HomeMy WebLinkAbout2015-01-20 Public Hearing Meeting Agenda and Reports (2).pdf
City of Maple Ridge
PUBLIC
HEARING
January 20, 2015
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, January 20,
2015 to consider the following bylaws:
1) 2014-074-CU
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7108-2014
LEGAL: Lot 61, District Lot 398, Group 1, New Westminster District, Plan 25783
LOCATION: 22245 Lougheed Highway
PURPOSE: To permit a Temporary Commercial Use Permit to temporarily allow
CS-1 (Service Commercial) uses (excluding a Recycling depot, Service
Station, Warehousing, Liquor Primary Establishment and Licensee Retail
Store) in an existing building on a C-3 (Town Centre Commercial) zoned
property.
2a) 2014-001-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7122-2014
LEGAL: Lot 1, Section 28, Township 12, New Westminster District, Plan 12420
Lot 2, Section 28, Township 12, New Westminster District, Plan 12420
LOCATION: 23753 and 23771 130 Avenue
PURPOSE: To amend Silver Valley Area Plan Figure 2 - Land Use Plan, as shown on
Map No. 900
FROM: Low Density Residential, Open Space, Neighbourhood Park, Medium/High
Density Residential and Conservation
TO: Medium Density Residential and Neighbourhood Park
AND
PURPOSE: To amend Silver Valley Area Plan Figure 4 – Trails/Open Space to remove
from Conservation , Neighbourhood Park and Open Space
; and to add to Secondary Trails and Neighbourhood Park
, as shown on Map No. 901
Map No. 900 Map No. 901
2b) 2014-001-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7062-2014
LEGAL: Lot 1, Section 28, Township 12, New Westminster District, Plan 12420
Lot 2, Section 28, Township 12, New Westminster District, Plan 12420
LOCATION 23753 and 23771 130 Avenue
FROM: RS-2 (One Family Suburban Residential)
TO: R-2 (Urban Residential District) and P-1 (Park and School)
PURPOSE. To permit a future subdivision of 19 single family lots and a
Neighbourhood park.
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 January 9, 2015 to January 20, 2015, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the City website
www.mapleridge.ca on the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., January 20,
2015. Please note that all written submissions provided in response to this consultation will become
part of the public record which includes the submissions being made available for public inspection.
Dated this 9th day of January, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-074-CU
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:
1.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 8, 2014
and Members of Council FILE NO: 2014-074-CU
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Official Community Plan Amending Bylaw No. 7108-2014
22245 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received for a Temporary Commercial Use Permit to temporarily allow CS-1
(Service Commercial) uses in an existing building on a C-3 (Town Centre Commercial) zoned
property. The subject property is located at 22245 Lougheed Highway. Council granted first reading
to Official Community Plan Amending Bylaw No. 7108-2014 and considered the early consultation
requirements for the Official Community Plan (OCP) amendment on October 28, 2014.
A text amendment to Appendix D - Temporary Use Permits of the Official Community Plan (OCP) is
proposed to allow a Temporary Commercial Use Permit on the subject property.
RECOMMENDATIONS:
1. That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7108-2014, as amended in the Council report dated December 8, 2014, on the
municipal website and requiring that the applicant host a Development Information Meeting
(DIM), and Council considers it unnecessary to provide any further consultation opportunities,
except by way of holding a Public Hearing on the bylaw;
2. That Official Community Plan Amending Bylaw No. 7108-2014, as amended in the Council
report dated December 8, 2014, be considered in conjunction with the Capital Expenditure
Plan and Waste Management Plan;
3. That it be confirmed that Official Community Plan Amending Bylaw No. 7108-2014, as
amended in the Council report dated December 8, 2014, is consistent with the Capital
Expenditure Plan and Waste Management Plan;
4. That Official Community Plan Amending Bylaw No. 7108-2014, as amended in the Council
report dated December 8, 2014, be given second reading and be forwarded to Public Hearing;
5. That the following term and condition be met prior to final reading:
i. Amendment to Official Community Plan Appendix D – Temporary Use Permits to add the
subject property to the list of properties.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Mussallem Realty Limited
Owner: Mussallem Realty Limited
Legal Description: Lot 61, District Lot 398, Group 1, New Westminster District
Plan 25783
OCP:
Existing: Town Centre Commercial
Proposed: Commercial (Temporary)
Zoning:
Existing: C-3 (Town Centre Commercial)
Proposed: Temporary CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Flexible Mixed-Use
South: Use: Pub and Liquor Store
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Vacant
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
West: Use: Retail Commercial (Vacant)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant Building
Proposed Use of Property: CS-1 (Service Commercial) zone permitted uses
Site Area: 386 m² (4,155 ft²)
Access: Lane
Servicing requirement: Urban Standard
2) Site Characteristics:
The subject property fronts onto Lougheed Highway, between 222 Street and 223 Street. It is
bounded to the west by an existing commercial building, to the north by a lane, to the east by a
vacant lot owned by the same owner as the subject property (see Appendix A), and to the south by
Town Centre Commercial and service station uses.
3) Project Description:
The applicant is proposing to amend Appendix D - Temporary Use Permits of the Official Community
Plan (OCP) to allow a Temporary Commercial Use Permit on the subject property (see Appendix B).
An existing building currently exists on the subject property, which is vacant. The applicant would
like to allow CS-1 (Service Commercial) uses, on a temporary basis, in the existing building. The
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long-term plans for the entire parcel is for redevelopment and lot consolidation for a future mixed-
use development.
The CS-1 (Service Commercial) uses (see Appendix C) are generally uses intended to service the
motoring public. Such uses can range from place of worship to big box retail and liquor primary. The
applicant has requested the full range of use; however, Council can specify such uses in the permit.
4) Planning Analysis:
Official Community Plan:
The subject property is located in within the Downtown West Precinct of the Town Centre Area Plan
and is designated Town Centre Commercial. An OCP amendment is required to add the subject
property into Appendix D – Temporary Use Permits of the OCP. Appendix D of the OCP states the
following:
1. Lands in the District may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
security bond. A permit may be issued for a period of up to two years [now three years], and may
be renewed only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 920.2 of the
Local Government Act.
The subject property is currently zoned C-3 (Town Centre Commercial), which does not permit the
highway commercial use. As the lots to the east, which are also owned by the applicant, are zoned
CS-1 (Service Commercial), which permits the highway commercial use, the applicant feels that they
would be in a better position to rent out the existing smaller building for a CS-1 (Service Commercial)
use at this time. A rezoning and development application may be submitted in the future that would
incorporate rezoning and developing the assembly of lots owned by the applicant; therefore, a
temporary use permit as outlined in point 1 above is more appropriate than a rezoning application at
this point in time.
It is important to note that the Temporary Use Permits are now valid for a period of up to three years,
and may be renewed and extended only once for an additional three years. A text amendment to
the OCP is proposed to make the bylaw consistent with the Local Government Act. The main
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difference between rezoning and temporary use permits is the duration of time that the use is
permitted on the property, and the removal and restoration requirements. In this case, a building
exists on the subject property, therefore it’s not expected that there will be any removal or
restoration requirements associated with the CS-1 (Service Commercial) use.
A second text amendment to the OCP is proposed to correct the wording in the preamble from
“Temporary Industrial Use Permit Areas” to “Temporary Use Permit Areas”, as some of the areas are
intended for commercial use, rather than industrial use. The bylaw has been amended to add the
Permit Area Number “3”, to be in sequential numeric order within Appendix D of the OCP.
5) Development Information Meeting:
A Development Information Meeting was held at 22245 Lougheed Highway on November 20, 2014.
Nobody attended the meeting, therefore no concerns were raised.
6) Interdepartmental Implications:
There were no concerns raised by the different internal departments for this temporary use.
7) Traffic Impact:
As the subject property is located within 800m of a controlled intersection of a provincial highway, a
referral to the Ministry of Transportation and Infrastructure is necessary to review access, traffic
circulation and the parking areas.
The Ministry of Transportation and Infrastructure did not have any concerns with this temporary use.
8) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on October 3, 2014 and no response has been received to date.
9) Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 882 of the Local
Government Act. The amendment required for this application, to amend Appendix D - Temporary
Use Permits of the Official Community Plan (OCP) is proposed to allow a Temporary Commercial Use
Permit on the subject property, 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.
- 5 -
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that second reading be given to OCP Amending Bylaw No. 7108-2014, and that
application 2014-074-CU be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7108-2014
Appendix C – CS-1 (Service Commercial) Permitted Uses
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 4, 2014 2014-074-CU BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLA N NIN G DE PARTM EN T
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22245 Lougheed Hwy
CITY OF MAPLE RIDGE
BYLAW NO. 7108-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7108-2014."
2. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMITS, Item 4. is amended by
changing “two years” to “three years”, as per the Local Government Act, Section 921 (11).
3. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA, first sentence, is
amended by removing “The following areas are designated Temporary Industrial Use Permit
Areas”, and by adding the sentence “The following areas are designated for Temporary Use
Permit Areas”; and
4. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA is amended by the
addition of the following, in sequential numeric order:
“Temporary Commercial Use Permit Area No.3
Purpose:
To permit CS-1 (Service Commercial) uses within the existing C-3 (Town Centre Commercial)
zoned building, excluding the following uses: n) recycling depot; r) service station; s)
warehousing; t) Liquor Primary Establishment; and u) Licensee Retail Store.
Location:
Those parcels or tracts of land and premises shown on Temporary Commercial Use Permit
Area No.3 map, and known and described as:
Lot 61 District Lot 398 Group 1 New Westminster District Plan 25783”
are hereby designated to permit a temporary commercial use for CS-1 (Service Commercial)
uses, for a three-year period, effective upon adoption of this bylaw.
5. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA is amended by the
addition of the attached Temporary Commercial Use Permit Area Location map, in sequential
numeric order.
6. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 28th day of October, 2014.
READ A SECOND TIME the 9th day of December, 2014.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of , 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
DATE: Nov 25, 2014 BY: DT
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Scale: 1:1,500
TEMPORARY COMMERCIALUSE PERMIT AREALocation No. 3
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
708 SERVICE COMMERCIAL: CS-1
This zone is intended to accommodate uses oriented to the motoring public.
1) PERMITTED PRINCIPAL USES
a) assembly use limited to public transportation depot, private schools, and movie theatres of a
minimum 2,000 m2 gross floor area;
b) drive-through use;
6355 c) place of worship;
d) convenience store;
e) highway commercial use;
f) business services excluding consulting services;
g) research and non-medical testing laboratories;
h) light industry limited to 279 m2 gross floor area;
i) indoor commercial recreation;
j) outdoor commercial recreation;
k) personal repair services;
l) personal services;
m) professional services limited to veterinarians, architects, engineering and surveying offices, and
drop-in medical clinics;
n) recycling depot;
6931-2012 o) retail limited to household furnishings, vehicle parts and accessories, second hand goods,
antiques, musical instruments and accessories, and sports equipment and accessories, with
other retail uses limited to a minimum 2000 m2 gross floor area;
6105 p) restaurants;
q) tourist accommodation limited to motor hotel and motel;
r) service station;
s) warehousing; and
6105 t) Liquor Primary Establishment;
6750-2010 u) Licensee Retail Store.
2) PERMITTED ACCESSORY USES
a) retail to a tourist accommodation use, or to an indoor or outdoor commercial recreation use
provided the total accessory use gross floor area does not exceed 100 m2;
b) retail to light industry use provided the accessory use gross floor area does not exceed 25% of the
total principal use gross floor area;
c) rentals;
d) apartment;
a) unenclosed storage; and
6931-2012 f) music lessons, where the principal use is for the retail of musical instruments.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-001-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
Geotechnical Report
Arborist Report
2.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 8, 2014
and Members of Council FILE NO: 2014-001-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7122-2014 and
Second Reading
Zone Amending Bylaw No.7062-2014
23753 and 23771 130 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 23753 and 23771
130 Avenue, from RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) and
P-1 (Park and School), to permit a future subdivision of 19 single family lots and a neighbourhood
park.
The subject properties (Appendix A) are located in between the River Village and Horse Hamlet of the
Silver Valley Area Plan, and consist of multiple Official Community Plan (OCP) designations including
Medium High Residential, Low Density Urban, Conservation, Open Space and Neighbourhood Park
in varying areas. The proposal meets the densities permitted in the Silver Valley Area Plan, however
this development application needs an OCP amendment to re-adjust the existing land use
boundaries and include the Medium Density Residential designation to reflect the R-2 (Urban
Residential District) zone. This application received first reading for Zone Amending Bylaw No.
7062-2014 on March 11, 2014 and Council considered the early consultation requirements for the
OCP amendment on the same date.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7122-2014 on the City website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7122-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7122-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7122-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7062-2014, as amended in the December 8,
2014 report, be given second reading, and be forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 4 - Trails / Open Space;
iii. Park dedication for neighbourhood park and conservation purposes, including
construction of service road/trail;
iv. Consolidation of the development site;
v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Removal of the existing buildings;
vii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided; and
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks on the subject
properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant: Joel Lycan
Owner: First Colonial Investors Ltd.
Legal Description: Lots 1 and 2 Section 28 Township 12 New Westminster District
Plan
- 3 -
OCP:
Existing: Med-High Density Residential (84%), Conservation (56%),
Neighbourhood Park (25%), Low Density Urban (26%) and Open
Space (9%)
Proposed: Medium Density Residential, Conservation and Neighbourhood
Park
Zoning:
Existing: RS-2 (One Family Suburban Residential) - minimum lot size
4,000 m2 (1 acre)
Proposed: R-2 (Urban Residential District) – minimum lot size 315 m2
(3,390 ft2), P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential and Conservation
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Density Urban, Conservation and Park
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium High Density Residential, Low Density Urban and Open
Space
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium High Density Residential, Conservation, Neighbourhood
Park, Low Density Urban and Eco-Cluster
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential and Neighbourhood Park
Consolidated Site Area: 1.2 hectares (3.0 acres)
Access: 130 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2014-001-SD, 2014-001-DP
b) Project Description:
The applicant proposes to rezone the subject properties from RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District) and P-1 (Park and School), in order to create a 19 lot
subdivision and a neighbourhood park. The lots will be accessed via a new north-south local road
terminating in a cul-de-sac. The City of Maple Ridge has entered into a sales agreement with the
applicant to purchase the land north of the cul-de-sac for a future neighbourhood park. Additional
land west of the subject properties is anticipated to be obtained by the City for a neighbourhood
park when those lands are re-developed. A small portion of steeply sloping land will be dedicated as
park for conservation purposes in the south-west corner of the western subject property.
- 4 -
c) Planning Analysis:
Official Community Plan:
The subject properties are located in the Silver Valley Area Plan, in one of the area’s identified
neighbourhoods. Policy 5.3.4 Neighbourhoods reads in part as follows:
(a) A Neighbourhood is a subset of a Hamlet, generally defined by a 200 metre, 2-minute
walking radius from a central local community and/or park space and a transit stop.
(c) Each Neighbourhood is identifiable by housing focused on the central local park space
and surrounding open space or environmental preserve.
The land uses on the subject properties are: Neighbourhood Park, Open Space, Conservation,
Medium High Density Residential and Low Density Urban. The neighbourhood park space on the
subject properties will provide the central local park space identified in the policy above, and is
therefore located at the hub of this particular neighbourhood. The function of neighbourhood parks,
as defined in Section 5.3.8 Parks and Schools, is as follows:
(e) Neighbourhood Parks are 0.2 ha (0.5 acres) to 0.6 ha (1.5 acres) in size and should be
within a 2-5 minute walk from a dwelling. These parks should provide an opportunity
for social gathering, and will require appropriate amenities, i.e., benches, pathways,
community mailboxes, and should include small playground structures where
appropriate.
As a result of discussions between the Parks and Leisure Services Department and the applicant,
0.272 ha (0.7 acres) of the subject properties will be purchased for a future neighbourhood park
and natural open space. A separate staff report will be brought forward by the Manager of
Properties and Risk Management to consider acquisition of the land for park purposes once a value
has been determined and appropriate funding is available. Land designated for Neighbourhood
Park on the adjacent property to the west will be purchased by the City when that property is under
re-development, which will increase the overall size of the neighbourhood park. The agreed upon
location of the neighbourhood park is slightly different than the corresponding land use designation
in the Silver Valley Area Plan, in order to create a park space that abuts City owned conservation
land to the north and to allow a trail connection to the neighbourhoods to the north and east. An
OCP amendment is required to align the use with the designation.
Natural public open spaces in the Silver Valley Area Plan are generally linear areas for the provision
of various trails that provide non-vehicular connections to surrounding areas and features. Policy
5.5.4 Natural Open Spaces reads in part that natural open spaces:
“e) Provide a variety of trails that ensure strong linkages and connections to surrounding
amenities and community features.
i. Preserve and enhance historic and existing trails
ii. Establish a hierarchy of trails throughout the natural open space areas, i.e:
Horse Trail: horses, pedestrians
Secondary Horse Trail: horses, pedestrians
- 5 -
Primary Trails: pedestrians, cyclists
Secondary Trails: pedestrians”
The proposed park will include a pedestrian trail through the neighbourhood park area, which will
create a connection from 132 Avenue down to 130 Avenue. The proposed park incorporates both
the Open Space and Neighbourhood Park land uses, as it includes the open space trail connection
and will be developed as an active park space in the future. The current Neighbourhood Park (1967
m2 /21,173 ft2) and Open Space (718.5 m2/7,734 ft2) land use areas will be consolidated into one
Neighbourhood Park designation with the equivalent area (2,720 m2/29,278 ft2).
In addition to the OCP amendment for the neighbourhood park location, the land designated
Conservation also requires an OCP boundary adjustment. After ground-truthing on the property, the
steep sloping south-west corner was determined to be smaller than the current land use
designation. The Conservation land use will therefore be reduced in area from 2,334 m2 (25,123
ft2) to 660.5 m2 (7,110 ft2).
Lastly, an OCP amendment to the residential area is required for the proposed development. While
the overall density of the properties will remain the same, the residential land uses will be amended
to more closely reflect the proposed development pattern. The Low Density Urban and Medium High
Density residential land use designations will be consolidated together in the middle of the
development site, and will be amended to Medium Density Residential to reflect the proposed R-2
(Urban Residential District) zone. The residential land use designations of Medium High Density
Residential and Low Density Urban provide for residential development with densities ranging from
8-15 units per net hectare for Low Density Urban to 18-40 units per net hectare for Medium High
Density Residential. The use of the R-2 (Urban Residential District) zone and resulting densities are
consistent with the prescribed densities in the Silver Valley Area Plan.
Zoning Bylaw:
The current application proposes to rezone the properties located at 23753 and 23771 130
Avenue, from RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) and P-1
(Park and School), to permit a future subdivision of 19 single family lots and a neighbourhood park.
The proposed 19 lots meet the minimum lot dimensions of 10.5 metre width (34.4 ft) and 27
metres in depth (89 ft) prescribed in the R-2 (Urban Residential District) zone; therefore no
development variances are anticipated. The zone amending map has been amended to reflect the
final zoning boundaries.
Development Permits:
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for all lands with an average
natural slope of greater than 15 percent to ensure the preservation, protection, restoration and
enhancement of the natural environment and for development that is protected from hazardous
conditions. The Conservation area in the south-west corner of exceeds 15% slope.
- 6 -
Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary on the evening of October
23, 2014. Four people attended the meeting. The applicant has provided the following summary of
the comments and questions raised by the attendees, as well as a response to each:
Attendees had questions about what was happening along the boundary between the
subject property and the properties to the east.
The Properties along the east boundary of the development will interface with rear yards of
proposed homes.
Questions about the construction timeline and when the site would likely enter the
construction phase.
The subdivision servicing construction phase will commence immediately following the
final approval of the proposed subdivision and take approximately 2 to 3 months to
complete. The individual home construction will follow, as the developer does not intend
to build the housing units themselves, but will sell the properties to builders, the timeline
will vary based on market conditions. The average home construction time line is 4 to 6
months.
Location of open space/neighbourhood park areas in proximity to their own property
was a question that attendees had. The attendees wanted to know how the
neighbourhood park would be developed in the future.
The neighbourhood park area is proposed to be acquired by the City of Maple Ridge,
development of this park will be determined by Park Staff following a future community
consultation process. City funding for future park development will need to be identified in
is a subsequent five year Parks capital works plan.
One neighbour wanted to know if the properties would be fenced to prevent the new
property owners from depositing green waste debris on his property.
The Developer does not make it a practice to pre-fence the proposed lots. The standard
practice with properties of this size and nature is that the rear yards are fenced as part of
the home construction leaving each yard enclosed by fencing.
d) Environmental Implications:
Due to steep slopes located on the subject properties, the applicant has submitted a Natural
Features Development Permit application along with an Environmental Assessment and Arborist
Report prepared by Envirowest Consultants Inc. The Environmental Assessment concludes that
areas of steeply sloping land (over 25%) will be enhanced by removing invasive plant species and by
planting native conifers. The Arborist Report indicates that there are a number of tree stands on the
subject properties. Tree retention opportunities exist where land will be used for park or
conservation purposes.
- 7 -
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services do not exist; therefore, a Rezoning Servicing Agreement is necessary prior
to final reading. The applicant’s engineer must also confirm that there is adequate water supply and
pressure for domestic and fire fighting purposes. Any deficiencies will require upgrades as part of
the rezoning works and services.
Parks and Leisure Services Department:
With a neighbourhood park site designated on the subject properties, Staff from the Parks and
Leisure Services Department and the Manager of Property and Risk Management have been in
discussion with the applicant to acquire a portion of the subject properties for neighbourhood park
purposes. The applicant has provided a proposed plan of subdivision indicating the amount of land
consistent with the area designated as Neighbourhood Park and Open Space in the OCP. This
information will be shared with an appraiser retained by the City to determine fair market value for
the park land. The Manager of Properties and Risk Management will bring a separate report to
Council to consider acquisition of the property for park purposes once a value has been determined
and appropriate funding is available.
f) School District Comments:
A referral was submitted to School District 42 for comment on the proposed OCP amendment. At
the time of this report deadline, no comments were received. In past discussions with staff of the
School District, it is clear that Yennadon Elementary is exceeding capacity. Therefore, an increase to
the number of elementary-aged children as a result of this proposal will likely require those children
to attend a school other than Yennadon Elementary.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to re-adjust the existing land use
boundaries and include the Medium Density Residential designation to reflect the R-2 (Urban
Residential District) zone, 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.
- 8 -
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
CONCLUSION:
As the proposed development meets the policies and land use intent of the Silver Valley Area Plan,
it is recommended that first and second reading be given to Official Community Plan Amending
Bylaw No. 7122-2014, that second reading be given to Zone Amending Bylaw No. 7062-2014, and
that application 2014-001-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7122- 2014
Appendix C – Zone Amending Bylaw No. 7062-2014
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 10, 2014 FILE:2014-001-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
23753/71 130 AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7122-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A", Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 4 - Trails / Open Space
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7122-2014."
2. Figure 2 - Land Use Plan is hereby amended for those parcels or tracts of land and premises
known and described as:
Lot 1 Section 28 Township 12 New Westminster District Plan 12420
Lot 2 Section 28 Township 12 New Westminster District Plan 12420
and outlined in heavy black line on Map No. 900, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Medium Density Residential,
Conservation, and Neighbourhood Park.
3. Figure 4 - Trails / Open Space is hereby amended for those parcels or tracts of land and
premises known and described as:
Lot 1 Section 28 Township 12 New Westminster District Plan 12420
Lot 2 Section 28 Township 12 New Westminster District Plan 12420
and outlined in heavy black line on Map No. 901, a copy of which is attached hereto and
forms part of this bylaw, are hereby amended by removing Conservation and Open Space
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 9th day of December, 2014.
READ A SECOND TIME the 9th day of December, 2014.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
23788238302364713085
2383113086
238652387923740/237502377113060
2 3 8 7 12371713006
13020
13040
2367913055
23733238432 3 8 5 9 2388223664/7062375313025
2385023653236892384023861237 ST.FERN CRESCENT
130 AVE.129 AVE.238 ST.3
Rem 16
2
53
52
A
P 2637
P 12420
P 43375
P 46207 4
5
P 2637
50
P 39085
PARK
33
58
55
B
1
5
P 136341 Rem 3
P 2637
P 16555P 16555W 1/2 15
P 534823
EPP 18791
54
C
P 7417
6
EP 13725
44
34 P 6426132
7
A
4
P 7739
P 2637
4
E 1/2 15
*PP158P 64261EPP 21932
31
P 7347
P 39085
2
56
3P 64261P 64261P 12420
PARK
EPP 18791
35
51
4
57
(P 7417)EP 67619RP 64262EP 78615FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 (Land Use Plan)Low Density Residential, Open Space, Neighbourhood Park,Medium/High Density Residential and ConservationMedium Density Residential Neighbourhood Park
7122-2014900
Urban Area Boundary
Urban Area Boundary
23788238302364713085
2383113086
238652387923740/237502377113060
2 3 8 7 12371713006
13020
13040
2367913055
23733238432 3 8 5 9 2388223664/7062375313025
2385023653236892384023861237 ST.FERN CRESCENT
130 AVE.129 AVE.238 ST.3
Rem 16
2
53
52
A
P 2637
P 12420
P 43375
P 46207 4
5
P 2637
50
P 39085
PARK
33
58
55
B
1
5
P 136341 Rem 3
P 2637
P 16555P 16555W 1/2 15
P 534823
EPP 18791
54
C
P 7417
6
EP 13725
44
34 P 6426132
7
A
4
P 7739
P 2637
4
E 1/2 15
*PP158P 64261EPP 21932
31
P 7347
P 39085
2
56
3P 64261P 64261P 12420
PARK
EPP 18791
35
51
4
57
(P 7417)EP 67619RP 64262EP 78615FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Silver Valley Area Plan Figure 4 (Trails/Open Space) as shown:
7122-2014901
Urban Area Boundary
Urban Area Boundary
To Remove from ConservationTo Remove from Neighbourhood Park
To Add to Secondary TrailsTo Remove from Open SpaceTo Add to Neighbourhood Park
CITY OF MAPLE RIDGE
BYLAW NO. 7062-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7062-2014."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 Section 28 Township 12 New Westminster District Plan 12420
Lot 2 Section 28 Township 12 New Westminster District Plan 12420
and outlined in heavy black line on Map No. 1610 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District)
and P-1 (Park and School).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 11th day of March, 2014.
READ a second time the 9th day of December, 2014.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
23788238302364713085
2383113086
238652387923740/237502377113060
2 3 8 7 12371713006
13020
13040
2367913055
23733238432 3 8 5 9 2388223664/7062375313025
2385023653236892384023861237 ST.FERN CRESCENT
130 AVE.129 AVE.238 ST.3
Rem 16
2
53
52
A
P 2637
P 12420
P 43375
P 46207 4
5
P 2637
50
P 39085
PARK
33
58
55
B
1
5
P 136341 Rem 3
P 2637
P 16555P 16555W 1/2 15
P 534823
EPP 18791
54
C
P 7417
6
EP 13725
44
34 P 6426132
7
A
4
P 7739
P 2637
4
E 1/2 15
*PP158P 64261EPP 21932
31
P 7347
P 39085
2
56
3P 64261P 64261P 12420
PARK
EPP 18791
35
51
4
57
(P 7417)EP 67619RP 64262EP 78615FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
R-2 (Urban Residential District)P-1 (Park and School)
7062-20141610
Urban Area Boundary
Urban Area Boundary