and Conservation. The proposed R-3 (Special Amenity Residential District)
zoning is consistent with the Medium Density Residential land use designation, however, a
conservation designation boundary adjustment will be required.
The District is currently undergoing a review to consider increasing the permitted density in the
Albion Area Plan. In 2012, Council passed a resolution for addressing in-stream applications. Given
that an OCP amendment is required for conservation boundary adjustments only, this application is
able to proceed through the development approvals process.
Zoning Bylaw:
The current application proposes to rezone the property located at 24106 102 Avenue from RS-3
(One Family Rural Residential) to R-3 (Special Amenity Residential District) to permit future
subdivision into three lots. The proposed lot sizes range from 357.5 m2 to 663.8 m2, and are larger
than the minimum R-3 (Special Amenity Residential District) zone lot size of 213 m2. The lot size for
- 4 -
this project is constrained by the location of Mainstone Creek, which limits the ability to create a rear
lane. Furthermore, the lot widths range from 13 to 28.6 metres and the lot depth widths range from
22.9 to 27.5 metres.
Proposed Variances:
The applicant proposes to maintain the existing home fronting onto 102 Avenue. Due to the
location of Mainstone Creek on the site and the required road dedication on 102 Avenue, the
minimum R-3 (Special Amenity Residential District) zone lot depth cannot be achieved. Furthermore,
102 Avenue is classified as an arterial road. Due to the high carrying capacity on arterial roads,
additional driveway accesses are discouraged in favour of rear lane access. Given the site’s
geography, further subdivision of the subject site’s 102 Avenue frontage accessed via a rear lane
appears to be unlikely in the future.
Proposed Lot 1 will require a lot depth variance from 27 to 22.9 metres and a rear yard setback
relaxation from 11 to 6 metres to maintain the existing house. The proposed lots are above the
minimum lot area requirements and therefore the requested variances are not anticipated to
negatively impact surrounding residents. The requested variances will be the subject of a future
report to Council.
Development Permits:
Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development
Permit application is required to ensure the current proposal provides emphasis on high standards
in aesthetics and quality of the built environment, while protecting important qualities of the natural
environment.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas. Applications have been received for both development permits and these will be
processed in conjunction with the companion rezoning and subdivision applications.
d)Environmental Implications:
Mainstone Creek is located on the subject site, therefore a Watercourse Protection Development
Permit is required to ensure the protection and enhancement of the watercourse riparian area. This
area will be dedicated as park for conservation purposes. Additionally, the applicant’s Environmental
Consultant has prepared an enhancement and replanting plan for the Mainstone Creek riparian
setback area.
In 2005, the homeowner undertook daylighting and restoration works in Mainstone Creek in
partnership with the Department of Fisheries and Oceans and the Kanaka Education and
- 5 -
Environmental Partnership Society (KEEPS). Through this process, a large quantity of debris
including sheet metal and metal frames was removed from the creek.
The Environmental Planner has reviewed the planting and enhancement plan prepared by
Envirowest Consultants Inc. and is satisfied with the proposed works. A security bond equivalent to
100% of the replanting will be required under the watercourse protection development permit.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that 5.4
metres of road dedication is required to achieve a road right-of-way of 26 metres. Additionally, road
improvements including curb and gutter, ditch enclosure, and storm sewer along the park frontage
is required for this development and will be secured for through a Rezoning Servicing Agreement
prior to final reading.
Parks & Leisure Services Department:
The Parks & Leisure Services Department has identified that after the subdivision is completed they
will be responsible for maintaining the street trees. In the case of this project it is estimated that
there will be an additional three trees which is based on one tree per lot. The Manager of Parks &
Open Space has advised that the maintenance requirement of $25.00 per new tree will increase
their budget requirements by $75.00.
f) 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 conservation boundary adjustment amendment required for this application, is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
- 6 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 6960-2012, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6816-2011 and that application 2011-034-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 – Maple Ridge Official Community Plan Amending Bylaw 6960-2012
Appendix C – Maple Ridge Zone Amending Bylaw 6816-2011
Appendix D - Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 16, 2013 2011-034-RZ BY: JV
24106-102 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T240331015024038240392404610143
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´
Scale: 1:1,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6960-2012
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "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. 6960-2012
2.Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby
amended for that parcel or tract of land and premises known and described as:
Lot B Section 3 Township 12 New Westminster District Plan 19526
and outlined in heavy black line on Map No. 845, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended from Medium Density Residential and
Conservation to Conservation and Medium Density Residential.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot B Section 3 Township 12 New Westminster District Plan 19526
and outlined in heavy black line on Map No. 846, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding and removing Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 23rd day of April, A.D. 2013.
READ A SECOND TIME the 23rd day of April, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
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´SCALE 1:1,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Medium Density Residential and Conservation
Conservation Medium Density Residential
6960-2012845
10143
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add to Conservation in Schedule CTo Remove from Conservation in Schedule C
6960-2012846
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6816-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6816-2011."
2.That parcel or tract of land and premises known and described as:
Lot: B, Section: 3, Township: 12, New Westminster District Plan: 19526
and outlined in heavy black line on Map No. 1518 a copy of which is attached
hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity
Residential District)
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of May, A.D. 2011.
READ a second time the 23rd day of April, A.D. 2013.
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
APPENDIX C
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10143
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10118
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10150
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10130 2408424112241421014224119241172411924121 2412310107
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12
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37
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BCP 1010
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BCP 28011BCP 34923 15.5EPP 7700
BCP 28013BCP 28014BCP 34923 BCP 28013BCP 9310LMP 48058
BCP 28014
102 AVE.
´SCALE 1:1,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6816-20111518RS-3 (One Family Rural Residential)
R3 (Special Amenity Residential District)
APPENDIX D
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-063-RZ
File Manager: Siobhan Murphy
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:
Agricultural Impact Assessment
Tree Assessment
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: 2011-063-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6854-2011
20974 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit a future
subdivision of 6 lots. First Reading to the Zone Amending Bylaw was granted on August 30, 2011.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6854-2011 be given second reading and be forwarded to
Public Hearing;
2.That the following terms and conditions be met prior to final reading.
i.Hazard materials assessment of existing building prior to demolition;
ii.Removal of the existing building;
iii.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;
iv.Registration of a Section 219 Restrictive Covenant at the Land Title Office for Tree
Protection for trees in the southwest corner of the property; and
v.Registration of a Section 219 Restrictive Covenant at the Land Title Office for an
Agricultural Buffer of 3 meters in depth within the frontyard setback on the north side
of the property to buffer agricultural use to the north of this site, including a disclosure
statement regarding neighbouring farming practices.
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Twin Brook Developments Ltd.
Owner: Twin Brook Developments Ltd.
Legal Description: Lot 107, District Lot 242, Group 1, NWD Plan 46729
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential and Agricultural
Zone: A-2 (Upland Agricultural)
Designation Agricultural
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.41 ha (1 acre)
Access: 123 Avenue and 210 Street
Servicing requirement: Full urban servicing will be required
b)Project Description:
The subject property is 0.41 ha (1 acre) and is bound by single family residential properties to the
east, west, and south, and single family residential and agricultural land to the north. There is an
existing home on the property which is proposed to be demolished prior to subdivision.
The applicant is proposing to rezone the subject property from RS-1 (One Family Urban Residential)
to RS-1b (One Family Urban (Medium Density) Residential) to subdivide the property into six single
family lots. The proposed lot layout orients 3 lots fronting onto 123 Avenue and 3 lots fronting onto
210 Street. Lots are varied in size; 3 are between 800 and 900m2 and 3 lots are approximately
600m2 respectively.
- 3 -
c)Planning Analysis:
Official Community Plan:
The proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in accordance
with the subject property’s designation as Urban Residential – Major Corridor in the OCP. Major
Corridor Residential general characteristics includes ground-oriented housing forms, such as single
detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or
small lot intensive residential, subject to the compatibility criteria in the OCP. The compatibility
criteria place particular emphasis on the compatibility of the site design, setbacks, and lot
configuration with the existing pattern of development in the area. Given the proximity to
agricultural lands and the established single detached housing form in the area, the single family
proposal is most appropriate. An Agricultural Impact Assessment has been required to assess
potential implications of this proposed development, as per the requirements of Section 6.2.2 of the
OCP.
Zoning Bylaw:
The current application proposes to rezone the property located at 20974 123 Avenue from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into six lots. Preliminary review indicates that the dimensions of the proposed
lots meet the dimensions as required by the RS-1b zone. Lot coverage will be reviewed once a more
detailed, scaled subdivision plan is provided. Any variations from the requirements of the proposed
zone will require a Development Variance Permit application.
Development Permits:
No development permits will be required for this rezoning application.
d)Environmental Implications:
An Arborist Report was required as part of this rezoning application. Recommendations by Letts
Environmental1 identified and inventoried 60 trees. 39 have been recommended as candidates for
retention. District staff review identified trees in the southwest corner of the property should be
retained if possible. Concern for tree retention in the southwest corner of the property has also
been raised by a local resident.
e)Agricultural Impact:
Due to its proximity to agricultural lands on the north side of 123 Avenue from the proposed
development, an Agricultural Impact Assessment by a Qualified Environmental Professional was
required as part of the rezoning application process.2
The proposed development is located across the street from an historic, working farm run by
descendants of the original homesteaders. It is a diverse farming operation, well-known for its
innovative farming practices and has strong ties to the community. Impacts to this farming
1Tree Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, December 30, 2012.
2Agricultural Impact Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, March 7, 2013.
- 4 -
operation during the construction phase and over the long-term will be minimal, according to
analysis from Letts Environmental Consultants, with the understanding that best practices will be
followed for stormwater management, noise, erosion sediment control and air quality. With respect
to the latter, the report recommends a landscaped buffer on the north side of the development
property that complies with the Agricultural Land Commission’s Landscape Buffer Specifications.
The buffer should be designed to buffer agricultural land with incompatible uses, reduce the
exchange of particulate matter between adjacent land uses and reduce the transmission of noise.3
This buffer will form part of the front yard setback.
f)Interdepartmental Implications:
Engineering Department:
All servicing work will be required at subdivision.
Fire Department:
A hazard materials assessment is required prior to demolition.
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6854-
2011, and that application 2011-063-RZ be forwarded to Public Hearing.
“Original signed by Siobhan Murphy”_______________
Prepared by: Siobhan Murphy, MA, MCIP, RPP
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”___________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw
Appendix C – Site Plan
3Agricultural Impact Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, March 7, 2013, p. 15.
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 9, 2013 2011-063-RZ BY: JV
20974-123 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2091020930122272097412211
12215 210232094120981/83/852102112214
12218 2104312301 2092512217
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P 4672962
66
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70
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145
2
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Subject Property
´
Scale: 1:1,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6854-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6854-2011."
2.That parcel or tract of land and premises known and described as:
Lot 107 District Lot 242 Group 1 New Westminster District Plan 46729
and outlined in heavy black line on Map No. 1540 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 30th day of August, A.D. 2011.
READ a second time the 23rd day of April, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
12316
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0
9
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2096012201 21031210321222921070
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211 ST.210 ST.ALPINE CRES.
124 AVE.McTAVISH PL.STONEHOUSE AVE.209 ST.123 AVE.
134
236
152
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P 39712
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P 49416P 4672990
75
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P 51063
229
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P 4672989
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P 6822598
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216
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*LMP 21167P 49416
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P 4672964 BCP 160652
P 48067
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P 59275
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P 2961235
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P 48308
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LMP 28347
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PARK 133 138
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P 46729
76
74
70
61
78
68 P 510711
238
151
234
150
233
145
2
85
88
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71
77
209
6
EP 46261
BCP 27186
EP 46487
RW 60877
EP 46480 EP 57292
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6854-20111540RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
APPENDIX C
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/004/06-01
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geopacific Consultants Ltd. – Geotechnical Investigation: Report dated April 9, 2013
4.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: RZ/004/06-01
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Release of Restrictive Covenant Restricting Basements
12140, 12142, and 12170 203 Street
EXECUTIVE SUMMARY:
As part of the earlier rezoning process, Zone Amending Bylaw No. 6554 – 2008 was adopted with a
condition of the registration of a geotechnical restrictive covenant limiting basements to certain
future lots on the subject lands (see Appendix A - Subject Map). After further review and engineering
consideration, the applicant (Damax Consultants Ltd.) and the owner (Haney-Pitt Meadows Christian
School Association) have provided an updated geotechnical report prepared by GeoPacific
Consultants Ltd., which proposes the placement of fill on the site to enable basements on all future
lots in the subdivision. The new August 31, 2012 geotechnical report indicates the need to place
upwards of 1.7 metres of fill to accommodate basements. Therefore, the applicant requests Council
release the original covenant (see Appendix B - BB1755168) and replace it with a new covenant that
references the new GeoPacific Geotechnical Report.
As per Section 894 of the Local Government Act, Council may alter and then adopt a bylaw, without
further notice or hearing, provided that the alteration does not
i)Alter the use,
ii)Increase the density, or
iii)Without the owner’s consent, decrease the density of any area
from that originally specified in the bylaw
Zone Amending Bylaw No. 6554 – 2008 was adopted on May 10, 2011, rezoning the subject
properties from RS-1 (One Family Urban Residential) to R-1 (Residential District). Although the
discharge of the restrictive covenant will not alter the bylaw in the ways indicated above, the
Planning Department recognizes that the surrounding neighbourhood may feel impacted by the
additional fill which allows basements in all the future homes, and therefore has required a
Development Information Meeting and that they return to Public Hearing for public input. A
Development Information Meeting was held on January 29, 2013. Concerns were not expressed
regarding allowing basements in the proposed new homes.
RECOMMENDATION:
That this report be forwarded to Public Hearing for input on releasing the restrictive covenant
restricting basements on the subject properties.
- 2 -
DISCUSSION:
a)Background Context:
A restrictive covenant was placed on Title as a condition of rezoning the above-referenced properties,
which restricted basements on some of the proposed new lots. The restriction of basements was
based on a geotechnical report dated April 11, 2011. The applicant has since provided an updated
geotechnical report that concludes that with the introduction of fill, basements are possible for all
the proposed lots. Therefore, the applicant seeks the discharge of the earlier geotechnical covenant.
b)Planning Analysis:
The subject properties were rezoned from RS-1 (One Family Urban Residential) to R-1 (Residential
District) on May 10, 2011. The restrictive covenant prohibiting basements on some of the proposed
new lots was placed on Title to address the geotechnical concern based on historical geotechnical
reports. Current plans are to fill the property level to the existing 121B Avenue level, so geotechnical
concerns with respect to basements being excavated beneath the water table are no longer valid.
Height variances will be sought by the developer for homes located within the new development;
however, new houses on the south side of 121B Avenue and north of the existing houses on 120B
Avenue and 204B Street, will be similar in height to the existing houses. A Development Variance
Permit will be required for the height variances and the public will have an opportunity to express
concerns during the Development Variance Permit process.
Secondary suites are not a permitted use in the R-1 (Residential District) zone, therefore increased
traffic and parking in the area should not result from the discharge of this restrictive covenant.
A Development Information Meeting was held on January 29, 2013. Concerns documented from this
meeting were in reference to the revised street layout, school traffic, and parking (see Appendix C –
Proposed Site Plan). The concerns expressed at the Development Information Meeting will be
addressed at the subdivision stage and are subject to the approval of the Approving Officer. These
items are not related to the discharge of the restrictive covenant in question. Concerns regarding
the addition of basements to the new homes were not expressed.
CONCLUSION:
Based on the updated Geotechnical Report, provided by GeoPacific Consultants Ltd., dated August
31, 2012, basements are considered safe in all of the proposed new lots. The Planning Department
has required the applicant to have a Development Information Meeting and return to Public Hearing
for public input on the release of the restrictive covenant, as the restrictive covenant was a condition
of rezoning. Concerns expressed at the Development Information Meeting were related to street
layout, school traffic, and parking, and not with the addition of basements to the proposed new
homes. A Development Variance Permit will be required for the proposed height variances
requested for internally facing homes within the new development, and street layout and parking-
related concerns will be addressed at the subdivision stage by the Approving Officer.
- 3 -
It is recommended that this report be forwarded to Public Hearing for input on the release of the
restrictive covenant prohibiting basements on the subject properties.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Charles R. Goddard”
_______________________________________________
Approved by: Charles R. Goddard, BA, MA
Manager of Development & Environmental Services
“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 – Restrictive Covenant BB1755168 (without geotechnical report)
Appendix C – Proposed Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 18, 2013 FILE: RZ/004/06-01 BY: PC
12140/42/70 203 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
APPENDIX A
APPENDIX B
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-049-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 Assessment
Wildfire Risk Assessment
Geotechnical Report
Groundwater Impact Assessment
5.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: 2012-049-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6979-2013 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6930-2012
12420 269 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from A-2 (Upland Agricultural) to RS-
2 (One Family Suburban Residential), to permit a future subdivision of 91 one acre lots. The
proposed RS-2 (One Family Suburban Residential) zoning complies with the Official Community Plan;
however, lands dedicated for conservation purposes will require an OCP amendment. The related
Maple Ridge Zone Amending Bylaw 6930-2012 for this project was granted first reading on June 12,
2012.
RECOMMENDATIONS:
1.That Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 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. 6979-2013 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6979-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
5.That Maple Ridge Zone Amending Bylaw No. 6930-2012 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.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.Confirmation that water supply pressure and availability is sufficient;
iii.Amendment to Schedule "B" & “C” of the Official Community Plan;
iv.Road dedication as required;
v.Park dedication as required, including construction of a multi-purpose trail;
vi.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vii.Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office
for municipal water purposes;
viii.Registration of a Restrictive Covenant which addresses recommendations to mitigate
wild fire hazards for the proposed development;
ix.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.
DISCUSSION:
a)Background Context:
Applicant: Creus Engineering Ltd.
Owner: 640724 BC Inc
Legal Description: District Lot 7890, Group 1, New Westminster District
OCP:
Existing: Suburban Residential
Proposed: Suburban Residential and Conservation
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: RS-2 (One Family Suburban Residential)
- 3 -
Surrounding Uses:
North: Use: Forest (Blue Mountain)
Zone: not applicable (Crown Land)
Designation: Forest
South: Use: Single-Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Suburban Residential
East: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Vacant
Zone: A-2 (Upland Agricultural)
Designation: Suburban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single-Family Residential
Site Area: 65.702 hectares (162 acres)
Access: 269 and 271 Streets
Servicing requirement: Suburban
b)Project Description:
The subject site is 162 acres directly south of the Blue Mountain Provincial Forest. The property is
comprised of historically logged forest, and is currently covered by conifer forest vegetation on the
north portion of the site and mixed forest vegetation on the south portion of the site.
There are seven watercourses located on the subject site. The main branches of Cooper and
McFadden Creek have been identified by Sartori Environment Services as fish bearing (Class ‘A’). In
addition to these main branches, five tributaries of the McFadden Creek and a human-made
drainage system have also been identified. The subject site is located on the Blue Mountain Aquifer
and adjacent to properties serviced by well water.
The applicant proposes to rezone the subject site to permit future subdivision into one acre parcels.
Consideration for environmentally sensitive areas is proposed to be addressed through a
combination of park dedication and habitat protection covenants. The central portion of the site
containing riparian setback areas for McFadden Creek and three tributaries is proposed to be
dedicated for conservation purposes. Riparian areas in the northwest, southwest and southeast
areas of the site are also proposed to be dedicated for a total of 22.3 hectares (55 acres) of
dedicated land. A further 2.75 hectares (6.8 acres) is proposed to be protected by habitat
protection covenant to achieve a suitable subdivision design and protect environmentally sensitive
land. The proposed lots will be serviced by private septic systems and municipal water.
- 4 -
The proposed road pattern involves extension of 269 and 271 Streets northwards, which then join
together to create a loop at the northern portion of the site. In addition to the extension of these
streets, two additional roads are proposed and future road connections are provided to
undeveloped lands to the north and west of the site. The proposed road pattern requires creek
crossings at three locations.
c)Planning Analysis:
Official Community Plan:
The subject site is designated Suburban Residential in the Official Community Plan which
permits a single detached housing form located outside of the Urban Area Boundary. The RS-2
(One Family Suburban Residential) zone is in compliance with this designation, and requires
municipal water and sewage disposal provided by a private system.
The development proposal has been assessed against a number of Official Community Plan
policies. These include completion of a Groundwater Impact Assessment report and a Wildfire
Hazards report using the NFPA-1144 (Standard for Reducing Structure Ignition Hazards from
Wildland Fires) and NFPA- 1141 (Standard for Fire Protection Infrastructure for Land
Developments in Suburban and Rural Areas) guidelines. The findings of these reports are
outlined in the Environmental Implications and Interdepartmental Implications – Fire
Department sections, respectively.
Additionally, this development proposal has been reviewed in the context of the Blue Mountain
Provincial Forest Recreation Management Strategy, based on the following OCP policy:
Policy 5-7 Maple Ridge will work in co-operation with Regional, Provincial, and Federal
authorities and plans that contribute to the management and protection of the
District’s natural features, and may include but are not limited to the Fraser
River Estuary Management Plan, Blue Mountain Provincial Forest Recreation
Management Strategy, Blaney Bog Regional Park, the Kanaka Creek Regional
Park Management Plan, and the policies and regulations of the Agricultural Land
Commission.
The Blue Mountain Provincial Forest Recreation Management Strategy was prepared by Enfor
Consultants Ltd in March 2003 for the Chilliwack District of the Ministry of Forest, Lands and
Natural Resource Operations. The purpose of this document is to outline resource
management and recreation issues from a broad range of stakeholders, and identify goals,
objectives and strategies.
The Strategy outlines two goals that speak to park access and trail locations respecting
adjacent residential land parcels. Based on these goals, a right-of-way will be provided as part
of the road pattern to secure future access to the Blue Mountain Provincial Park from the
subject site. This portion of road will not be constructed, as no lots front onto the right-of-way
in that location, and therefore no additional disruption to residential areas is anticipated for
- 5 -
park access at this time. Should the need arise in the future, public access could be secured
through this unopened right-of-way.
Zoning Bylaw:
The current application proposes to rezone the property located at 12420 269 Street from A-2
(Upland Agricultural) to RS-2 (One Family Suburban Residential) to permit future subdivision
into single-family lots. The applicant has submitted a subdivision plan reflecting the minimum
lot dimensions of 36 metre width and 60 metre depths, with several variances. Additionally,
the subdivision plan includes proposed building envelopes and septic locations.
Proposed Variances:
A Development Variance Permit application has been received for this project. The lot width
minimum for the RS-2 (One Family Suburban Residential) zone is 36 metres and the minimum
depth is 60 metres. The developer has requested lot width relaxations of approximately four
metres for two lots and lot depth relaxations of approximately five metres for seven lots. The
requested variances will be the subject of a future report to Council. The Approving Officer has
reviewed the preliminary subdivision plan and supports the requested lot variances.
Development Permits:
A Watercourse Protection Development Permit is required for the preservation, restoration and
enhancement of watercourses and riparian areas on the subject site. A security will be taken
as a condition of the issuance of the Development Permit to ensure that the conditions of the
Development Permit are met. The Watercourse Protection Development Permit will be the
subject of a future report to the Director of Planning.
Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool
Room on March 19, 2012. Approximately 40 people attended the meeting. A summary of the
comments and discussions with the attendees was provided by the applicant and include the
following concerns and applicable responses:
location of the trail in proximity to existing home at 12390 269 Street
The southern trail access will be moved further to the north to reduce proximity to
the neighbouring property on the east side of 269 Street.
capacity on Rothsay Street due to additional traffic
A Traffic Impact Assessment by BWW Consulting was prepared to examine this
issue, and findings are outlined in this report.
- 6 -
existing water reservoir’s capacity and pressure
The Engineering Department has required the developer to examine this issue using
the municipal water model. This issue is further discussed in the and
Interdepartmental Implications –Engineering Department section.
privacy for homeowners adjacent to development site
The developer will undertake selective clearing for house and septic locations in line
with wildfire protection measures.
run-off levels onto properties further south
A Stormwater Management Plan has been prepared by the developer to ensure that
existing run off rates are maintained or reduced.
protection of watercourses and setback areas
Watercourse and riparian areas will be protected through dedication of land for
conservation purposes and conservation covenants. Enhancement works including
wetlands will complement the protection of conservation areas.
d)Environmental Implications:
A Groundwater Impact Assessment Report conducted by GeoPacific Consultants Ltd has been
submitted. GeoPacific Consultants Ltd concluded that there will be no draw-down effect on the
aquifer or reduced flows for existing wells adjacent to the site as a result of the proposed
development. This is attributed to the fact that no new wells will be required for the project,
and water servicing will be via municipal water mains. Additionally, GeoPacific Consultants Ltd
has determined that the local aquifer is confined beneath a thick layer of very dense low
permeability glacial till that will act as a barrier to prevent seepage from septic tanks into the
aquifer.
An Environmental Assessment conducted by Sartori Environmental Services has been
submitted to staff. The report identified seven watercourses and a human-made drainage
system located on or within close proximity to the subject site which flow northeast to south
west. Five of the seven watercourses are tributaries that flow into McFadden Creek. Cooper
Creek and the human-made drainage system flow into the storm sewer at the top of 271
Street. The McFadden Creek main branch and Cooper Creek were identified as fish-bearing
(Class ‘A’) based on existing documentation and site verification. The surrounding tributaries
were identified as non fish–bearing (Class ‘B’), although they provide food and nutrients to the
McFadden Creek main branch. A 30 metre setback has been provided totaling 55 acres of
dedicated conservation lands primarily in the central portion of the site to offset development
impact and enhance existing habitat.
- 7 -
The human-made drainage system has been identified as providing the smallest amount of
habitat and nutrient benefit on the site. The developer proposes to restore a 22 metre wide
drainage path in dedicated conservation land and covenant land on private property that will
connect to the McFadden system through one of the existing tributaries to improve fish habitat
for that system. Additionally, three new wetland areas will be constructed during the
development process for stormwater management purposes to treat road runoff and
discharge treated water back into lower tributaries.
e)Traffic Impact:
The applicant has submitted a traffic impact assessment report prepared by BWW Consulting.
BWW Consulting estimates that the proposed development will create an increase in traffic on
269 and Rothsay Streets by 20% of the existing levels. The report concludes that the existing
road and traffic control at the intersections of 269 Street and Dewdney Trunk Road; and
Dewdney Trunk Road and Rothsay Street are sufficient for the proposed project.
f)Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has noted that the
required services currently do not exist, and off-site servicing improvements will be secured
through a Rezoning Servicing Agreement prior to final approval. Further, the Engineering
Department has required that the proposed development be analyzed using the municipal
water model to either confirm that the existing reservoir serving the site is adequately sized
and that adequate flow and water pressure is available to all proposed and existing lots, or
provide alternative recommendations. Any deficiencies in the off-site water system identified
through the water modeling process to ensure that adequate water volume and pressure is
available for both the proposed development and the existing neighbourhood will need to be
constructed by the developer as a condition of the rezoning application.
Cleartech Consulting Ltd has conducted permeameter and percolation tests to evaluate the
feasibility of servicing the subdivision with individual Type 1 septic systems. Based on the
results of that testing, it is Cleartech Consulting Ltd’s opinion that the drainage rates
measured on site would be suitable for the general implementation of Type 1 systems. A
detailed lot by lot assessment and septic feasibility report will be required prior to final
subdivision approval.
Parks Department:
The Parks and Leisure Services Department has reviewed the trail location and has
determined that there is no multi-use trail in close proximity to the subject site. However, as
the central portion of the site is required to be dedicated for conservation purposes, the
applicant has proposed an 830 metre multi-use trail running north-south. The Planning and
Parks and Leisure Services Departments are in support of the applicant’s trail proposal, as it
- 8 -
creates an amenity for the future residents of the proposed development. As the proposed trail
is located beyond the municipal trail network, a Local Area Service bylaw will be required prior
to approval of the subdivision application to ensure an appropriate level of ongoing
maintenance for this trail.
Fire Department:
Further to Official Community Plan Policies 5-18 and 5-19 regarding mitigation of wildfire
hazard in forest fire interface areas, a wildfire hazard assessment report has been submitted
by Cambrian Consulting and reviewed by the Fire Department and B.A Blackwell and
Associates Ltd. The report concluded that overall fire risk for the subject site is moderate to
high depending on the location on the site. The report outlines best management practices for
FireSmart development on private property that relates to proximity of combustibles
surrounding the principal dwelling as well as building materials. These recommendations will
be implemented through a restrictive covenant.
At this time, the Wildfire Development Permit process is not yet approved by Council; therefore,
wildfire mitigation measures will be required through the rezoning and subdivision processes
rather than a stand alone development permit.
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 conservation amendment required for this application is
considered to be minor in nature. It has been determined that no additional consultation
beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies
of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no
impact.
- 9 -
CONCLUSION:
As the proposed development is in compliance with the Official Community Plan, it is recommended
that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw
No.6979-2013 for conservation purposes, that second reading be given to Maple Ridge Zone
Amending Bylaw No.6930-2012, and that application 2012-049-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 – Maple Ridge Official Community Plan Amending Bylaw No.6979-2013
Appendix C – Maple Ridge Zone Amending Bylaw No.6930-2012
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 23, 2012 FILE: 2012-049-RZ BY: PC
ROLL #05374-0000-0
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT272 STBLUE MOUNTAIN CRESBLUE MOUNTAIN CRES271 ST123 AVE
271 ST270A ST269 ST\\
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SUBJECT PROPERTY
´
SCALE 1:6,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6979-2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6979-2013
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
District Lot 7890 Group 1 New Westminster District
and outlined in heavy black line on Map No. 848, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated from Suburban Residential to Conservation.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
District Lot 7890 Group 1 New Westminster District
and outlined in heavy black line on Map No. 849, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 23rd day of April, A.D. 2013.
READ A SECOND TIME the 23rd day of April, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
P 65913
C
8
LMP 6073
LMP 1092316
LMP 6073
LMP 6073
P 34392
9
10
P 34392
P 12094
11
BCP 10209
3
12
LMP 140725
10
LMP 60737
LMP 20049
14
B
LMP 6073
Rem 32
P 34392
Rem A
16
12
2
9 10
EPP 22559
P 65913
29
LOT 1
Rem 9
NE 1/4
31
BCP 25318
15
17
13
1
11
4
N.E. 1/4
12
LMP 607314
19
17
PARK
P 34391
10
2 3
1
REM. E 1/2 NW 1/4
11
11
Rem 15
LMP 15210
7
BCP 25318
P 34392
E 1/2 NW 1/4
30
LMP 17142
A
26
13
P 34391
3
4
8
EP 32859
6
1
P 34392
LOT 2
6LMP 6073
7
LMP 10923
LMP 6073
18
5
6
P 34392
271 ST269 ST123 AVE BLUE MOUNTAIN CRES272 ST270A ST270 STMCNUTT RD´SCALE 1:7,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Suburban Residential
Conservation
6979-2013848
P 65913
C
8
LMP 6073
LMP 1092316
LMP 6073
LMP 6073
P 34392
9
10
P 34392
P 12094
11
BCP 10209
3
12
LMP 140725
10
LMP 60737
LMP 20049
14
B
LMP 6073
Rem 32
P 34392
Rem A
16
12
2
9 10
EPP 22559
P 65913
29
LOT 1
Rem 9
NE 1/4
31
BCP 25318
15
17
13
1
11
4
N.E. 1/4
12
LMP 607314
19
17
PARK
P 34391
10
2 3
1
REM. E 1/2 NW 1/4
11
11
Rem 15
LMP 15210
7
BCP 25318
P 34392
E 1/2 NW 1/4
30
LMP 17142
A
26
13
P 34391
3
4
8
EP 32859
6
1
P 34392
LOT 2
6LMP 6073
7
LMP 10923
LMP 6073
18
5
6
P 34392
271 ST269 ST123 AVE BLUE MOUNTAIN CRES272 ST270A ST270 STMCNUTT RD´SCALE 1:7,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose:To Add as Conservation To Schedule C
6979-2013849
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6930-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6930-2012."
2.That parcel or tract of land and premises known and described as:
District Lot 7890 Group 1 New Westminster District
and outlined in heavy black line on Map No. 1572 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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 12th day of June, A.D. 2012.
READ a second time the 23rd day of April, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
12395 1235012265
12291
12310
12357
12485
12695
12298
12
3
5
9
12525
12597
12711
12355
12375
12380
12390 12391
12340
12360
12635 12634
12668
12295
12345 12345
12348
12313
12420
12335
12383
12696
12370
12361
12565
124
1
0
12768
12330
12295
12577
12470
12785
12540
12323
12270
12616
12
4
0
6
P 8097
LOT 1
C
LMP 607312
LMP 6073
LMP 6073
10
P 34392
1
P 34392
17
6
10
Rem 9
LMP 10923
17
4
EP 32859
11
14
REM. E 1/2 NW 1/4
7
8 14
31
6
8
9
P 12094
11
5
18
Rem 32
3
10
6
P 34392
BCP 25318
P 34392
1
30
N.E. 1/4
LOT 2
NE 1/4
16
LMP 6073
PARK
P 34391
5
P 34392
BCP 25318
2
E 1/2 NW 1/4
9
P 65913
29
B
A LMP 6073
11
13
LMP 6073
7
13
P 65913
LMP 6073
26
LMP 15210
P 34391
P 34392
LMP 20049
Rem A
16
12
LMP 17142 LMP 14072LMP 6073
19 LMP 10923Rem 15 7
15
BCP 10209
3
RP 6 591 4
EP 799 30
BCP
2
5
3
1
9
EP 659 15
LMP 20 050
EP 659 16
EP 659 16
LMP 10 924
LMP 60 77
LMP 60 74
LMP
6
0
8
0
LMP 60 70
BCP 45 140
LMP 60 77
BCP
2
5
3
1
9
LMP 43 621
EP 659 16 RP 6 591 4EP 659 15LMP 60 78
LMP
1
0
9
2
4 BCP
25
320
BCP
1
0
2
1
0
EP 659 16
LMP
1
4
0
7
3
LMP 60 79
BCP
1
5
5
2
6
LMP
1
4
0
7
3
LMP 10 924
B
C
P
2
5
3
2
1
McNUTT RD.270 A ST.123 AVE.270 ST.271 ST.269 ST.BLUE MOUNTAIN CR.´SCALE 1:7,000
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
A-2 (Upland Agricultural)
RS-2 (One Family Suburban Residential)
6930-20121572
C R E E KC R E E KNATURAL BOUNDARYACCORDING TO 2004FIELD SURVEYNATURAL BOUNDARYACCORDING TO 2004FIELD SURVEYD L 7 8 9 0E 1/2N W 1/4S e c 1 9T P 1 5D L6 8 8 1U N S U R V E Y E D C R O W N L A N D29PLAN 65913APLAN LMP140728Rem 9PLAN LMP607314PLAN LMP6073Rem 15PLAN LMP6073PARKPLAN LMP607310PLAN LMP1092313PLAN LMP60738P L A N L M P 6 0 7 3BPLAN LMP14072CPLAN LMP14072NATURAL BOUNDARY ACCORDING TO2004 FIELD SURVEY(CREEK WIDTH TO BE CONFIRMED)NATURAL BOUNDARY ACCORDING TO2004 FIELD SURVEY(CREEK WIDTH TO BE CONFIRMED)3PLAN 343914PLAN 343915PLAN 343916PLAN 343927PLAN 343928PLAN 343929PLAN 3439210PLAN 34392R O A DR O A DR O A DP A R KP A R KR O A DR O A DR O A DR O A DR O A DR O A DR O A DR O A DR O A DP A R KP A R KP A R KP A R KP A R KP A R KP A R KDISTRICT LOT 7890 = 372.832DISTRICT LOT 7890 = 436.425DISTRICT LOT 7890 = 710.160DISTRICT LOT 7890 = 101.253DISTRICT LOT 7890 = 804.150
DISTRICT LOT 7890 = 808.730 STATUTORY RIGHT OF WAYPLAN LMP4362110.404ha20.403ha30.402ha50.404ha60.404ha70.405ha80.400ha90.404ha100.404ha110.403ha120.405ha130.401ha140.403ha150.400ha160.401ha170.401ha180.401ha190.401ha200.401ha220.404ha230.404ha240.404ha250.403ha260.401ha270.401ha280.404ha290.403ha300.402ha310.402ha320.401ha330.403ha340.403ha350.402ha360.403ha370.404ha380.402ha390.404ha400.401ha440.405ha450.405ha460.401ha470.403ha480.402ha490.403ha500.402ha510.404ha520.402ha530.405ha540.401ha550.402ha560.402ha570.404ha580.402ha590.403ha600.401ha610.403ha620.401ha630.402ha640.401ha650.402ha660.401ha670.400ha680.401ha690.402ha700.401ha710.401ha720.401ha730.404ha740.404ha750.403ha760.401ha770.401ha780.401ha790.402ha800.401ha810.401ha820.402ha830.404ha840.401ha850.402ha860.400ha870.405ha880.400ha890.401ha900.402ha910.402haa=45.665
46.30064.65352.839a=47.34420.063289.322192.990112.75220.079115.1203.12787.28793.498 235.335
65.82920.00048.4374.847115.74019.91223.218108.242a=50.749
19.359a=19.912a=57.42013.519a=53.470a=33.7571.0916.967a=34.38420.154a=16.68762.26664.92262.21420.353a=20.94379.35679.710a=67.53742.36286.911 19.20068.91964.334 54.4887.31157.43177.11754.621 56.42684.56350.190 50.266a=2.52792.73453.380 35.40192.7341.50853.06320.055a=16.23448.19288.36143.28588.23588.20345.55545.76070.00927.08328.82646.45675.34912.52517.897a=26.52673.7975.62464.611a=36.377103.28846.897a=33.6042.50394.50248.97436.65493.49342.45243.54493.18643.08843.08792.88114.737142.823a=20.79623.181136.03122.542131.82425.186a=18.702210.400haa=37.34092.04444.902117.677 a=6.697a=5.541a=22.92050.632a=6.19763.00426.284a=14.53098.55441.52513.513a=36.75042.908105.17125.47025.656a=18.74793.87713.93513.966121.45915.977a=33.904132.67137.741
a=38.01184.86336.967a=39.74977.292102.635
a=13.93525.40285.17274.040
42.16285.366a=25.67914.81862.987
a=10.46985.36642.931a=10.369119.0889.38013.431a=41.028126.48225.768
a=32.844 9.415118.04823.966 28.500
38.73786.41320.17026.46388.208a=36.138 95.83957.093
a=10.025a=10.00410.000
10.000 a=34.96793.07053.023
a=18.48317.812102.17348.610
36.784107.3492.39213.31525.253 11.26036.969112.23415.01411.17612.12737.707112.76610.64410.9491.916
39.142117.9297.4096.508
20.3089.67824.310a=13.961106.6992.00213.1124.60711.76620.059a=25.213 23.193 93.52012.7548.99412.81014.219
0.7038.373 a=22.053 7.11873.35426.28613.575a=7.99519.575a=9.79088.94441.805a=37 .19715.35852.40580.27758.0007.49915.05455.74466.717a=4.76919.575a=23.986106.5717.4395.25315.1527.01041.253108.11991.50747.82472.1088.02644.944103.91341.20743.034110.47221.27019.08937.528a=4.79894.46049.18533.34077.83134.996a=65.877
73.98633.80084.17920.61018.22473.206a=2.86132.112
a=22.899
23.946
17.92262.19616.96393.9935.859a=6.06116.659a=8.84824.291116.069a=37.100
15.25523.6268.6548.444a=36.51590.54639.23817.54194.111a=6.44829.55693.24142.80111.55736.00082.06055.0262.44536.00058.8108.938a=102.275
30.52377.7087.46753.67573.386a=23.216
20.686a=8.040a=1.86655.83861.2419.39811.20612.60515.53516.99637.823a=24.34414.725
82.29913.859a=18.05024.45861.2412.1811.263
52.57570.44811.36528.13214.26215.32654.03676.33911.58428.1618.99054.47674.12710.18935.87948.81584.08721.95312.12122.8548.18149.84581.79511.73227.61820.34837.44461.27411.65322.04524.83628.04469.19964.51610.19116.901
a=13.64822.45563.3856.31133.647a=34.1433.679
20.041
12.54715.24756.53076.66253.2127.75861.18771.73071.56729.07871.45856.07842.19367.05557.84866.44062.63562.49961.4792.71355.81866.81658.24560.75070.42259.56768.85963.71619.818a=14.70636.9966.65130.51693.59748.83294.658a=42.909a=62.709a=11.979a=6.420a=65.43955.29121.545a=50.26456.42667.98856.98864.08661.727a=9.51549.52066.20859.963a=2.42369.53566.25863.810a=74.23747.79558.41920.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00020.00010.000P A R KP A R KSEPARATE PLANREQUIRED TO DEDICATECREEK (CROWN LAND)124 AVENUEPLAN EPP2288712PLAN EPP22559PARKPLAN EPP22887COVENANTPLAN EPP2256040.402ha188.401 a=9.949410.405ha420.402ha430.401ha16.784
116.76427.873129.0007.917a=14.04720.000a=21.734
100.38139.84614.961
12.4496.05593.94345.016a=21.041PROPOSED SUBDIVISION PLAN OF DISTRICT LOT 7890,GROUP 1, NEW WESTMINSTER DISTRICTBENNETT LAND SURVEYING LTD.B.C. LAND SURVEYORS#201 - 275 FELL AVENUENORTH VANCOUVER, B.C.V7P 3R5PH. 604-980-4868FX. 604-980-5856www.bennettsurveys.comMUNICIPALITY OF MAPLE RIDGEBCGS 92G.0280ALL DISTANCES ARE IN METRES AND DECIMALS THEREOF.5025250502525THE INTENDED PLOT SIZE OF THIS PLAN IS 1120mm INWIDTH BY 864mm IN HEIGHT (E SIZE) WHEN PLOTTED ATA SCALE OF 1:1250THIS PLAN LIES WITHIN THEGREATER VANCOUVER REGIONAL DISTRICTREFER TO CURRENT CERTIFICATE(S) OF TITLE FORADDITIONAL, EXISTING OR PENDING CHARGES.NOTE:N:\C0010-NV-2013\12776 PINNACLE-MAPLE RIDGE\12776.00-DRAWINGS\12776.00-LEGAL PLANS\S12776-03P.DWGDISTRICT LOT 7890 DIMENSIONS SHOWN ARE DERIVED FROM:OFFICIAL PLAN OF DL 7890 (4T1718).REVISION:DATE:BY:2NOV-29-2012 - PRELIMINARY SUBMISSIONDSMJAN-22-13 - COMPLETE LOT GEOMETRY REVISIONDSMTABLE OF AREASTOTAL AREA OF LOTSTOTAL AREA OF ROADSTOTAL AREA OF PARK36.6 HECTARES6.36 HECTARES22.2 HECTARESTOTAL AREA OF DL 789065.7 HECTARESTOTAL AREA OF CREEK 0.50 HECTARESMAR-22-13 - SW CORNER SCENERYDSMAPR-12-13 - LOTS 4 & 41-43 GEOMETRY REVISEDDSMAPPENDIX D
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-040-RZ
File Manager: Ingrid Milne
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report, with amendments and addition
Stage 1 &2 Preliminary Site Investigation
Environmental Assessment Report
Traffic Study
6.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013
and Members of Council FILE NO: 2012-040-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6984-2013; and
Second Reading
Maple Ridge Zone Amending Bylaw No.6919-2012
10412, 10450 and 10500 Jackson Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) and A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District) and RS-1b
(One Family Urban (Medium Density) Residential), to permit a future subdivision of approximately
131 lots.
There is no suitable land for park dedication on the subject site and it is recommended that Council
require the developer to pay to the District an amount that equals 5% of the market value of the
land required for parkland purposes, as determined by an independent appraisal.
The proposed R-3 (Special Amenity Residential District) and RS-1b (One Family Urban (Medium
Density) Residential) zoning complies Albion Area Plan of the Official Community Plan. An Official
Community Plan amendment is required to the Albion Area Plan Land Use Designations to adjust the
boundary between the Medium Density Residential and Low/Medium Density Residential
designations on the site. This application conforms to the current land use provisions of the Albion
Area Plan and, pursuant to Council’s direction in March 2012, can proceed through the approval
process.
This development proposal received first reading of Zone Amending Bylaw No.6919-2012 on May
22, 2012.
RECOMMENDATIONS:
1.That Maple Ridge Official Community Plan Amending Bylaw No. 6984-2013 be given first and
second readings and be forwarded to public hearing;
- 2 -
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. 6984-2013 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 6984-2013 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6984-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
5.That Zone Amending Bylaw No. 6919-2012 as amended be given second reading and be
forwarded to public hearing;
6.That Council require, as a condition of subdivision approval, the developer to pay to the
District an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication, in accordance with Section 941 of the
Local Government Act; and
7.That the following terms and conditions be met prior to final reading.
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.Amendment to Schedule "A", Section 10.2, Albion Area Plan, Albion Area Plan Map
of the Official Community Plan;
iii.Road dedication on Jackson Road and 248 Street, as required;
iv.Consolidation of the development site;
v.Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the site for the proposed development.
DISCUSSION:
a)Background Context:
Applicant: Morningstar Homes Ltd.
Owner: Morningstar Homes Ltd.
Legal Description: Lot 1, except part subdivided by Plan 42419, Section 10, Township 12, NWD
Plan 12923
Lot 12, Section 10, Township 12, NWD Plan 42419
Lot 2, Section 10, Township 12, NWD Plan 12923
- 3 -
OCP:
Existing: Medium Density Residential, Low/Medium Density Residential
Proposed: Medium Density Residential, Low/Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential) and A-2 (Upland Agricultural)
Proposed: R-3 (Special Amenity Residential District) and RS-1b (One Family Urban
(Medium Density) Residential)
Surrounding Uses
North: Use: Single Family
Zone: R-3 (Special Amenity Residential District)
Designation Medium Density Residential
South: Use: Single Family, Park
Zone: R-1 (Residential District), M-2 (General Industrial)
Designation: Medium Density Residential, Conservation
East: Use: Proposed Townhouse development
Zone: RM-1 (Townhouse Residential), A-2 (Upland
Agricultural)
Designation: Medium Density Residential, Conservation
West: Use: Vacant, Inactive Gravel Operation
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential
Existing Use of Property: Inactive Gravel Extraction Site
Proposed Use of Property: Single Family Residential
Site Area: 6.195 hectares (15.3 acres)
Access: Jackson Road, 104 Avenue, 105A Avenue, 248 Street
Servicing: Urban Standard
Companion Applications: 2012-040-SD, 2012-040-DP, 2013-027-DP,
2012-040-SP
b)Project Description:
The area to be developed is comprised of three lots east of Jackson Road and north of 104 Avenue,
which are commonly referred to as the “Allard gravel pit”, with an area of 6.195 hectares (15.3
acres). The applicant is proposing to rezone the subject site from RS-3 (One Family Rural
Residential) and A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District) and RS-1b
(One Family Urban (Medium Density) Residential) to permit a future subdivision of approximately
131 lots. As a former gravel extraction operation, the site has been extensively excavated over
many years and there is no remaining natural landscape. The applicant began filling the site in
2012, with Soil Permit 2012-040-SP, and the work will continue this year to achieve a series of
gradual terraces on the site with a small area in the southeast corner with some steeper slope.
- 4 -
The proposed subdivision plan will provide road connections through the site between the existing
roads to the north and south (Robertson and McEachern Streets), construct a cul-de-sac on 248
Street, and complete the 104 Avenue connection to Jackson Road. A rear lane will provide vehicle
access for the R-3 lots along Jackson Road and the lots on the west side of Robertson Street. A
pedestrian walkway will be constructed to connect 104 Avenue at McEachern Street to the new cul-
de-sac at the south end of 248 Street. The developer of this application is working with the
developer of the townhouse development to the east (10480 248 Street) to coordinate re-grading
works and site servicing requirements.
The proposed subdivison has a variety of lot sizes as a result of the grade changes across the site.
The lots on the eastern side of the site are very deep lots to accommodate the grade changes and
double retaining walls between 248 and McEachern Streets. The 53 lane accessed lots on Jackson
Road and Robertson Street will be a minimum of 9 metres in width, 30 metres in depth, and a
minimum area of 270m². The remaining 76 R-3 zoned lots are larger, with a minimum width of 11
metres and range in area from 296m² to 698m². Two large RS-1b zoned lots located in the
southeast corner will have a proposed grade change of approximately 15 metres from the road
down to the rear lot line. A restrictive covenant will be required to protect the steep sloped portion in
the rear yards.
c)Planning Analysis:
Official Community Plan:
This application aligns closely with the Albion Area Plan, but will require an amendment to the land
use designations to adjust the boundary between the Medium Density Residential and Low/Medium
Density Residential designations in the southeast corner of the site. This corner of the site has an
area of steeper slopes where the grade drops down from 248 Street at 104 Avenue. The southern
two lots at the end of the 248 Street cul-de-sac are very large RS-1b lots within the Low/Medium
Density Residential designated area. These lots are much lower in density because of the steep
grades in that area and the limited building area. A restrictive covenant will protect the steep grades
on the lots.
As identified in the Albion Zoning Matrix (Section 10.2.7), the proposed R-3 (Special Amenity
Residential District) zone is consistent with the Medium Density Residential land use designation,
and the RS-1b (One Family Urban (Medium Density) Residential) zone is consistent with the
Low/Medium Density Residential land use designation. The applicant is not requesting an increase
in density for the overall development, and is, in fact, requesting slightly less density. The boundary
adjustments will result in an increase of approximately 1,443m² in the Low/Medium Density
Residential area. This application conforms to the density requirements of the current land use
provisions of the Albion Area Plan and, pursuant to Council’s direction on March 27, 2012, can
proceed through the approval process.
- 5 -
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) and A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District) and RS-1b
(One Family Urban (Medium Density) Residential) to permit a future subdivision of approximately
131 lots. Subdivision application 2012-040-SD has been received and is currently being reviewed.
When Zone Amending Bylaw No. 6919-2012 received first reading on May 22, 2012, the
development application included two large properties on the west side of Jackson Road, which
were to be zoned RS-1b (One Family Urban (Medium Density) Residential). The applicant has
subsequently removed those two lots from this application and they are now included in a separate
application (2012-065-RZ) with two other “Allard” properties located between Jackson Road and
245B Street, which will be the subject of future reports to Council.
There are 53 lane accessed lots on Jackson Road and Robertson Street with a minimum of 9 metres
in width, 30 metres in depth, and a minimum area of 270m². The remaining 76 R-3 zoned lots are
larger, with a minimum width of 11 metres and range in area from 296m² to 698m². The two large
RS-1b zoned lots in the southeast corner have lot areas of 1464m² and 2367m², and will have a
proposed grade change of approximately 15 metres from the road down to the rear lot line.
All the lots are more than the minimum size required for the proposed zoning. The minimum lot
area for R-3 zoned lots is 213m², and the proposed lots range in size from 270m² to 698m².
Zone Amending Bylaw No. 6919-2012 has been amended to exclude the two lots on the west side
of Jackson Road and to rezone the two large lots in the southeast corner to RS-1b (One Family
Urban (Medium Density) Residential).
Proposed Variances:
The applicant has not requested any variances at this time, and any variances that may arise as part
of the on-going assessment of the project would be the subject of a future Council report.
Development Permits:
An Intensive Residential Development Permit is required for the R-3 (Special Amenity Residential
District) lots to assess the form and character of the proposed dwellings. Application 2013-027-DP
has been received and is currently being reviewed. This will be the subject of a future Council
report.
Development Information Meeting:
A Development Information Meeting was held by the applicant for this project on February 18, 2013
at Samuel Robertson Secondary School on 104 Avenue from 7:00 to 8:30 pm. Approximately 20
residents attended, and the following are excerpts from the minutes provided by the applicant:
Morningstar staff identified there were two lot types: 53 lane-access lots and 78
street-access lots. They provided details of the minimum, average and maximum
lot size, frontage and depth for each lot type. In general the attendees liked the
proposed use and density.
- 6 -
Some residents expressed concern that the development may be another
development of narrow lots and narrow roads as on 102 Avenue.
The owner of the lot at the southeast corner of 104 and Jackson expressed
concern about the potential disruption of his landscaping, and proximity of the
proposed road and sidewalk to his house.
The 104 Avenue road connection to Jackson Road, which is currently a walkway
only, was the main topic of the development information meeting. Eight of
approximately 20 people that attended live in homes with front or side yards on
104 Avenue east of Jackson Road. 13 of the 20 attendees lived in the
neighbourhood to the south of this project. Their concerns included increased
traffic, the proposal to connect 104 Avenue to Jackson Road, speed of vehicles
through the neighbourhood, and the need for traffic calming. Morningstar staff
cited details of the traffic study, and indicated the type of traffic control at the
intersection would be determined by District staff. Morningstar proposes to
address these concerns with the following measures: introduce traffic calming
measures; move the paved carriageway more to the north; and provide a wider
boulevard without a sidewalk and with trees to buffer the homes. These options
will be discussed with the Engineering department.
Some residents expressed concern about noise and truck traffic during
construction.
Several residents would like a sidewalk for safety reasons on 104 Avenue west of
Jackson Road to connect to the high school. This is outside of the development
site works.
There were some questions about the provision of a neighbourhood park. There is
no park proposed on this development site.
The developer notes that the general tone of the meeting was positive, most
residents were generally supportive of the proposal, and the only major issue was
the 104 Avenue road connection.
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 the Local Government Act prior to subdivision
approval.
Albion Park and Samuel Robertson School are located within walking distance of this development,
and Albion Area Plan has no additional park land designated in this neighbourhood. The developer
had proposed a park to be located in the southeast corner of the development, but it was
determined to be an unsuitable location for a park due to the significant grade changes and
potential difficulty in accessing the area for maintenance.
As there is no suitable land for park dedication on the subject site, it is therefore recommended that
Council require the developer to pay to the District an amount that equals the market value of 5% of
the land required for parkland purposes. The amount payable to the District in lieu of park
dedication must be derived by an independent appraisal at the developer’s expense. Council
consideration of the cash-in-lieu amount will be the subject of a future Council report.
- 7 -
d)Environmental Implications:
There are no watercourses on the development site and, due to the extensive gravel extraction
activities on the site, there is no remaining natural landscape. Prior to re-filling the site there were
some areas with slopes greater 25% grade with some stability concerns. As a result of the extensive
volume of fill being added to the site and the addition of retaining walls, the steep slopes will be
eliminated and the site will be terraced and stabilized. A small area in the southeast corner of the
site with steeper slopes will remain in the rear yard of the RS-1b lots and a restrictive covenant will
be registered to protect those areas from further disturbance. Assessment by the geotechnical
engineer will be completed at several stages of the filling works. A Natural Features Development
Permit is not required for this development.
e)Traffic Impact:
A traffic study was completed in June 2012 for the proposed development to assess the current
traffic conditions, the impact of anticipated site traffic on study area intersections, the proposed on-
site road patterns, and to consider the changes that may result in the surrounding area, including
the roundabout at 102 Avenue and Jackson Road. Consideration of additional traffic resulting from
the new townhouse development to the east was also included. The study identified that the
existing vehicle, pedestrian and bicycle volumes was light, and the impact of increased traffic from
the proposed development would be minimal.
f)Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that the following services are required at the rezoning
stage for the proposed development:
Road construction on 104 Avenue from Robertson Street to Jackson Road;
Storm and Sanitary sewers will be constructed on 245 Street and on 104 Avenue from 245
Street to Robertson Street;
Watermain construction and installation of street lights and street trees on 104 Avenue east
of Jackson Road;
All utility services are to be underground;
Additional road dedication of three metres, with corner truncations, is required on Jackson
Road, and dedication of a cul-de-sac bulb is required on 248 Street.
Parks & Leisure Services Department:
The Parks & Leisure Services Department requires a pedestrian walkway be constructed within the
existing road right-of-way from the intersection of 104 Avenue and McEachern Street to the new cul-
de-sac at the south end of 248 Street.
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional 131 trees, which is based on one tree per lot. The final subdivision
- 8 -
design will provide exact numbers. The Manager of Parks Planning and Development has advised
that the maintenance requirement of $25.00 per new tree will increase their budget requirements
by $3,275.00.
g)School District Comments:
The application was referred to School District #42 on November 8, 2012, but no comments have
been received.
h)Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
879 of the Act. The amendment required for this application, to adjust the boundary between the
Medium Density Residential and Low/Medium Density Residential designations, is considered to be
minor in nature. It has been determined that no additional consultation beyond existing procedures
is required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
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.
i)Citizen/Customer Implications:
The owners of the adjacent properties on the south side of 104 Avenue between Jackson Road and
Robertson Street have expressed concern of the impact on their properties if the existing walkway is
replaced with a constructed road within the 104 Avenue right-of-way. Those houses were
constructed to the meet the required exterior side yard setbacks to the 104 Avenue road right-of-
way. At the time the neighbourhood to the south was developed, the change in grade between
those properties and this development site was considered too steep to construct the road
connection between Robertson Street and Jackson Road. With the proposed re-grading on this
development site, the road connection is now feasible and will provide an important connection to
the intersection of Jackson Road and 104 Avenue. The developer has offered to work with the
home owners and with the District to mitigate the impacts on the property owners.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 6984-2013, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6919-2012 as amended, and that application 2012-040-RZ be forwarded to public
hearing.
- 9 -
It is further recommended that Council require, as a condition of subdivision approval, that the
developer pay to the District an amount that equals 5% of the market value of the land, as
determined by an independent appraisal, in lieu of parkland dedication.
“Original signed by Ann Edwards”__________________
Prepared by: Ann Edwards, CPT
Senior 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
Appendix C – Zone Amending Bylaw
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 18, 2013 FILE: 2012-040-RZ BY: PC
10412/50 & 10500 JACKSON ROAD
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6984-2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A", Section 10.2, Albion Area Plan, Albion
Area Plan Map of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6984-2013”
2.That parcel or tract of land and premises known and described as:
Lot 1 Except: Part Subdivided by Plan 42419; Section 10 Township 12 New
Westminster District Plan 12923
Lot 12 Section 10 Township 12 New Westminster District Plan 42419
Lot 2 Section 10 Township 12 New Westminster District Plan 12923
and outlined in heavy black line on Map No. 850, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to change the existing Albion Area Plan from
Low-Medium Density Residential and Medium Density Residential to Low- Medium Density
Residential and Medium Density.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 23rd day of April, A.D. 2013.
READ A SECOND TIME the 23rd day of April, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
10587
10529
10579 1059110372 2465110387 2470810601
10561
106
1
9
10392
10536
105
8
1
2476710553
10481
10378
10386
10396
10412
2467610500
10540
10562
2472310555
10559
2477510543
10480
10585
10543
10565 245701036624632 246591039324667
24669246772468710556
10566
10356
10362
10551
105
6
5
10546
24781247931058210550
10441
10455
24589246
02
10390
10351
10375 2468324692247012470010531
106
0
5
24732105
8
0
106
1
3
105
6
0
105
6
8
10469 2459610356
10357
10363
10501
247102471610374
105
7
2
10583 2456010588
1047024580
10381
2467824682247022470724715247261057
6
10541
10386
10
6
2
5
105
7
1
105
7
7
103792478710578105302459024
606
10360
10369
24670246982469510530
10536
10546
10558
10380
10606
105
6
7
105
7
3
10391
10640
10570
10578 24650246752468610570
10368
10540
10552
105
5
6 10563
10616
JACKSON RD.JACKSON RD.ROBERTSON ST.103 B AVE.
106 AVE.
106 AV
E
.McEACHERN ST.245B ST.105 A A
V
E
.
ROBERT
S
O
N
S
T.
104 AVE.
3
16
10
87 86
P 18280
85
35
29
53
82
103 102 BCP 36341BCP 260962
107
14
26 37 38BCP 3634127
39
35
32
41
34
4
30
P 72103
48
12
94
98
9
109
11
P 18280
44
43
10
9
3
17
9
88
P 75957
32
8
P 42419
85
4
P 12923
13
25
11
Ptn of
24
4
1
BCP 14851
BCP 20685
55
52
28
49
88
104
84
101
1
97
10
108
16
106*PP02312
40
31
SK 6504F
8
31 50 90
105
Rem. 83
Rem 1
15
24
28
36
30
42
8
P 75957
BCP 17
9
7
6 84
51
87 86 83
100
22
7
21BCP 36341147
BCP 23574110
19 29
33
P 1208
P 72100 BCP 3604410
11
2
P 72100
P 72100 1
6
P 75957
91 BCP 23574 96
148
99
23
5 20
8
112
111
P 12923
18
146
BCP 36341
15
7
5
18
3433
54 89
92 93 95
23
6
22
17
N 1/2 of SE 1/4
22
23
BCP 36341
BCP 1
7
9
7
9
BCP 39484
BCP
2
9
5
2
2
RW 75958
RW 76098BCP 39484RW
7
5
9
5
8
NWP39911
BCP 39484
EPP 20700RW 72102BCP 39484
BCP 17023BCP 29522 RW 75958
BCP 26098
EPP 224
5
6
BCP 36045EPP 20700BCP 17
9
7
7
BCP 39484
BCP17979
BCP 17388BCP 17980
BCP 17977
BCP
2
6
0
9
7
JACKSON RD.106 AVE.248 ST.104 AVE.
´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Medium Density Residential and Low/Medium Density Residential
Low/Med Density ResidentialMedium Density Residential
6984-2013850
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6919-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6919-2012."
2.Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part Subdivided by Plan 42419; Section 10 Township 12 New
Westminster District Plan 12923
Lot 12 Section 10 Township 12 New Westminster District Plan 42419
Lot 2 Section 10 Township 12 New Westminster District Plan 12923
and outlined in heavy black line on Map No. 1567 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-3 (Special Amenity Residential
District) and RS-1b (One Family Urban (Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of May, A.D. 2012.
READ a second time the 23rd day of April, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
10587
10529
10579 1059110372 2465110387 2470810601
10561
106
1
9
10392
10536
105
8
1
2476710553
10481
10378
10386
10396
10412
2467610500
10540
10562
2472310555
10559
2477510543
10480
10585
10543
10565 245701036624632 246591039324667
24669246772468710556
10566
10356
10362
10551
105
6
5
10546
24781247931058210550
10441
10455
24589246
02
10390
10351
10375 2468324692247012470010531
106
0
5
24732105
8
0
106
1
3
105
6
0
105
6
8
10469 2459610356
10357
10363
10501
247102471610374
105
7
2
10583 2456010588
1047024580
10381
2467824682247022470724715247261057
6
10541
10386
10
6
2
5
105
7
1
105
7
7
103792478710578105302459024
606
10360
10369
24670246982469510530
10536
10546
10558
10380
10606
105
6
7
105
7
3
10391
10640
10570
10578 24650246752468610570
10368
10540
10552
105
5
6 10563
10616
JACKSON RD.JACKSON RD.ROBERTSON ST.103 B AVE.
106 AVE.
106 AV
E
.McEACHERN ST.245B ST.105 A A
V
E
.
ROBERT
S
O
N
S
T.
104 AVE.
3
16
10
87 86
P 18280
85
35
29
53
82
103 102 BCP 36341BCP 260962
107
14
26 37 38BCP 3634127
39
35
32
41
34
4
30
P 72103
48
12
94
98
9
109
11
P 18280
44
43
10
9
3
17
9
88
P 75957
32
8
P 42419
85
4
P 12923
13
25
11
Ptn of
24
4
1
BCP 14851
BCP 20685
55
52
28
49
88
104
84
101
1
97
10
108
16
106*PP02312
40
31
SK 6504F
8
31 50 90
105
Rem. 83
Rem 1
15
24
28
36
30
42
8
P 75957
BCP 17
9
7
6 84
51
87 86 83
100
22
7
21BCP 36341147
BCP 23574110
19 29
33
P 1208
P 72100 BCP 3604410
11
2
P 72100
P 72100 1
6
P 75957
91 BCP 23574 96
148
99
23
5 20
8
112
111
P 12923
18
146
BCP 36341
15
7
5
18
3433
54 89
92 93 95
23
6
22
17
N 1/2 of SE 1/4
22
23
BCP 36341
BCP 1
7
9
7
9
BCP 39484
BCP
2
9
5
2
2
RW 75958
RW 76098BCP 39484RW
7
5
9
5
8
NWP39911
BCP 39484
EPP 20700RW 72102BCP 39484
BCP 17023BCP 29522 RW 75958
BCP 26098
EPP 224
5
6
BCP 36045EPP 20700BCP 17
9
7
7
BCP 39484
BCP17979
BCP 17388BCP 17980
BCP 17977
BCP
2
6
0
9
7
JACKSON RD.106 AVE.248 ST.104 AVE.
´SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential) and A-2 (Upland Agricultural)
R-3 (Special Amenity Residential Residential)RS-1b (One Family Urban (Medium Density) Residential)
6919-20121567
APPENDIX D