HomeMy WebLinkAbout2015-07-21 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
July 21, 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, July 21, 2015
to consider the following bylaws:
1a) 2014-054-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7152-2015
LEGAL: Parcel One (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of
the South East Quarter Section 28, Township 12, New Westminster District;
Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part Subdivided by Plan
38973, Section 28, Township 12, New Westminster District, Plan 1105
LOCATION: 23598 and 23627 Dogwood Avenue
PURPOSE: To amend Schedule “B” of the Official Community Plan, as shown outlined in
bold on the following map
FROM: Estate Suburban Residential
TO: Conservation and Forest
AND
PURPOSE: To amend Schedule “C” of the Official Community Plan to add to
Conservation and Forest , as shown outlined in bold on the
following map
1b) 2014-054-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7103-2014
LEGAL: Parcel One (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of
the South East Quarter of Section 28, Township 12, New Westminster
District;
Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part Subdivided by Plan
38973, Section 28, Township 12, New Westminster District, Plan 1105
LOCATION: 23598 and 23627 Dogwood Avenue
PURPOSE: A site specific text amendment to allow a density bonus for smaller lot
dimensions and area consistent with the RS-1c (One Family Urban [Low
Density] Residential) in the RS-2 (One Family Suburban Residential) zone.
2) 2012-031-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6914-2012
LEGAL: Lot 2, District Lots 280 and 281, Group 1, New Westminster District,
Plan BCP50883
LOCATION 11055 Hazelwood Street
FROM: RS-3 (One Family Rural Residential)
TO: M-3 (Business Park)
PURPOSE To permit industrial development in a Business Park format.
3a) 2014-028-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7154-2015
PURPOSE: To change the text of the Maple Ridge Official Community Plan Bylaw No.
7060-2014 as follows:
To amend Schedule A, 10.2 Town Centre Plan, 3.3 Land Use Designations,
Medium and High Rise Apartments, by deleting and replacing Policy 3-23 by
the following:
Policy 3-23 All Medium & High-Rise Apartment developments should
be a minimum of five (5) storeys and may reach over twenty (20)
storeys.
To amend Schedule A, 8.11 Town Centre Development Permit Area
Guidelines, North View and South View – Key Guideline Concepts 2, by
deleting the phrase “(greater than 5 stories)” and replacing it by “(greater
than 4 storeys)”.
To update all supportive diagrams in Chapter 8.11 Town Centre
Development Permit Area Guidelines related to Medium and High-Rise
Apartment residential to reflect a minimum five (5) storey building height.
3b) 2014-028-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7092-2014
LEGAL: Lots 10, 11 & 12, all of Section 20, Township 12, New Westminster District,
Plan 8081;
Lot 1, Section 20, Township 12, New Westminster District, Plan 8843
LOCATION: 12080 Edge Street and 22554/22566/22576 121 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: RM-3 (High Density Apartment Residential)
PURPOSE: To permit a future construction of a 5 storey, 73 unit apartment building.
PURPOSE: A site specific text amendment for calculating the Floor Space Ratio (FSR).
4) 2015-158-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7155-2015
LEGAL: Lot 19, District Lot 404, Group 1, New Westminster District, Plan EPP32520
LOCATION 23980 Kanaka Way
PURPOSE Site specific text amendment to allow for a Commercial Daycare
(child care centre) on the ground floor of a 2 storey commercial/residential
building.
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 July 10, 2015 to July 21, 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., July 21, 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 10th day of July, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-054-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 City 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
Environmental Assessment
Arborist Report
1.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2014-054-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7152-2015 and
Second Reading
Zone Amending Bylaw No. 7103 - 2014
23627 and 23598 Dogwood Avenue
EXECUTIVE SUMMARY:
An application has been received for a Zoning Bylaw text amendment for the subject properties,
located at 23627 and 23598 Dogwood Avenue. The site specific text amendment is to allow a
density bonus for smaller lot dimensions and area consistent with the RS-1c (One Family Urban (Low
Density) Residential) in the RS-2 (One Family Suburban Residential) zone (see Appendix A).
The text amendment will permit a future subdivision into approximately 14 single family lots in
exchange for dedication of 25% of the developable lot area for conservation of the subject
properties’ significant and unique tree stands based on a density bonus framework.
The subject application is supported from a policy perspective because the housing form and
suburban zone align with the Estate Suburban Residential land use designation; and proposed lots
can be serviced by sanitary sewer due to the subject properties’ location in the Fraser Sewer Area.
The OCP also includes Policy 2-9, which allows Council to consider density bonuses and amenity
contributions for OCP and zone amending applications to help provide a variety of amenities and
facilities throughout the community. The additional park land dedication will ensure the long term
preservation of significant stands of trees, which is identified as a community benefit.
This application requires an amendment to the OCP to designate portions of the development site as
Conservation and Forest. Council granted first reading to Zone Amending Bylaw No. 7103–2014
and considered the early consultation requirements for the Official Community Plan (OCP)
amendment on September 9, 2014. The minimum lot size for the current RS-2 (One Family
Suburban Residential) zone is 4,000 m2 (1 acre).
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. 7152-2015 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. 7152-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
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3) That it be confirmed that Official Community Plan Amending Bylaw No. 7152-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7152-2015 be given first and second readings
and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7103 – 2014 be amended as described in this report dated June
15, 2015, be given second reading, and be forwarded to Public Hearing;
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 Schedules "B" and “C”;
iii) Road dedication on Dogwood Avenue as required;
iv) Park dedication as required, including portions to be transferred back to the Crown as
necessary; construction of walkways and a maintenance access road; and removal of all
debris and garbage from park land;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Tree Protection Covenant at the Land Title Office;
viii) Removal of the existing buildings; and
ix) In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject properties are not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Damax Consultants Ltd.
Owner: AFN Enterprises Inc.
Legal Descriptions: Parcel One (Exp. Plan 8154) of Parcel “B” (Reference Plan
8155) of the Southeast Quarter of Section 28, TWP 12 NWD;
Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part
Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential, Conservation, Forest
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Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-2 (One Family Suburban Residential), with a site specific
Zoning Bylaw text amendment
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 3.3 ha (8.2 acres)
Access: Dogwood Avenue
Servicing requirement: Urban Standard
2) Background:
In 2014, DAMAX Consultants Ltd. approached the City of Maple Ridge with a proposal to develop the
subject properties, located at 23627 and 23598 Dogwood Avenue, to the RS-1C (One Family Urban
(Low Density) Residential) zone standard. The subject properties have a combined land area of
approximately 3.3 ha (8.2 acres), including some riparian setback lands along the South Alouette
River. Under the current Estate Suburban Residential land use designation, and the current RS-2
(One Family Suburban Residential) zone, subdivision into approximately seven (7) one acre lots
serviced by municipal water and sanitary sewer is possible without a rezoning process.
The subject properties are characterized by significant stands of trees comprising primarily of
Western Hemlock, Western Red Cedar and Douglas Fir trees, which are scattered throughout the
property located at 23627 Dogwood Avenue as well as portions of the property to the west. Maple
Ridge’s Tree Protection Bylaw regulates tree cutting within 15 metre riparian areas and steep slopes
in rural areas, therefore the bylaw would offer little protection for most of the trees on the subject
properties.
Rather than a conventional one acre lot subdivision plan, the applicant is proposing a more unique
approach to the development of the subject properties. The applicant proposes to dedicate a
minimum of 25% of the developable lot area to the City for tree protection purposes in order to
ensure the long term preservation of the existing significant stands of trees. In exchange for the tree
protection dedication, the applicant is seeking a density bonus for reduced lot sizes of 1,200 m2
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(12,917 ft2) to 1,598 m2 (17,200 ft2). These lots conform to the RS-1c (One Family Urban (Low
Density) Residential) zone, and the submitted subdivision plan is for 14 single family lots.
In order to achieve the development as proposed, a site specific Zoning Bylaw text amendment is
required to the RS-2 (One Family Suburban Residential) zone. This text amendment will allow for the
reduced lot area, in exchange for dedication of 25% of the developable lot area for conservation of
the site’s significant and unique tree stands within a density bonus framework.
3) Project Description:
The applicant proposes to subdivide the subject properties into 14 single family lots. The lots will be
accessed via a new local road running north-south. Dogwood Avenue will be extended to a local
urban standard from the western property line to the new north-south road. To the east of the new
road, a 4 m (13 ft) vehicle access lane will be constructed to facilitate maintenance of a new
stormwater outfall.
The new local road has been designed to maintain a large isolated stand of mature trees through the
creation of a 1,158 m2 (12, 464 ft2) ‘parkette’ within the road allowance. The ‘parkette’ feature is
land in excess of the road allowance requirement; however, a Development Variance Permit is
required for the width of the carriageway around the ‘parkette’. Similar road designs have been
used in Silver Valley Eco-Cluster developments, and in Albion. The proposed road will loop around
this stand of trees so that they can be preserved in their natural state.
In addition, the applicant proposes to dedicate 6,601.1 m2 (71,054 ft2) of developable land along
the eastern property line for preservation of mature trees. These combined areas are equivalent to
25% of the development site area, which does not include Environmentally Sensitive Areas (ESA)
that are undevelopable. A pedestrian trail will be constructed through the dedicated park land to the
river and will connect to the vehicle access road. As this area has not been identified as part of the
trail network, ongoing maintenance for the trail, as well as the ‘parkette’, will be funded through a
Local Area Service Bylaw for the benefitting 14 lots created through subdivision.
On the north-east corner of the development site, approximately 2,106 m2 (22,669 ft2) of
environmentally sensitive land within 30 metres of the South Alouette River top of bank will be
dedicated as park for conservation purposes (see Appendix D). Additional private property beyond
the high water mark will be returned to Crown prior to final rezoning consideration. Nine tree
protection restrictive covenant areas will also be used to ensure protection of significant stands of
trees on private property, predominantly on the eastern property located at 23627 Dogwood Avenue.
4) Planning Analysis:
i) Regional Growth Strategy:
Metro Vancouver’s Regional Growth Strategy includes six land use designations and sets an Urban
Containment Boundary. The subject properties are designated General Urban in the Regional
Growth Strategy and are located within the Urban Containment Boundary. The General Urban
designation indicates that the subject properties can be serviced with sanitary sewer without
requiring approval from the Greater Vancouver Sewerage and Drainage District, as they are within
the Fraser Sewer Area.
Consequently, this regional designation gives Council some flexibility to direct land uses on Estate
Suburban Residential designated lands, as no regional approvals are required in order for this
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application to proceed as proposed. Although the subject properties are not considered available for
urban levels of development under OCP policies, Council may consider using density bonusing to
achieve specific community benefits as outlined in Policy 6-62.
ii) Official Community Plan:
The subject properties are currently designated Estate Suburban Residential. Properties designated
Estate Suburban Residential in the OCP are outside of the City of Maple Ridge Urban Area Boundary,
but are within the Metro Vancouver Urban Containment Boundary. While the City’s Urban Area
Boundary aligns with the Silver Valley Planning Area, the Regional Urban Containment Boundary
includes the Estate Suburban Residential designated lands directly south of Silver Valley. In total,
there are approximately 207 hectares (512 acres) of Estate Suburban Residential designated land
within the Regional Urban Containment Boundary not included in the City’s Urban Area Boundary.
The Estate Suburban Residential designation also aligns with land that is serviceable by the regional
sanitary service within the Fraser Sewer Area and municipal water, which allows greater opportunity
for modest densification than for Suburban Residential designated lands, which is serviceable by a
private sanitary septic only. The following OCP policies guide the form and density supported in the
Estate Suburban Residential land use designation:
Policy 3-14 Urban-level residential densities will not be supported in areas designated Estate
Suburban Residential
Policy 3-15 Maple Ridge will support single detached and two-family residential housing in
Estate Suburban Residential areas. The Estate Suburban Residential land use
designation is characterised generally by 0.4 hectare lots.
The proposed text amendment will result in a higher residential density than permitted in the current
land use designation; however, it is noted that lots smaller than 0.4 hectares (1 acre) are already
found in the Estate Suburban Residential land use designation. The existing range of lot sizes is
reflected in the language of Policy 3-15 above. The single detached form and RS-1c (One Family
Urban (Low Density) Residential) zone proposed by the applicant meet the intent of the above
mentioned policies. Furthermore, the OCP also includes the following policy, which allows Council to
consider a density bonus approach as proposed in this application:
Policy 2-9 Density Bonuses and Amenity Contributions may be considered at Council’s
discretion for all Official Community Plan and Zoning Bylaw amending applications to
help provide a variety of amenities and facilities throughout the municipality.
The proposed density bonus structure used to accommodate the RS-1c (One Family Urban (Low
Density) Residential) zone will not require an OCP amendment; rather a Zoning Bylaw text
amendment will be established to create the density bonus framework. This approach is similar to
the Albion Area Community Amenity Program, with one significant difference. Whereas a density
bonus contribution is required for all developments taking advantage of the density bonus program
in Albion, this application will be providing additional parkland dedication for tree protection rather
than a cash contribution. As a result, a reserve fund is not required as no cash amenity is being
provided.
An OCP amendment will be required to re-designate a portion of the subject properties to
Conservation for the riparian setback area of the South Alouette River. The nature of this
amendment is consistent with how other Environmentally Sensitive Areas are designated through the
rezoning process, and is independent to the density bonus land dedication. Lands dedicated for tree
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conservation as a density bonus will be designated Forest. The Forest designation is described in
the OCP as a designation for the protection and maintenance of the ecological diversity and integrity
of forested land within the City. The preservation of forested lands is recognized as both
environmentally and economically beneficial to the community, as outlined in the following OCP
policy:
Policy 5-13 Maple Ridge will promote the retention of urban and mature trees and of natural
forests and woodland areas, and ensure that additional trees and plant material are
provided as part of all development proposals. To enhance the ecological integrity of
the City, the use of native trees, plants and naturescape principles will also be
encouraged.
In summary, the subject application is supported from a policy perspective for several important
reasons. First, the housing form and suburban zone align with the Estate Suburban Residential land
use designation and can be serviced by sanitary sewer due to the subject properties’ location in the
Fraser Sewer Area. Second, Policy 2-9 allows Council to consider a density bonus approach. Third,
the proposed development will ensure long term protection of significant stands of mature second
growth trees in dedicated parkland in alignment with Policy 5-13 of the OCP. This protection would
not be provided under the Maple Ridge Tree Protection Bylaw, and many of the trees are located
within developable land that is not within an environmentally sensitive area subject to an
environmental development permit.
iii) Zoning Bylaw:
The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 4,000 m2. The
applicant is proposing to dedicate an additional 25% of developable land in exchange for smaller lot
dimensions and area consistent with the RS-1c (One Family Urban (Low Density) Residential) zone.
A site specific text amendment will be used to permit a minimum lot area range of 1,200 m2 (12,917
ft2) to 1,598 m2 (17,200 ft2), a minimum lot width of 24 m and a minimum lot depth of 36 m, all
within the current RS-2 (One Family Suburban Residential) zone. This is a similar zoning approach
as the Community Amenity Program in the Albion Area, where a per lot density bonus charge allows a
smaller lot area and dimensions in a larger residential zone in exchange for an amenity cash
contribution.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule A, to waive
conversion of the overhead utility wiring to underground wiring.
2. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule A, to waive
constructing Dogwood Avenue east of the entrance to the subdivision.
3. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule C, Section 3.5 Roads,
SD-R1 Urban Local Street to reduce the road carriageway around the ‘parkette’ from 8.6 m
(28.2 ft) to 7.3 m (24 ft).
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4. Maple Ridge Zoning Bylaw No. 3510-1985, to reduce the exterior side yard setback for
proposed lots 1 and 14 from 9 m (29.5 ft) to 6 m (19.7 ft).
The requested variances to the Subdivision and Development Servicing Bylaw No. 4800-1993 and
the Maple Ridge Zoning Bylaw No. 3510 -1985 have been reviewed by staff and will be the subject
of a future Council report.
v) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50
metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3
and 4 in the Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on March 12, 2015.
Approximately 16 local area residents attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and include the following main points:
Increased traffic due to 14 new homes
Truck traffic during construction stage of development; and
Effects of development on wildlife.
The following are provided by the applicant in response to the issues raised by the public:
New homes will generate more vehicle trips on Dogwood Avenue. The
subdivision is designed to allow for a future road connection to 128 Avenue;
The engineering servicing work including road construction will be fairly limited
in scope, and is expected to take place over a 10 week time period; and
Approximately 2.3 acres of park land is proposed to be dedicated as part of this
development application. The preservation of significant stands of trees will
protect wildlife habitat.
5) Environmental Implications:
The subject properties are located adjacent to the South Alouette River, therefore a Watercourse
Protection Development Permit is required. The applicant has submitted an Environmental
Assessment Report, prepared by Phoenix Environmental Services Ltd., dated October 2014. The
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Environmental Assessment states that the Alouette River is a permanent, fish-bearing watercourse
that is a tributary of the Pitt River which subsequently drains into the Fraser River. The watercourse
supports chinook salmon, coho salmon, chum salmon, sockeye salmon, and steelhead trout among
other fish species. The river banks at the subject properties are approximately five metres in height
and steep, with extensive residential disturbance along the riparian zone. The report notes that
despite this, the area offers very good spawning and fish rearing habitat. Due to the South Alouette
River’s classification as a permanent, fish-bearing watercourse, a 30 m (98 ft) setback from the top
of bank is required under the Streamside Protection Regulations (SPR) in order to protect the
riparian area. The riparian area setback on the south side of the river bordering the subject
properties will therefore be dedicated as park for conservation purposes. Because a portion of the
land extends under the South Alouette River, the applicant’s surveyor is aware of the process
established by the Surveyor General for transfer of land back to the Crown.
In addition to the riparian setback area to the South Alouette River, the Environmental Assessment
further notes two vegetation areas on the subject properties. Approximately 70% of the subject
properties are characterized by the Qualified Environmental Professional as Mature Mixed Forest
Vegetation, with the remainder of the site comprised of Disturbed Vegetation Type. The report
describes the Mature Mixed Forest as a second growth forest with approximately 85-90% closed
canopy with veteran trees, meaning trees greater than 100 years old and/or trees with diametres
greater than 100 cm (39 in).
Land that is proposed to be dedicated to the City as park will be subject to enhancement and
replanting where invasive plants or buildings were noted by Phoenix Environmental Services Ltd.
The Qualified Environmental Professional has indicated that there are three types of invasive plant
species on the subject properties that will require removal, treatment, and management as a
requirement of the Watercourse Protection Development Permit. These include Japanese Knotweed
along the banks of the South Alouette River, English Ivy on several mature trees, and blackberry
bushes throughout the proposed park area. Additionally, portions of three small cabins on the
properties located within future park areas will be removed, and their building footprints re-planted.
The applicant has also submitted an Arborist Report prepared by Michael J. Mills Consulting dated
October 2014. Following a site visit, the Certified Arborist reports that there are a total of 462 trees
identified on the tree survey plan. The dominant tree species are Western Red Cedar, Douglas Fir,
and Western Hemlock. Deciduous species are comprised primarily of Cottonwood, Alder and Big
Leaf Maple. Of the 462 trees identified on the appended tree survey, 327 trees have been identified
for preservation.
i) Proposed Tree Management Bylaw:
The proposed density bonus of additional park dedication in exchange for smaller lot sizes is
supportable because it results in a stronger level of tree protection than the current or proposed tree
bylaws provide. Under either bylaw, trees within Environmentally Sensitive Areas would be preserved
because of the watercourse protection requirements. Through the current environmental
development permit guidelines and the proposed Tree Management Bylaw, the applicant’s arborist
report needs to identify tree retention opportunities within the developable portion of the site as part
of their efforts to demonstrate low impact development practices. The old Tree Protection Bylaw
5896-2000 and the current interim Tree Protection Amending Bylaw 7134-2015 do not include any
verbage that speaks to tree retention measures on development sites. The proposed Tree
Management Bylaw 7133-2015 does not restrict the removal of trees for development purposes
outside of Environmentally Sensitive Areas, although there is a minimum number of trees per acre
that would need to either be retained, replanted, or compensated for with a cash-in-lieu
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contribution. There is also a requirement for the arborist to include recommendations for retention
of significant trees where possible on new developments. In the case of the subject application,
larger healthy trees on site within the developable area are proposed to be retained which is the
preferred option from a tree management perspective, and the retained forest area is also proposed
to be dedicated as park. This will ensure long term preservation of these stands compared to if the
trees remained on private property.
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that all
required services do not exist; therefore a rezoning servicing agreement is required. Dogwood
Avenue is currently not constructed to an urban local standard along the subject properties’
frontage. As part of the servicing upgrades, the applicant will be required to build Dogwood Avenue
from the western property line of 23598 Dogwood Avenue, to the intersection of the new local road.
To the east of the new local road, the Dogwood Avenue road right-of-way will not be constructed to a
local urban standard, which will require approval of a Development Variance Permit. Instead, the
applicant will be responsible for building a 4 m (13 ft) access road to allow service vehicles to reach
the new storm outfall at the South Alouette River. This access road will also function as a pedestrian
trail, and will connect with a new trail that will run the length of the entire park area. The access
route will be designed to preserve existing trees located in the road right-of-way. Some additional
road dedication will be required to connect the existing Dogwood Avenue road right-of-way to the
river.
The Engineering Department has further advised that this location may serve as a future bridge
crossing for the South Alouette River, should the Transportation Plan deem this location as a desired
route along the South Alouette River. At a later date, the access road may be upgraded and a bridge
constructed to provide a secondary access point across the South Alouette River primarily for
emergency vehicles and pedestrians.
Lastly, the Engineering Department has noted that a Development Variance Permit will also be
required for the road carriageway width around the proposed ‘parkette’ in the new local road right-of-
way. On-street parking along the ‘parkette’ will be restricted to compensate for the narrower
pavement width. A similar road design has been used in two recent development applications in the
Albion and Silver Valley neighbourhoods. The variance request to waive conversion of the overhead
utility wiring to underground wiring is supported in Council Policy 9.05, as the existing overhead
utility system on Dogwood Avenue is noted on the policy’s map for retention.
ii) Parks & Leisure Services Department:
The Parks & Leisure Services Department has commented that the proposed trail network through
the dedicated park area is not identified in the Parks Master Plan as a future trail location in Maple
Ridge. As a result, ongoing maintenance of the trail is required to be funded through a Local Area
Service Bylaw from the 14 benefitting properties. This bylaw must be approved prior to subdivision
approval.
iii) Licenses, Permits and Bylaws Department:
The Licenses, Permits and Bylaws Department notes that the north-east portion of the subject
properties is in the localized South Alouette River floodplain. The applicant has submitted a
Geotechnical Assessment Report from Braun Geotechnical Ltd. dated November 2014, which
- 10 -
includes a review of 1991 provincial floodplain mapping and modelling carried out by Northwest
Hydraulic Consultants in 2011. The report findings state that the South Alouette River occupies an
oversized channel, such that warmer wetter winters or increased frequency of short-duration high
intensity rainfall events are not considered likely to significantly impact the risk of 200 year flooding
at the study site. A flood construction level of 20.5 m (67.3 ft) is considered appropriate for
development.
iv) Fire Department:
The Fire Department has reviewed the development application and has noted that on-street parking
will need to be restricted around the ‘parkette’ in the new local road to ensure that there is adequate
width for emergency access vehicles. Signage indicating no parking areas is also required.
7) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required when preparing or amending the OCP. A referral was sent to School District No. 42 on
February 24, 2015. The School District has noted that the subject properties fall within the
Yennadon Elementary and Garibaldi Secondary school catchments. For the 2014-15 school year,
Yennadon Elementary is at 103% utilization, which includes 133 out-of-catchment students.
Although Yennadon Elementary is fully utilized, Harry Hooge and Alouette elementary schools in the
central Maple Ridge area can accommodate the student population from the proposed development.
Harry Hooge Elementary school is below the walk limit of 4 – 4.8 km, while Alouette Elementary is at
the high end of the walk limit.
In terms of secondary school enrollment capacity, for the 2014-2015 school year, the student
enrolment at Garibaldi Secondary is at 63% utilization, including 290 out-of-catchment students.
Therefore, there is available secondary school capacity for the proposed development.
8) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties, and to
adopt related bylaws in compliance with the procedures outlined in Section 882 of the Local
Government Act. The amendment required for this application, from Estate Suburban Residential to
Estate Suburban Residential, Conservation and Forest, is considered to be minor in nature. It has
been determined that no additional consultation beyond existing procedures and School District 42
is required. Referrals to the Board of the Regional District, the Council of an adjacent municipality,
First Nations, or agencies of the Federal and Provincial Governments were not required.
Section 904 of the Local Government Act permits the establishment of different density regulations
for a zone, subject to certain conditions being met. Those conditions can be related to the
conservation or provision of the number, kind, and extent of amenities. The proposed density bonus
framework has been reviewed by the City’s solicitor and is felt to meet the intent of this provision of
the Local Government Act.
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.
- 11 -
CONCLUSION:
OCP Policies 2-9 and 5-13 support the use of a density bonus framework in exchange for the
protection of ecological diversity and the provision of a variety of amenities within the municipality.
Given that there are significant stands of trees on the subject properties that would be lost if the
lands were to be developed in a conventional manner, the applicant is pursuing the use of a density
bonus framework, which permits the clustering of development in areas of that site that are less
sensitive. In exchange for smaller lots and greater numbers of lots, the applicant will dedicate a
minimum of 25% of the developable land area to the City in order to preserve the unique natural
amenity and area character that the existing trees provide. This proposal is supportable, as it is both
sensitive to the environment and to the character of the neighbourhood, and is in compliance with
the density bonus policies of the OCP.
The subject application is supported for two important reasons. First, the subject properties are
serviceable by sanitary sewer due to their location in the Fraser Sewer Area and the Metro Vancouver
Urban Containment Boundary. Second, the proposed development will ensure long term protection
of significant stands of mature second growth trees in dedicated parkland.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7152-2015,
that second reading be given to Zone Amending Bylaw No. 7103 - 2014, and that application 2014-
054-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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B –OCP Amending Bylaw No. 7152-2015
Appendix C –Zone Amending Bylaw No. 7103 - 2014
Appendix D –Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
23598 & 23627 DOGWOOD AVENUE
128 AVE
FERN CR
CITY OF MAPLE RIDGE
BYLAW NO. 7152-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7152-2015
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “One” (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East
Quarter Section 28 Township 12 New Westminster District
Lot 1 Except: Firstly: Part on Plan 7806 Secondly: Part Subdivided by Plan 38973; Section
28 Township 12 New Westminster District Plan 1105
and outlined in heavy black line on Map No. 904, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “One” (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East
Quarter Section 28 Township 12 New Westminster District
Lot 1 Except: Firstly: Part on Plan 7806 Secondly: Part Subdivided by Plan 38973; Section
28 Township 12 New Westminster District Plan 1105
and outlined in heavy black line on Map No. 905, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation and Forest.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the 23rd day of June, 2015.
READ A SECOND TIME the 23rd day of June, 2015.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
23463/652362723685236942345212835 23496235322356523681234832355313034
2344712870 2361223444236692366223679234612344812865
1 2 8 9 5 235242349023505235252357523611/192364723653236892347123497235982364123647234 B ST.DOGWOOD AVE.
128 CRESCENT
A Rem 11
P 77771
24
F RP 1309542
1
RP 15169P 6734
3
2
P 7806P 17199
P 50674
P 2637
P 19475P 11117P 6735
4
P 38973
Rem 1
P 46567P 635483
A
E
EP 8154 2
38 PARK2
4
A
D
P 1105
4
P 6438
P 46567
1
3
P 20363
5
P 77771P 11075B
37
Rem 16
P 6734
AP 17199Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989LMP 29631
FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Conservation Forest
7152-2015904
Urban Area Boundary
Urban Area Boundary
23463/652362723685236942345212835 23496235322356523681234832355313034
2344712870 2361223444236692366223679234612344812865
1 2 8 9 5 235242349023505235252357523611/192364723653236892347123497235982364123647234 B ST.DOGWOOD AVE.
128 CRESCENT
A Rem 11
P 77771
24
F RP 1309542
1
RP 15169P 6734
3
2
P 7806P 17199
P 50674
P 2637
P 19475P 11117P 6735
4
P 38973
Rem 1
P 46567P 635483
A
E
EP 8154 2
38 PARK2
4
A
D
P 1105
4
P 6438
P 46567
1
3
P 20363
5
P 77771P 11075B
37
Rem 16
P 6734
AP 17199Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989LMP 29631
FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Add to Conservation and Forest on Schedule C as shown
7152-2015905
Conservation Forest
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7103 - 2014
A Bylaw to amend the text of Maple Ridge 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. 7103 - 2014."
2. Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS-1,
RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93) Subsection C.
REGULATION FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES of
Maple Ridge Zoning Bylaw No. 3510 – 1985 is amended by adding the following as
item 18:
“(18) DENSITY BONUS REGULATIONS
(a) A Density Bonus is permitted on the parcels or tracts of land and premises
known and described as:
23598 Dogwood Avenue, Lot 1 Except: Firstly: Part on Plan 7806, Secondly:
Part Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105 AND
23627 Dogwood Avenue, Parcel One (Exp. Plan 8154) of Parcel “B”
(Reference Plan 8155) of the Southeast Quarter of Section 28, TWP 12 NWD,
provided that the owner dedicates park land for the purpose of tree preservation,
exclusive of Environmentally Sensitive Area lands and park dedication required by
Local Government Act Section 941 Provision of Park Land.
(b)+ The base density is a minimum subdivision lot area of 4,000 m2, minimum
subdivision lot width of 36 metres, and minimum subdivision lot depth of 60 metres.
A Density Bonus is an option in the RS-2 zone as follows:
(i) The owner must dedicate as park land at least 7,759 m2 in any
subdivision containing one or more lots with an area of less than 4,000 m2, as
a condition of subdivision approval by the Approving Officer, such area to be
acceptable to the Approving Officer for the purpose of preserving mature trees
on the parent parcel.
(ii) The maximum density bonus is:
A) Minimum lot area of 1,200 m2
B) Minimum lot width of 24 m
C) Minimum lot depth of 36 m
3. Zoning requirements for the RS-1c zone shall apply and supersede the zoning
requirements for the RS-2 zone for any subdivision approved pursuant to this item
18.”
READ a first time the 9th day of September, 2014.
READ a second time the 23rd day of June, 2015.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-031-RZ
File Manager: Chuck Goddard
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 Assessment
Environmental Impact Assessment
Archaeological Assessment
Traffic Assessment
Landscape Plan
Stormwater Management
Sediment Control Plan
2.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2012-031-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6914-2012
11055 Hazelwood Street
EXECUTIVE SUMMARY:
Rezoning Application 2012-031-RZ is to rezone from RS-3 (One Family Rural Residential) to M-3
(Business Park) to permit industrial development in a Business Park format.
On October 9, 2012, Council gave this application first reading under Bylaw No. 6914-2012, as
outlined in the following resolution:
That Bylaw 6914-2012 be given first reading; and
That the applicant provide further information as described on Schedules B, D, E, and F of the
Development Procedures Bylaw No 5879-1999.
The Development Procedures Bylaw outlines all pertinent applications and required information in
the application process. As discussed in the Council resolution:
Schedule B is for a rezoning application;
Schedule D is for a development permit application;
Schedule E is for a development variance permit;
Schedule F is for a watercourse protection development permit application.
In compliance with Council’s direction, the applicant has provided more detailed consultant reports,
including Geotechnical Assessment and Traffic Assessment reports. At this October 9, 2012
meeting, Council also expressed concern over the potential for retail uses to be located on this site,
as these uses are permitted in the M-3 Business Park Zone. More discussion on this issue follows
in in this report.
Prior to granting first reading, Council requested that the applicant meet with residents of Lower
Hammond to clarify development implications of this proposal as it related to amenity provisions
such as a multi-purpose trail and the interface between industrial and residential users. This
information has been provided and community involvement has been incorporated into the approval
process.
This proposal will proceed in two phases. Phase one is the development of a lot pattern for a
business park, on the north portion of the property. The proposed subdivision will create parcels
conducive to the construction of multi-tenanted structures suitable for small to medium sized
businesses, with tenures of either leasehold or strata title ownership. Phase 2 involves the southern
- 2 -
portion of the site, for which the target customer will be a larger manufacturing company. The
irregular shape of the subject property lends itself to this mix of industrial users.
Off-site works in support of this application will be provided by the applicant. These will be described
in greater detail in this report.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6914-2012 be given second reading; and be forwarded to Public
Hearing, and
2. That the following terms and conditions be met prior to final reading.
i) Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
ii) Road dedication as required;
iii) Registration of a 219 Restrictive Covenant must be registered at the Land Title Office for
Habitat Conservation purposes;
iv) Registration of a 219 Restrictive Covenant for geotechnical issues to address the
suitability of the site for the proposed development must be registered;
v) Registration of a 219 Restrictive Covenant to limit the amount of retail floor space
permitted on the subject property.
vi) A landscape plan prepared by a Landscape Architect; including detailed landscape buffer
and acoustic fence detail, must be submitted along with cost estimates and security to
do the works;
vii) Completion and submission of a Storm Water Management and Drainage Study for the
entire area including subject site;
DISCUSSION:
a) Background Context:
Applicant: Christopher Bozyk Architects Limited, Christopher Bozyk
Owner: Camp Developments Corporation
Legal Description: Lot 2, DL 280, NWD Plan BCP50883
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: M-3 (Business Park)
- 3 -
Surrounding Uses:
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: 13 properties, 1 industrial, 12 residential use
Zone: 1 property zoned M2 (General Industrial),
12 zoned RS-3 (One Family Rural Residential)
Designation: Industrial
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Civic, Recreational
Zone: RS-3 (One Family Rural Residential)
Designation: Industrial
Existing Use of Property: Vacant
Proposed Use of Property: Business Park
Site Area: 16.637 HA (41.1 acres)
Access: Hazelwood Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is within the 200 year flood plain of the Fraser River. For this reason,
requirements for flood construction levels would apply to any new structures on the site. The most
recent active use of the subject property was for agricultural purposes (1938-2004), although the
site was never within the Agricultural Land Reserve and its Industrial land use designation has been
in place for 2 decades or more. The irregularly shaped subject property is located in the southwest
corner of Maple Ridge near the Golden Ears Bridge.
Since 1981, there have been 5 applications for rezoning of the subject property, although none were
completed. The most recent application, (RZ/057/07) was made by South Coast BC Transportation
Authority (Translink). The Translink proposal, pertaining to the southern part of the subject site, was
for a “Combined Bus Fleet Overhaul Facility and Heavy Equipment Training Facility”. As site
preparation for this project, a significant amount of fill was placed on this portion of the subject site
in 2008, where it remains. However, the application was withdrawn in 2009.
The site is adjacent to the lower Hammond residential neighbourhood to its east, and industrial
development to its north. To its west is the Golden Ears Bridge and vacant land designated
Industrial that is owned by Translink.
c) Project Description:
This application proposes to rezone the site at 11055 Hazelwood Street (Appendix A) from RS-3 (One
Family Rural Residential) to M-3 (Business Park) to allow for the creation of a business park, aimed
at the needs of small to mid-size industrial users on the north portion of the site.
It is anticipated that the southern portion of the site will be developed to accommodate one larger
industrial tenant, and a process is in place to attract a suitable tenant. However, it is possible that
this portion could also be subdivided at some later date with a development pattern similar to that
proposed on the northern portion.
- 4 -
This application is subject to a Watercourse Protection Development Permit. Before construction
commences on a lot, the need for an Industrial Development Permit will be triggered. An Official
Community Plan amendment will not be required as the habitat conservation area will be protected
through a covenant.
The applicant intends to address the interface between these two uses with trail networks,
landscape buffering with sound mitigation and a stormwater management plan that accommodates
onsite and adjacent stormwater.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Hammond Area. The subject property is designated
Industrial, Business Park category, which provides for a range of industrial uses and services, with an
emphasis on landscaping and design. This rezoning application is therefore consistent with the
Industrial designation of the subject property.
Hammond Area Plan Review
The property is within the study are for the Hammond Area Plan, which is currently underway.
Changes to the land use designation of the subject property are not being contemplated as a result
of this review. For this reason, the application is supportable.
Commercial and Industrial Strategy
The Maple Ridge Commercial and Industrial Strategy was endorsed by Council in August 2014. The
Strategy commenced in 2012 in recognition of the role of employment generating lands in providing
employment and needed goods and services within the community.
The Strategy notes that based on forecasted population growth and demand for industrial land
supply, Maple Ridge will require between 69 to 93 hectares (170 to 230 acres) of additional
industrial land in order to meet demand. The subject property is 16.6 hectares (41 acres) and
therefore constitutes a significant portion of the City’s inventory of designated industrial land. Due to
its proximity to transportation networks, the subject property is within the community’s most
strategically located designated industrial land base.
In addition to business park development, the permitted uses in the M-3 (Business Park) Zone
include large format (big box) retail. In recognition of the forecasted shortage of industrial land
supply within the community, a recommendation of the Strategy is to remove large retail as a
permitted use in the M-3 (Business Park) Zone, in order to retain these lands for their intended
economic function.
As there are no structures and no form and character development permits being required for this
application, there is potential for other permitted uses such as large format retail to be located there,
once the site is rezoned. This possibility is of some concern as it may erode the City’s ability to meet
its future demand for industrial land supply. On this basis, a recommended condition of this
rezoning application is the registration of a restrictive covenant that would limit the amount of retail
that could be developed on the site.
Zoning Bylaw:
The current application proposes to rezone the property located at 11055 Hazelwood Street from
RS-3 (One Family Rural Residential) to M-3 (Business Park) to permit 11 lots. The minimum lot size
for the current RS-3 One Family Rural Residential Zone is 8000 m2, (2 acres) and the minimum lot
- 5 -
size for the proposed M-3 Business Park Zone is 2000 m2 (half acre). Any variations from the
requirements of the proposed zone will require a Development Variance Permit application.
Development Permits:
This application will conclude with a subdivision application. As no structures are being proposed at
this time, the usual requirement for a form and character development permit will not apply to this
application. However, once building permits are applied for on the subject property, this requirement
will be triggered, pursuant to Section 8.6 of the OCP, to ensure that the current proposal meets the
needs of industry, through attractive design.
To ensure compatibility with adjacent development, the applicant has provided a landscape plan that
includes multi-purpose trails and sound attenuation. Cost estimates along with securities to do the
works will be required as part of the required Watercourse Protection Development Permit. Pursuant
to Section 8.9 of the Official Community Plan, this 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 based on the principles
outlined in the Stream Protection Regulations to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
The City of Maple Ridge Parks and Leisure Services staff and the Planning Department Environment
section have reviewed the landscape plan for the multiple objectives it is trying to achieve, which
include stormwater management, enhanced aquatic habitat, and new recreational opportunities.
Facets of the plan include the integration of bio-filtration opportunities within the conservation areas
and compensation areas both on site and off site along the west side and on the north side of the
main property within the portion of the site that will include recreational areas.
These habitat features are identified as compensation areas designed for aquatic habitat featuring
complexity mechanisms including meandering channels, undulating topographic features with
deeper pool sections and wetlands built within the ponds. This design should require minimum
maintenance to avoid disturbance of aquatic species and long-term habitat integrity.
More design details about how the landscape plan and its maintenance program can meet these
multiple objectives will need to be developed prior to final reading. This approach will require the
integrated inputs of qualified professionals including the landscape architect, engineer, and
environmental professional. In addition, as this portion of the site will be protected through a
restrictive covenant, the applicant will need to set up a Local Area Service for its ongoing
maintenance.
Advisory Design Panel:
As no construction is proposed at this point, a form and character development permit is not
required, and therefore, there is no need for a review by the Advisory Design Panel. Prior to
construction on each lot, an Industrial Development Permit will be required, along with a review by
the Advisory Design Panel.
Development Information Meeting:
The need for a development information meeting is triggered when a rezoning application includes
an amendment to the Official Community Plan, or is a residential development of 25 dwelling units
or more. This application is therefore exempt from this requirement.
However, the applicant has met with local residents and in response to concerns received, has
integrated stormwater management, trail networks, and sound attenuation into the landscape plan.
- 6 -
These multiple objectives provide both amenities and an interface to buffer potential conflicts
between adjacent uses.
e) Interdepartmental Implications:
Referrals have been sought from the various internal departments and external agencies listed
below:
a) Engineering Department; (comments have been provided)
b) Operations Department; (no concerns noted) and
c) Fire Department; (no concerns noted),
Engineering Department
Comments noted by the Engineering Department in support of this application include transportation
improvements such as the construction of an off-site traffic circle to address access and traffic
issues. The suggested location for this traffic circle at this time is 113B Avenue and Kingston Street.
This improvement will involve dedication from other properties, and the City of Maple Ridge is
working to address this acquisition of property for this purpose. Additional required improvements
include the construction of a sidewalk for the connector road from Kingston Street to Wharf Street,
and sidewalks and/or trails for Hazelwood Street, Wharf Street as a condition of subdivision.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant second reading and forward this application to Public Hearing. It should be noted, however,
that the proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA (Planning), MCIP, RPP
Planner 2
“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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6914-2012
Appendix C – Proposed Site Plan showing landscaping.
DATE: May 27, 2015 2012-031-RZ BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:7,500
11055 Hazelwood St
Legend
\\Wetlands
GPS Creek CentrelinesStreams & Rivers (Topographic)Feature Type
Indefinite Creek CentrelineDitch Centreline
River CentrelineRivers & Lakes (Topographic)Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 6914-2012
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 City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6914-2012"
2.That parcel or tract of land and premises known and described as:
Lot 2, District Lot 280 and District Lot 281; Group 1; New Westminster District
Plan: BCP50883
and outlined in heavy black line on Map No. 1565 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to M-3 (Business Park Zone).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 9th day of October, 2012.
READ a second time the 23rd day of June, 2014.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
531
Pcl. 1 Lot 1
A
BCP 50883
522
529
RP 63014
534
P 114535
4
399
508
2
246
403
507
502
539
255
2P 74952LMP 88
5
408
11
409
411
412
BCP 23657
364
14
262P 1147*PP028*P P 0 4 28
267
547
P 114228
353
421P 11443
224
18
41P 114476
24
553
P 114LM
P 88
3
R
435
554
37 36
Pcl.'10'
21
472
Pcl. A P 11489
286
438
465
90
96
P 17716
333
P 1 1 4106
1
446
A
27
100
199P 114P 114*LMP11573
298
P 35482
*LMP 20289 P 37901
9
523
517
519
392
382
381
P 114509
*L
MP8672377
537
505
B
504
372
497
*PP043
259*PP027406
264
495
492
54
363
358
419
488
546
60
268P 114485
45225
LMP 88
4 261
Pcl.'6'
275 P 114473
1103P 46939P 114284
26
1104
288
98
105
207
M
293
458
197
2
1
456
532 533
10
526
525
524
Pcl. 1
514
533P 1142 P 4183
393*PP030LM
P 88
Pcl. A
248
251
253P 114501P 11411
A*PP02712
12
257
260P 88009496
543
415
545
55
361
416
4 658
229
417
418
P 114LMP 88*PP027273
274
355
425
478
TP 1141
Pcl.'9'
219P 114436
555
LM
P 88
78
Pcl.'12'
439
440
468
466
84P 114208P 114441
444
463
84 9
26
*P P 0 4 0
A
297
2
450
BCP 50883 BCP 45137*LMP 202892
395
LMP 25175
P 62771384
510
397
6
249
3
244
499
542
494
544
P 114258
261
362
56
57
265
LM
P 88
491
A
65
Pcl. ABC P 28541227
272
17
422
549
Pcl.'7'352
480
(1 14 )221
P
426
479
552
429
475
Pcl.'16'
215
471
469
212
33
*P
P
0
4
2
211
291 P 114442
445
461
2 9848
103
P 70105
1
EP 21614A
527 *PP034531P 86659516
390
383
512
1
P 1145
398
400
*PP031P 114503
243
1
541
238P 114368
367
1
13
LM
P 88
13
490
P 37622
*P P 03159
548
Pcl.'1'9P 114424
482
*L
MP 1
6
829
LM
P 44205Pcl.'2'10
OP 114LM
P 88
23LMP 31249220P 1144
430
25
Pcl.'11'
214
434
209
27
32
97
85
E
P 114203
2
*LMP11573
*PP037
(1 1 4)198
P 8422
452
112BCP 32752
Pcl. 3
P 86659
P 9487
521
530
35
1
518
388
391
389
394
511
536
*P P033
376
374
P 4183
375
4
LMP 88
P 4183
241
371
407
51
50
53
239
236
263
LM
P 88
B
48
235
15
226
420LMP 52360270
354
*LMP6429
B
P 20003483
551
68
218
351
431
38 LMP 44205Pcl.'17'
216
217
LM P 44205
Pcl.'15'
213
LMP 88
287
RP 55932
86EP 28835
30*PP 0 4 1
290
1
28
99
(114)
113
449
114
Pcl. 2
P 114387
520
LMP 25176
386
532
385P 114*LMP 241763
247
380
378
396 401
538
LMS 2889
250
252
498
242
370
A
234
LM
P 88
6
413
493
414
815
22
266
359
16
423
487P 114271
550
222
LM
P 88
427
Pcl.'4'Pcl.'3'2P 83986428
LM
P 88
Pcl.'18'
277
278
432
433
470
353 4Pcl.'14'
437
R em
334
443
462
3 1P 114N 1/2 330P 114204
294
P 71207
G
451
2 5528
2 P 1141131
*LMP 24176
515
513
506
379
LM
P 88
245
373
404*PP039540
254
256P 114500
*PP031240P 114237
P 4 1 83
49
52
2
410 P 114233
230*LM P 34591LM
P 88
360
816
47 *LMP 34591232
231
357
44
269
356
484
481
Pcl. BP 114477
Pcl.'5'
223
19
72
20
474
*PP035
Pcl.'8'P 11479
Pcl.'13'
210
PARK
*PP029
467
206
289
Pcl. A
464
P 41071
95
104
N P 114201
331
460
459
107
200
300P 114325
WHARF ST.
KIN
GSTO
N ST.
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OD ST.OSPRING ST.W ANSTEAD ST.LORNE AVE.HAMPTON ST.DITTON ST.CHIGWELL ST.BR
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M
LEY ST.
´SCALE 1:5,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6914-2012Map No. 1565From: RS-3 (One Family Rural Residential)
To: M-3 (Business Park Zone)
APPENDIX C
PLAN 114
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PLAN 9487EXP
PLAN 4183
1131
PLAN 63014
PP 77108
530
517
516
395
394
377
376
255
254
237
236
57
531
535
540
5361
PLAN 114
545
541
11
550
546
PLAN
LMP88
22
514
515 507
506
396
397
1
404
2
3
4
5
2PLAN
74952
401
415
14
13
504
496497
12
414 15
407
406
505 414
407
415
487
406
495
494 816
815
490 37622
PLAN
477
LMP88
476
PLAN
25
484
485
24
PARCEL 1
PLAN 86659
109
1
PLAN LMP25176MKI
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
PLAN 114
P
L
A
N
L
M
P
8
8
KING
S
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ON
S
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E
E
T
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S
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T
R
E
E
T
1
(SRW BCP32421)
PLAN
WHARF STREET
A
PLAN LMP25175
LMS2889
(LMP31249)
A
PLAN BCP23657
B A
LMP52360
BCS1738
SRW PLAN 86658 SRW PLAN LMP31250
(PP PL 76248)
(PP PL 87700)
(PP PL LMP24176)(PP Y1731
5
3
)
(PP S58941)
LMP8672
PP
PL
A
N
L
M
P
8
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BCP32752
PLAN 82371
BCP32419
DISTRICT LOT BOUNDARY
REFERENCEPLAN BCP42934
PLAN EDGE
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F
BRIDGEEDGE OF BRIDGEEDGE OF ASPHALT
80.0CENTE
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INECENTERLIN
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52.8
33'-3"
REFEERENCENEFEFBBCP4FEERENCERENC
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TPTP
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TP
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TPTPTP
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TPCs
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TPCsTPCs
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PcPc
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PcPcPc
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PcPcPcPc
PcPcPcPc
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BP
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MF
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BPBP
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1 Plant community referece marker.See Image Sheet LC - 1.01
LEGEND
Biofiltration basin / wetland shape shall be maintained to ensure that it does not change shape/ size, and that there is no shoreline erosionSediment collection basin / wetland maximum depth to be 1m0.3m permanent (minimum) sediment collection basin / wetland water depth is required to maintain aquatic life.The new biofiltration basin / wetland and boardwalk improvements shall not superimpose any additional loading in the area. There should be no net gain in weight within the 80m bridge right of way.
Under no circumstances (unless otherwise noted) shall any constructionactivity or disturbance take place in new or retained habitat zones.
Bioswale
Under no circumstances (unless otherwise noted) shall any construction activity or disturbance take place in new or retained habitat zones.
Boardwalk
Under no circumstances (unless otherwise noted)shall any construction activity or disturbance take place in new or retained habitat zones.
Under no circumstances (unless otherwise noted) shall any construction activity or disturbance take place innew or retained habitat zones.
Boardwalk
Transplant existing native riparian vegetation from south side of water body to north side of water body.
Conservation Zone with open grassland and native plants.
Buffer planting of mixed coniferous and deciduous trees. Majority of trees and shrubs to be native plants.
Buffer planting of mixed coniferous and deciduous trees. Majority of trees and shrubs to be native plants.
Banks of water body to be planted with native plant material to maximize wildlife habitat.
Pedestrian crossing - highlighted with featurepaving (similar as at Dewdney Trunk Road and224 Ave).
Pedestrian path connection to adjacent future trail system in Pitt Meadows.
Sediment collection basin / wetland maximum depth to be 1m0.3m permanent (minimum) sediment collection basin / wetland water depth is required to maintain aquatic life.
3.0m high sound mitigation wall. Located along portions of Hazelwood and Ospring.
Hazelwood LandscapeMaster Plan
kmz landscape design
COPYRIGHT RESERVEDThis plan and design are, and at all times remain, the exclusive property of the landscape designer and cannot be used or reproduced without written consent. Written dimensions shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job and this designer shall be informed of any variations from the dimensions and conditions shown on the drawings.
1834 grandview dr. victoria, bctel: (250) 384-4194email: kate.markhamz@gmail.com
kmz
Hazelwood, Maple Ridge, BC
Date: July 10, 2015Job #: 12-08Scale: Drawn by: KMZ LC 1.0
APPENDIX C
REVISED
ITEM 2
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-028-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
3.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2014-028-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7154-2015 and
Second Reading
Zone Amending Bylaw No. 7092-2014
12080 Edge Street, 22554, 22566 and 22576 121 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 12080 Edge Street,
22554, 22566 and 22576 121 Avenue from RS-1 (One Family Urban Residential) to RM-3 (High
Density Apartment Residential) , and a site specific text amendment for calculating the Floor Space
Ratio (FSR), to permit a future construction of a 5-storey 73-unit apartment building (Appendix D).
Council granted first reading to Zone Amending Bylaw No. 7092-2014 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on July 22, 2014.
An amendment to Policy 3-23 of the Town Centre Area Plan of the Official Community Plan is
proposed to reduce the minimum height for buildings on lands designated Medium and High-Rise
Apartments in the Town Centre Area from a minimum of six (6) to a minimum of five (5) storeys. The
amending bylaw also has corresponding height changes in the Town Centre Development Permit
Area Guidelines. With this amendment, the application will be in compliance with the OCP.
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. 7154-2015 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 Maple Ridge Official Community Plan Amending Bylaw No. 7154-2015 be given first and
second readings and be forwarded to Public Hearing;
3) That Maple Ridge Zone Amending Bylaw No. 7092-2014 be amended as described in this report
dated June 15, 2015 and be given second reading and be forwarded to Public Hearing; and
4) 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 8.11 Town Centre
Development Permit Guidelines;
- 2 -
iii) Road dedication on 1211 Avenue, Edge Street and the lane behind 121 Street, including
corner truncations, as required;
iv) Incorporating appreciate storm water management practices as part of landscaping and
boulevard design.
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Restrictive Covenant for six (6) units of adaptive housing for the proposed
development;
viii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
ix) Registration of a Restrictive Covenant for protecting and maintaining the public art on the
property;
x) A voluntary contribution of $ 25,000 for provision of public art in the Town Centre Area;
xi) Removal of existing building/s; and
xii) In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Maclean Homes Brown Road Ltd.
Owner: Jason J Kump, Anne M Kump, Bella Vista Home Builders Ltd.,
Vladimir Levinson & Anita Mar
Legal Description: Lot 10 Section 20 Township 12 New Westminster District Plan 8081
Lot 11 Section 20 Township 12 New Westminster District Plan 8081
Lot 12 Section 20 Township 12 New Westminster District Plan 8081
Lot 1 Section 20 Township 12 New Westminster District Plan 8843
OCP:
Existing: Medium and High-Rise Apartment
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-3 (High Density Apartment Residential)
- 3 -
Surrounding Uses:
North: Use: Church and Private School
Zone: P-4 (Place of Worship Institutional) & P-2 (Special Institutional)
Designation: Institutional
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
West: Use: Park, Residential & Apartment
Zone: RS-1 (One Family Urban Residential) &
RM-2 (Medium Density Apartment Residential
Designation: Park, Medium and High-Rise Apartment &
Low-Rise Apartment
Existing Use of Property: Residential
Proposed Use of Property: Apartment
Site Area: 3,482.8 square metres (before road dedications)
Access: Lane parallel to 121 Street
Servicing: Urban
Companion Applications: 2014-018-DP & 2014-028-VP
2) Project Description:
The proposed use is for a five (5) storey, 73-unit apartment building (Appendix D). There will be a
healthy unit mix consisting of approximately 6 studio units, 24 one bedroom plus den units, 8 one
bedroom plus loft units, 4 one bedroom units 23 two bedroom units and 8 two bedroom plus den
units. Of these, six (6) will be constructed as Adaptive Housing, following SAFERhome Standards,
thus allowing for some units for aging in place.
The site will include: a 66.4 square metre (715 square foot) common room open to an outdoor patio
with seating for a total of about 133 square metres, useable open space mainly along 121 Street
and the lane paralleling it, storage areas for bicycles and a garbage/recycling storage room.
Parking consisting of 79 residential spaces plus 8 visitor spaces (87 in total) underground. Access
will be by way of a ramp off of the lane parallel to 121 Avenue. On street parking will be available
along the fronting streets.
This development will be similar in building bulk and density to the 77 unit condominium “The Edge
on Edge” completed by this same applicant to the southwest at 12075 Edge Street (RZ/078/09).
The subject site consists of four (4) lots to be consolidated into a single property. It is a corner site
(Edge Street and 121 Avenue) with lane access. Each lot has existing with houses and/or buildings,
which will be demolished before final approval of this application. The site is relatively flat with a row
of mature trees along the lane close to Edge Street.
- 4 -
The site is surrounded on three sides by urban lots with mostly single family dwellings. This area is
transitioning in accordance with the Town Centre Area Plan towards a multiple residential
neighbourhood. Across the street to the north are St. Patrick’s Catholic Church and Elementary
School and kitty-corner to the northwest are community gardens on parkland.
The site fronts on 121 Avenue that has a road right-of-way that is only 10 metres (33 feet) wide and
becomes a one-way eastbound road past the entrance to the school further to the east. Between
Edge Street and the school’s driveway, the west bound lane is located on the church/school
property. The truncation and road widening off the subject site will allow the road to be redesigned
and be entirely within the City road right-of-way. However, 121 Avenue will become an eastbound
one-way street for the whole block from Edge Street through to 227 Street.
3) Planning Analysis:
i) Official Community Plan:
Designation & Zoning Matrix:
The development site is located within the North View Precinct of the Town Centre Area Plan and
is designated Medium and High-Rise Apartment. The proposed zone of RM-3 High Density
Apartment Residential is permitted by the Zoning Matrix in the Town Centre Area Plan for the
Medium and High-Rise Apartment designation. Therefore, the proposed zone aligns with the
current OCP designation of the subject property.
Town Centre Policies and Development Permit Guidelines:
The Town Centre Area Plan and the Development Permit Area Guidelines have a minimum height
requirement of six (6) storeys as follows:
OCP Policy 3-23:
All Medium & High-Rise Apartment developments should be a minimum of six (6) storeys and
may reach over twenty (20) storeys.
North View and South View - Land Use and Building Form (margin note)
Land Use Descriptions
“1. Medium and High-Rise Apartment supports development of apartment forms of
dwelling that are a minimum of 6 storeys and may reach over 20 storeys.”
Development Permit Area Guidelines North View and South View – Key Guideline Concepts
“2. Create a pedestrian-friendly, ground-oriented, multi-family community. New
development in the North and South View should foster a pedestrian-oriented,
residential environment amongst diverse multifamily, predominantly ground-
oriented buildings. A building’s form and mass should support a strong
pedestrian-oriented urban realm and should help to define the street and
sidewalk areas as active public spaces. Taller buildings (greater than 5 stories)
should be stepped back in a podium style to blend with low-rise (3-5 storey
buildings) and provide a more ground oriented feel.”
Policy 3-23 and the Development Permit Guidelines currently requires buildings of six (6)
storeys in height or greater in this specific designation. At five (5) storeys, this proposal does
not meet this objective. With slightly greater lot coverage and floor plates, the same or a
greater amount of density and floor space can be achieved, without sacrificing good form
and character or a pedestrian friendly street environment. Thus in the broader context,
- 5 -
buildings five (5) storeys in height are capable of achieving densities for vibrancy in the Town
Centre Area.
Therefore, it is recommended that the current minimum height threshold, wherever it may
appear in the OCP text for lands designated Medium and High-Rise Apartment in the Town
Centre Area, from ”greater than five (5) storeys” to “greater than 4 storeys” be changed
accordingly (See Appendix B for OCP Amending bylaw).
With this change, the project will comply with the OCP with respect to height. Furthermore,
the RM-3 zone being sought for the subject site allows buildings to have five (5) or more
storeys.
Other Polices:
A number of precedents have been set by other projects, particularly in the Town Centre
area, advancing policies and strategies including; housing choices, aging in place, creating
the sense of place, a strong pedestrian realm, energy efficiency and a greening of the
community. This applicant has embraced some of these initiatives. Among the more notable
ones are:
Adaptive Housing: Six (6) of the units in the apartment building will be constructed
as adaptive housing units complying with SAFERhome standards (See
Appendix F). This will give the occupants of those units the potential of improved
accessibility for people with disabilities and to accommodate aging in place. This
number is consistent with other projects in the Town Centre;
Conservation Measures: The units will include: using low consumption fixtures
(I.e.: low flow faucets and showerheads, low flow or dual flush toilets and
Installation of water efficient appliances); high efficiency appliances being
installed, as well as dimmers on lighting systems;
Green Infrastructure: Water efficient landscaping & storm water management with
collection of rainwater is proposed;
Corner Plaza: A compact corner plaza at the corner of Edge Street and 121
Avenue, that defines this northern entrance into the high density North View
Precinct; a visual gateway and a pedestrian place with seating; and
Public Art Contribution: As the corner plaza is too small to accommodate it, the
applicant is proposing to make a voluntary contribution of $25,000 towards public
art to be provided in the Town Centre. This amount is about the same per dwelling
unit as for other developments in this Town Centre precinct.
ii) Zoning Bylaw:
The current application proposes to rezone the properties located at 12080 Edge Street, and
22554, 22566 and 22576 121 Avenue from RS-1 (One Family Urban Residential) to RM-3 (High
Density Apartment Residential) to permit the construction of a 75-unit, five (5) storey apartment
building.
The Town Centre Zoning Matrix in the OCP permits the RM-3 (High Density Apartment
Residential). The intent of the RM-3 zone is to encourage high rise development by adding
density for each storey over 5 storeys. The zone has a base density of 1.2 FSR, bonusable to 2.2
FSR by adding floors above the 5th storey. Therefore, a site specific zoning text amendment is
recommended, allowing the intended maximum 1.543 FSR for this project in a five (5) storey
form.
- 6 -
This text amendment is supportable because the proposal aligns with the overall emerging
neighbourhood envisioned in the Town Centre Plan and because the development proposal will
still attain an acceptable medium to high residential density.
The requirement to dedicate land along the lane in addition to Edge Street and 121 Avenue and
excluding the common area in the calculation, requires Maple Ridge Zone Amending Bylaw
No. 7092-2014 to be amended to have a maximum FSR of 1.543 rather than 1.8 as contained
in the zoning amending bylaw given first reading.
iii) Off-Street Parking and Loading Bylaw:
All required parking for the residents, their visitors as well as disabled parking will be provided
within a single storey underground parking building with access to the lane parallel to 121
Street. A total of 87 parking spaces, three more than required by the Bylaw, are being provided.
The portion of small car parking spaces is greater than permitted and requires a variance as
described in the next section. There are 22 short term and 19 long term bicycle spaces being
provided in accordance with the Bylaw. There is a storage room for garbage and recyclables at
the base of the vehicle ramp into the underground parking floor.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involving a
number of variances to accommodate the unique design if the building, including projecting
rooflines, entry canopy and strong presence to the street, particularly Edge Street, to support the
emerging urban environment. These variances include:
Maple Ridge Zoning Bylaw No. 3510 -1985
Edge Street Projections:
Principal Building Face: From 7.5 metres to 4.355 metres. About 50% of the principal
building wall face is proposed to be located at 4.355 metres from the Edge Street lot
line.
Balconies at Corners: From 7.500 metres to 3.383 metres at the roof overhang at
the covered balconies (4th floor level).
Balconies at Centre: From 7.500 metres to 3.472 metres to the face of the upper
balconies.
Center Façade Volume: The center façade volume on the 2nd, 3rd and 4th floor
levels is located at 4.101 metres from the property line, with two bay windows
projecting at 3.491 metres from the property line (3rd and 4th floors only).
Roof Overhang: The closest roof overhang projection is located at 2.869 metres from
the Edge Street property line
121st Avenue Projections:
Building entry canopy: From 7.500 metres to 4.139 metres at the building entry
canopy. The face of the roof over this feature is located at 4.139 metres from the
121st Avenue property line.
- 7 -
Off-Street Parking and Loading Bylaw
Small Car Parking Spaces:
The bylaw restricts the portion of small car spaces to a maximum of 10% of the
parking in any off street parking area. Therefore, the maximum allowable ratio of
small parking spaces is 8.4 (rounded to 9 spaces) is exceeded by the proposing 17
small spaces for a total small parking space ratio of 19.5%.
The requested Zone and Parking variances will be more specifically identify, including a plan to
better visualize the setback variances, in a future report to Council.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required
for all multifamily residential, flexible mixed use and commercial development located in the
Town Centre.
This application has been made, the project has been referred to the ADP and a separate report
will be prepared for Council to consider issuance of the development permit at the time the
rezoning is considered for adoption.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development
and the landscaping plans at a meeting held on March 10, 2015.
The ADP concerns have been addressed and are reflected in the current plans. The proposed
plaza with public art will need to be adjusted that it does not conflict with underground services
and is located entirely on the subject site. Refer to Appendix F for the resolutions and the
Architect’s response to each one.
vii) Development Information Meeting:
A Development Information Meeting was held at Eric Langton Elementary School on May 20th,
2015. Ten (10) people attended the meeting. The applicant reported no questionnaires being
submitted, comments were positive, including appreciation for the roadway and sidewalk
improvements to be made.
4) Interdepartmental Implications:
i) Engineering Department:
Comments from the Engineering Department include: road widening (and corner truncation)
required for 121 Avenue, Edge Street and the Lane parallel to 121 Street; a traffic impact study
is required to consider the development being across the street from a school and 121 Avenue
becoming a one-way street; and submission of a geotechnical report and storm water
management strategy is required. Servicing capacities are adequate for the proposal; however,
upgrading of water mains in the lane may be necessary to serve lands to the east.
- 8 -
ii) Fire Department:
Use of 121 Avenue as one-way eastbound road from Edge through to 227 Street will need to be
proved out for access by fire equipment to the front entrance to the building and corner turn
maneuverability.
iii) Environmental:
As design details are developed, the engineer of record and landscape architect need to
coordinate their work to incorporate an appropriate Tier One storm water management strategy.
Tight site conditions and the high lot coverage (e.g. underground parking structure) make a full
3 Tier strategy difficult to achieve. Possible works to be included in the final plans includes:
topsoil amendments and soil treatments in yards for ground level units and within landscaping
areas; rain-gardens incorporated into landscaping areas; Silva cells that can be used with street
tree plantings for bio-filtration and exfiltration; and other site source controls that can be
integrated into the landscaping or open space areas.
iv) Parks and Recreation:
Feedback was provided about the corner plaza and public art feature. The seating should be
combined with some sun screen element in the form of durable metal public art. The developer
is asked to have their architect and landscape architect work with an artist to further refine their
concept.
5) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties
and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the
Local Government Act. The amendment required for this application is a text change thus is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required other than posting on the website and the applicants
Development Information meeting. Therefore, there were no referrals to the Board of the
Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
This project represents another significant multi-residential building in the Town Centre Area. It will
enhance the urban character, contribute to this emerging high density neighbourhood and build up
the population in the Town Centre. The site is within easy walking distance to transit, institutions
such as schools, a church, City Hall and the Seniors Centre, shopping, food establishments and
professional services such as doctor’s offices.
With the proposed OCP amendment for reducing the minimum height from 6 to 5 storeys on
properties designated Medium and High Rise Residential, the project will comply with the OCP. Other
sites will benefit from this change with additional design flexibility and a more varied future urban
- 9 -
skyline, while still having the necessary density for vibrancy and achieving the targeted Town Centre
population.
The setback variances outlined in this report are integral to this proposal. They are intertwined with
the architectural form, character and vocabulary. It is a design the ADP fully embraced. This allows
the distinctive projecting roof and balcony elements, a presence at the corner of Edge Street and
121 Avenue, the extended canopy to visually define the main building entrance on 121 Avenue and
making it a weather sheltered area, and the strong relationship to streets and the corner plaza to
support the pedestrian and the public realm.
Therefore, it is recommended that first and second reading be given to Maple Ridge OCP Amending
Bylaw No. 7154-2015 that second reading be given to Maple Ridge Zone Amending Bylaw No. 7092-
2014 amended as described in the report dated June 15, 2015 and that both bylaws associated
with application 2014-028-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge OCP Amending Bylaw No. 7154-2015
Appendix C – Maple Ridge Zone Amending Bylaw No. 7092-2014
Appendix D – Site Plan, Building Elevations and Landscape Plan
Appendix E – ADP Comments and Applicant Response
Appendix F – SAFERhome Standards
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 17, 2014 2014-028-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLA N NIN G DE PARTM EN T
12138
2257722577226402249122504/0912003
12038 22552/542259622621226412252712060 2258222602226202251422597225962260622490225012251722566225762258812075
12080
/62
2256122554225662257622589225872258822603226102251912155
22561-972256722583226112263012085
12129
12018 22557225972261122610BROWN AVE.EDGE ST.BROWN AVE.
121 AVE.
7 9 W 5' 10*PP094P 44882
P 8081
P 9687
LOT A
P 8843
LMP 37413296
P 43724288P 8679
P 7875
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P 808110 RP 56793RP 56793
P 94467
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P 47933LMP 19460
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Subject P roperties
´
Scale: 1:1,500
22554/22566 & 22576-121 Ave12080 Edge St
CITY OF MAPLE RIDGE
BYLAW NO. 7154-2015
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. 7154-2015”
2. That Schedule A, 10.2 Town Centre Plan, 3.3 Land Use Designations, Medium and High Rise
Apartments, is amended by deleting and replacing Policy 3-23 by the following:
Policy 3-23 All Medium & High-Rise Apartment developments should be a minimum of
five (5) storeys and may reach over twenty (20) storeys.
3. That Schedule A, 8.11 Town Centre Development Permit Area Guidelines, North View and
South View – Key Guideline Concepts 2, is amended by deleting the phrase “(greater than 5
stories)” and replacing it by “(greater than 4 storeys)”.
4. Update all supportive diagrams in Chapter 8.11 Town Centre Development Permit Area
Guidelines related to Medium and High-Rise Apartment residential to reflect a minimum five
(5) storey building height.
5. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ A FIRST TIME the 23rd day of June, 2015.
READ A SECOND TIME the 23rd day of June, 2015.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
CITY OF MAPLE RIDGE
BYLAW NO. 7092-2014
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. 7092-2014."
2. Those parcels or tracts of land and premises known and described as:
Lot 10 Section 20 Township 12 New Westminster District Plan 8081
Lot 11 Section 20 Township 12 New Westminster District Plan 8081
Lot 12 Section 20 Township 12 New Westminster District Plan 8081
Lot 1 Section 20 Township 12 New Westminster District Plan 8843
and outlined in heavy black line on Map No. 1620 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-3 (High Density Apartment
Residential).
3. Part 6, Section, 605 High Density Apartment Residential District, Sub-Section 5
Density of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended, is amended as
follows:
a) The existing unnumbered provision “The maximum floor space ratio shall be 1.2
times the lot area, except …. The following shall not be included as floor area for
the purpose of computing the floor space ratio:” is to become a) and the
existing numbered clauses a) through e) that follow are to be renumbered to
(i) through (v).
b) The following provision is to be added:
b) Notwithstanding a), the following exceptions are permitted:
(i) The maximum floor space ratio shall be 1.543 times the lot area for the
site comprised by: 12080 Edge Street (Lot 10 Section 20 Township 12
New Westminster District Plan 8081), 22554 121 Avenue (Lot 11 Section
20 Township 12 New Westminster District Plan 8081), 22566 121 Avenue
(Lot 12 Section 20 Township 12 New Westminster District Plan 8081) and
22576 121 Avenue (Lot 1 Section 20 Township 12 New Westminster
District Plan 8843).
4. 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 July, 2014.
READ a second time the 23rd day of June, 2015.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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2245022491/62
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22470Municipal Hall 2251712003
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12090
2250412129
225272255722566225762259722610226102266112187
12150 (REC CENTRE)224772249012075
12155 12138
22552/5422588225962262022644/482268012141
12130
12136
12166/68
12178
FRASER ST.EDGE ST.LANE
BROWN AVE.
121 AVE.
BROWN AVE.
DEWDNEY TRUNK ROAD 227 ST.227 ST.FRASER ST.121 AVE.
BLMP 34533
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RP 69394P 67454EP 48212LMP 2359
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LP 69873
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LMP 30148 (LEASE)RW 18394RW 18394LMP 4709 BCP 41528P 70955
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-3 (High Density Apartment Residential)
7092-20141620
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40.04
39.9439.8039.7139.6439.61
39.5739.5139.382Plan 8843edge of asphalttop of banktop of bankcentreline of ditch300mm dia culvert300mm dia culverttop of banktop of bankcentreline of roadcentreline of roadcentreline of laneedge of gravelno-post barrierinvert= 38.53invert= 38.82invert= 38.97300mm dia culvertinvert= 38.99ditchgutter lineaspahalt sidewalkCEDARCLUSTERREMOVED30 & 45 CMCEDARSREMOVED30 & 40 CMCEDARSREMOVED90 CMCEDARREMOVEDCEDAR CLUSTERREMOVED40 & 50 CMCEDARSREMOVED20, 40 & 30CMPINESREMOVED40 & 60CMDECIDUOUS TREESREMOVED45, 45, & 30 CMCEDARSREMOVED45, & 50 CMCEDARSREMOVED45, & 30 CMDECIDUOUS TREESREMOVEDCEDAR CLUMPREMOVED45C, CEDAR REMOVEDDNNAT GRADE±130.77' (39.86 m)STAIR # 3.988.MMMMMMMMMMMMMMMMSSSLigLigLigSSSLigLigLigRCGRCGRCGRCGRCGRCGRCGRCGRCGRCGAAAASTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST3STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTKKKKKKRCGRCGRCGRCGRCGSSMMMMMMAMMMMMMMAAAAAAMMMMMMMAMMMMMMMAAAAAAMMMMMMMMMMMMMMMMMHHHHHHHHHHHHHHHHHHHHHHHHCCCLLLLHHHHHHHLLLLLLLLLLLLLLLLLLLLLLLLLLSSHHHHHHHHHHHHHHHHAAAAAAAAAAAALLFFLFLFFLFLLFFLFLLFFLFLFFLFLLFFLFLLLLLLLLLLLLLLLLLLLLLLLLLFFFFFHHHHHLL********RCGRCGRCGRCGRCGRCGHHHHHHSTSTSTHHHSTSTMMMM**RCG9999999999999DLLLHAT GRADE±128.51' (39.17 m)20%-25% SLOPE20% SLOPE40.20 XPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mTOW 40.20TOW 40.20TOW 40.20PATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mTOW 40.20TOW 40.50TOW 40.50TOW 40.50TOW 40.50TOW 40.50TOW 39.75TOW 40.50TOW 39.75TOW 39.75TOW 39.75TOW 39.75TOW 40.0020% SLOPETOW 40.50TOW 40.00TOW 40.5020% SLOPE20% SLOPE20% SLOPE20% SLOPETOW 40.50X 40.20 X39.70 X39.9020%-25% SLOPETOW 39.75LESS THAN5% SLOPEPATIOEL.40.10mTOW 40.00TOW 40.25TOW 40.50PROPOSED LOCATION OFPUBLIC ART ELEMENT:CORNER PLAZA WITHSCULPTURAL SEATINGW/ PLANTINGINCORPORATEDANDDECORATIVE COLOUREDCONCRETE THROUGHOUTSEE L-2.NOTE: ENSURE WALLFOOTING IS INSIDE PLROAD DEDICATIONNEW STREET TREES TBD AT BP STAGENEW CITY SIDEWALKTBD AT BP STAGESEMI OPEN SHRUBSCREENING BEHINDFENCESTONE FACED PILLARSAND METEL GATEAT UNIT ENTRIESLOW CONRETE WALL WITH75CM HIGH METAL PICKET FENCE SODDEDLAWNNEW STREET TREES TBD AT BP STAGENEW CITY SIDEWALKTBD AT BP STAGE16 SPACE CORABIKE RACK W7510WITH ACCESS BOTH SIDESCONCRETE WALL WITHBIKE TROUGHSODDEDLAWNFEATURE PLANTINGAT ENTRY6 SPACE CORABIKE RACK W3606(WITH ACCESSBOTH SIDES)1.2M HIGH METAL PICKET FENCEALONG STREET STONE FACED PILLARSAND GATEAT UNIT ENTRIESHEDGE FOR PRIVACY BETWEEN PATIOS LOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIPHEDGE FOR PRIVACY BETWEEN PATIOS LOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIP AGAINST BULIDINGSODDEDLAWNSODDEDLAWNSODDEDLAWN1.2M HIGH WOOD PICKETFENCE BETWEEN PRIVATE YARDSLOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIPMAINTENANCE GATE1.2M HIGH WOOD PICKETFENCE ON CONCRETE WALL ALONG LANERUSSIAN LAUREL HEDGE18IN X 18IN HYDRAPRESSEDPAVERS ON PATIOSSODDEDLAWNSODDEDLAWNSODDEDLAWNSODDEDLAWNAMENITY PATIOWITH BENCH1.8M HIGH GATEFENCE STEPS UP TOTOTAL 1.8M HEIGHT(WALL & FENCE)LOW CONRETE WALL WITHMETAL PICKET FENCE LOW CURB ALONGEAST EDGE OF PATHON EDGE OF SLAB 1.8M HIGH SOLIDWOODX FENCE ALONGEAST PLCOLUMNAR TREESLOW WOOD PLANTER WALL TYP.LOW GROUNDCOVERIN FRONT OF WALL(WITHIN PL)COLUMNAR TREESALONG LANENATIVE SHRUB PLANTINGEDGE STREET121st AVENUELIGHT BOLLARDTYP.AALOW CONRETE WALL WITHMETAL PICKET FENCE CONCRETE WALLON SLAB EDGE MAINTENANCEGATEROW OF SHRUBSALONG FENCEGROUNDCOVER ALONGWALL (PACHYSANDRA)MIX OF SMALLAND COLUMNAR TREESALONG DRIVEWAYBENCH18 IN HIGH SEAT WALLW/ 18" WIDE SEATING18 IN HIGHSEAT WALLW/ 18" WIDESEATINGLIGHTBOLLARDSMALL TREELIGHTINGON COLUMNSLIGHT ONCOLUMNLIGHTSON ENTRYPILLARSBENCHLOUVERED RECESSEDLIGHTS IN BIKE AREASTEP LIGHTLIGHT BOLLARDTYP.FEATURE PAVING:CONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inCONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERINSET OF 80MM CONCRETE UNITPAVERS AT VEHICULAR ENTRYAND AT AMENITY PATIOCONCRETE COLUMNSWITH LIGHTING AT VEHICULARENTRYCONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERSODDEDLAWNSODDEDLAWNSODDEDLAWNROW OF GROUNDCOVER ORPERENNIALS IN FRONT OF WALL/FENCE(WITHIN PL) BROOM FINISHED CONCRETE ON PATHHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inBROOM FINISHEDCONCRETE PATHBROOM FINISHEDCONCRETE PATHLANE DEDICATION0.7LANE DEDICATION0.7LANE DEDICATION0.7ROOF/PLANTING OVER LANDING(MIN 18 IN SOIL DEPTH)ROOF/PLANTING OVER LANDING(MIN 18 IN SOIL DEPTH)SODDEDLAWNNOTES:1. PROVIDE AUTOMATIC IRRIGATION SYSTEMTO ALL COMMON AREAS.2. MAKE PROVISION FOR POSSIBLE FUTURE EXTENSION OF IRRIGATION INTO PRIVATE GARDENS.3. IRRIGATION BY DESIGN / BUILD CONTRACTORCONFIRM STUB OUT LOCATION.4. PROVIDE HOSEBIBS TO ALL PRIVATE PATIOSSEE MECHANICAL ENGINEER'S DRAWING.NORTH2014-34LCHDEC 2014EDGE 2PROPOSED CONDOMINIUMS1:100MMACLEAN HOMES2014-34 DP7.0 JUN4-15project:for:drawing title:project no.:date:sheet no:drawn by:scale:plot file: date revised:4 JUN 2015121st AVENUE & EDGE STREETMAPLE RIDGE, B.C.22 DEC 14 ISSUED FOR D.P.16 FEB 15 RE-ISSUED FOR ADVISORY DESIGN PANEL17 FEB 15COLORED RENDERING ISSUED FOR ADVISORY DESIGN PANEL24 APR 15 REISSUED FOR ADVISORY DESIGN PANEL;CITY COMMENTS ADDRESSED;7 MAY 15 REVISED 0.7M ROAD ALLOWANCE AT LANE;ASSOCIATED MODIFICATIONS14 MAY 15 COLOUR RENDERING REISSUED27 MAY 15 REISSUED FOR DPALANDSCAPE PLANL1 OF 2PAVING MATERIALSCONCRETE UNIT PAVERSON COMMON AREAS18in X 18in HYDRAPRESSEDPAVERS ON PRIVATE PATIOSBROOM FINISHEDCONCRETE PATHS
TOW 40.50PL0.45129.60' (39.50M)SECOND FLOORFIRST FLOOR142.00' (43.28M)132.00' (40.23M)TOW 131.23' (40.00M)PATIOLOW WOOD WALLPLANTING BETWEENPATIOSMEDIUM SIZE TREES ALONG FENCENARROW EVERGREEN HEDGE BETWEEN PRIVATE YARDSGENTLY SLOPING LAWNSHRUBS AND GROUNDCOVERON SLOPESTONE CLAD PILLARLOW METAL PICKET FENCEGROUNDCOVERIN FRONT OF WALLZLOW CONCRETE WALLGRASS BOULEVARDANDSTREET TREES(TREE SPECIES T.B.D.AT BUILDING PERMIT STAGE)2014-34LCHDEC 2014EDGE 2PROPOSED CONDOMINIUMS1:100MMACLEAN HOMES2014-34 DP7.0 JUN4-15project:for:drawing title:project no.:date:sheet no:drawn by:scale:plot file: date revised:4 JUN 2015121st AVENUE & EDGE STREETMAPLE RIDGE, B.C.22 DEC 14 ISSUED FOR D.P.16 FEB 15 RE-ISSUED FOR ADVISORY DESIGN PANEL17 FEB 15 COLORED RENDERING ISSUED FOR ADVISORY DESIGN PANEL24 APR 15 REISSUED FOR ADVISORY DESIGN PANEL;CITY COMMENTS ADDRESSED;7 MAY 15 REVISED 0.7M ROAD ALLOWANCE AT LANE;ASSOCIATED MODIFICATIONS14 MAY 15 COLOUR RENDERING REISSUED27 MAY 15 REISSUED FOR DPAAS SHOWNL2 OF 24 IN THICK SANDBLASTED CONCRETE CAP STONE FACEDENTRY PILLARS TO MATCH BUILDING2.5 FT HIGH METAL PICKET FENCE ON WALL2.5 IN X 2.5 IN INTERMEDIATEPOST ON CONC. WALL @ MAX 6 FT O.C.12 IN - 30 IN HIGH CONCRETE WALLMETAL GATE ELEVATIONNOTE:1. FENCE AND GATES TO BE STEEL OR ALUMINIUM, POWDER COATED, BLACK.2. USE GALVANIZED HARDWARE, CONNECTORS, PLATES ETC. ALL VISIBLE METAL COMPONENTS PAINTED TO MATCH FENCE.3. HINGES TO BE HEAVY DUTY, STAINLESS STEEL BUTTERFLY TYPE. ON GRADE FENCE POST EMBEDDED IN15 IN DIA X 24 IN DEEP CONCRETE FOOTING ON 4 IN GRAVEL4FT HIGH METAL FENCE(NO WALL)SECTION A: 121st AVENUESCALE: 1/2" = 1'-0" SYMBOL QTY. BOTANICAL NAME COMMON NAME SPACING SIZETrees:4 Acer circinatum Vine Maple B&B, 2.5m ht., Field grown, full2 Acer palmatum Japanese Maple - green ONLY B&B, 2.5m ht. 6 Carpinus betulus 'Franz Fontaine' Franz Fontaine Columnar Hornbeam B&B, 6cm dia, 1.5m std.2 Cornus kousa 'Satomi' Red Flowering Kousa Dogwood B&B, 3m ht.11 Liriodendron tulipifera 'Arnold' Columnar Tulip Tree B&B, 6cm dia, 1.8m std.4Magnolia kobus Kobus Magnolia B&B, 6cm dia, 1.8m std.4Magnolia stellata 'Lilipiutian' Star Magnolia B&B, 1.5m ht. 4 Picea omorika Serbian Spruce B&B, 2.5m ht. 0 Street Tree (Brown Ave. & Edge St.) Street Tree B&B, 6cm dia, 1.8m std.Off Site Trees-Separate contract13 Styrax japonica Japanese Snowbell Tree B&B, 5cm dia., 1.5m std.Shrubs:14 Aronia melanocarpa 'Autumn Magic' Autumn Magic Aronia 3'-6" O.C. #2 Container9 Azalea japonica, pink var. Japanese Azalea 2'-0" O.C. #2 Container6 Calamagrostis acutiflora 'Karl Foerster' Feather Reed Grass 2'-6" O.C. #2 Container3 Camellia japonica var. Japanese Camellia, shell pink var. 3'-6" O.C. #2 Container9 Choisya ternata Mexican Orange Blossom 3'-0" O.C. #2 Container40 Cornus stolonifera Red-Twig Dogwood 3'-6" O.C. #2 Container32 Euonymus alata Burning Bush 3'-0" O.C. #2 Container23 Festuca ovina Blue Fescue Grass 15" O.C. #1 Container78 Gaultheria shallom Salal 18" O.C. #1 Container61 Helictotrichon sempervirens Blue Oat Grass 2'-0" O.C. #1 Container16 Hydrangea macrophylla 'Merrit's Beauty'Big Leaf Hydrangea - Carmine 3'-0" O.C. #2 Container34 Leucothoe fontanesiana 'Nana' Dwarf Leucothoe 2'-0" O.C. #2 Container22 Leucothoe fontanesiana 'Scarletta' Scarlet Leucothoe 3'-0" O.C. #2 Container39 Lonicera pileata Privet Honeysuckle 3'-0" O.C. #2 Container48 Mahonia aquifolium Oregon Grape 3'-0" O.C. #2 Container16 Miscanthus sinensis 'Gracilimus' Maiden Grass 3'-0" O.C. #2 Container58 Pennisetum alopecuroides Fountain Grass 2'-0" O.C. #1 Container123 Polystichum munitum Western Swordfern 2'-0" O.C. #1 Container18 Polystichum setiferum Soft Shield Fern 2'-0" O.C. #1 Container15 Rhododendron 'Cilpinense' Rhododendron - light pink, low 3'-0" O.C. #2 Container22 Rhododendron 'Coral Glow' Rhododendron - light pink, medium 3'-0" O.C. #2 Container45 Rhododendron 'Unique' Rhododendron - med, cream 3'-0" O.C. #2 Container57 Rosa 'David Thompson' David Thompson Rose 3'-0" O.C. #2 Container64 Sarcococca hookerana humilis Himalayan Boxwood 2'-0" O.C. #2 Container6 Sarcococca ruscifolia Fragrant Sarcococca 3'-0" O.C. #2 Container10 Skimmia japonica 'Rubella' Japanese Skimmia - female 2'-9" O.C. #2 Container11 Spirea X bumalda 'Dart's Red' Dart's Red Spirea 2'-6" O.C. #2 Container43 Vaccinium ovatum 'Thunderbird' Evergreen Huckleberry3'-0" O.C. #2 Container8 Viburnum bodnantense x'New Dawn' New Dawn Viburnum As shown #7 Container97 Prunus laurocerasus 'Reynvaanii' Russian Laurel 3'-0" O.C. #3 Container316 Taxus media x'Hicksii' Hicks Yew 1'-6" O.C. #3 Container, min. 75cm ht.Perennials, Groundcovers & Vines:79 Gaultheria procumbens Wintergreen 18" O.C. #1 Container23 Helleborus niger Christmas Rose 18" O.C. #1 Container20 Hemerocallis varieties Mixed Yellow & Orange Day Lilies 18" O.C. #1 Container6Hydrangea petiolaris Climbing Hydrangea Along lane #2 Container, staked 6Ligularia dentata 'Desdemona' Ligularia Desdemona 2'-0" O.C. #1 Container94 Liriope muscari Lily Turf 15" O.C. #1 ContainerTBD Pachysandra terminalis Japanese Spurge 9" O.C. 10cm Container45 Rudbeckia 'Irish Eyes' Irish Eyes Cone Flowers 15" O.C. #1 Container44 Stipa tenuissima Mexican Hair Grass 2'-0" O.C #1 ContainerAll labour and Materials to conform to BCSLA/BCNTA Landscape Standard, latest edition.Refer to Landscape Specification for soil depths etc.Contractor is responsible for verification of plant quantities.AAKCF*HLLMMRCGSSTLigFENCE AT 121st AVENUESCALE: 1/2" = 1'-0" PLANT LISTSECTIONS;IMAGES;PLANT LIST**39.1239.133300STSTRCGRCGRCGRCGRCG********RCGRCGRCGRCGRCGRCGSTSTSTHSTST**RCGCORNER PLAZAANDPUBLIC ART:SCULPTURAL SEAT WALL WITH PLANTINGALONG WALL ANDLIGHTING INCORPORATEDINTO WALL DECORATIVE COLOURED CONCRETELANDSCAPE CORNER FEATURE / PUBLIC ARTSCALE: 1 : 50 metric REFERENCEIMAGES OF SCULPTURALSEATING WITHPLANTINGLIGHT BOLLARD IN COMMON AREASSTEP LIGHTING IN COMMONSTAIRS AND WALL AT BIKERACK AREA AT WEST SIDENOTE: LAYOUT AND TREATMENT OF HARDSCAPE IN THE PLAZA TO BE REFINED AND TO BE COORDINATED WITH PROJECTCIVIL ENGINEER AT BUILIDNG PERMIT STAGE
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Appendix E: Advisory Design Panel Comments and Responses
That the following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information:
Provide more information about hard surfacing to be used, including a legend.
Response: Plans revised to provide additional notations
Provide revised sections with landscaping, sloping and grading information that demonstrate
the underground parking building slope and height out of the ground is properly coordinated
with the ultimate curb and sidewalk elevation for convenient pedestrian access and to
minimize the slope of the front yards for ground level units.
Response: The landscape section through a private yard is updated and coordinated with the
architectural section.
Improve the identity and detail of the vehicle and two pedestrian entrances.
Response: The identity of the vehicular entry is enhanced by adding entry columns with
lighting and a strip of textured paving. Both pedestrian entry courts feature concrete pavers,
seasonal planting and seating.
Provide more definition to the front entrance canopy.
Response: The entrance canopy design complements the balcony column structures. The
design features timber columns, beams and rafters, covered with a low pitch metal roof with
areas of tempered glass. The columns have stone cladding base.
Improve the front entrance with more decorative surface treatment, pavers, etc, as well as
confirming the ramp slope is code compliant.
Response: Notes added on plans to clarify the decorative surface treatment and ramp slopes
are code compliant for access by disabled.
Improve the Edge Street entrance and interface by adding decorative surface treatment,
incorporating a ramp if necessitated by access requirements.
Response: The main entrance with entry phones remains located at 121 Street, however
enhancements are made for the entry feature on Edge Street to improve the pedestrian
environment.
Review and provide more clarity about the stairwells to the underground parking. Consider
adding canopies and landings at exterior stairs.
Response: The stairwell is designed for emergency exiting compliance from the parking area,
consequently the need for weather protection is not necessary. This also discourages
loitering. For security reasons, keyed re-entry is not proposed.
Review vestibule requirements for interior stairs.
Response: The plans were adjusted for this in accordance with Code.
Review exiting requirements from the upper floors to the exterior through lobbies.
Response: Some of the proposed exterior colors were revised to provide more contrast and
color highlights.
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Use a more colorful palette for the building.
Response: Some of the proposed exterior colors were revised to provide more contrast and
color highlights.
Improve the relationship between the loft windows and the building elements and windows
used on the lower floors. Add architectural details to tie in the penthouses with the lower part
of the building.
Response: The loft level window proportion as well as the balcony window layout and
proportion were revised to tie in the penthouses with the lower part of the building.
Confirm use of battens or reveals as this may inform architectural expression.
Response: Board and batten siding will be used.
Add weather protection to upper balconies that may be exposed
Response: A small roof overhang was added above the sliding door and window at the 4th
floor balconies.
Describe more fully how the underground parking areas will function, and consider adding a
separate gate between the parking for visitors and residents thereby improve the security of
the resident parking area.
Response: Satisfactorily described in Architect’s letter. (All parking provided behind a single
security gate, to function in the same manner as approved for the Edge 1 project.
In addition to providing public art, consider a stronger relationship with the institutional uses
to the north (Church, schools and community gardens) with seating and features such as
lighting or water at the corner.
Response: A public art element in the form of a sculptural seating wall is proposed to be
incorporated into the seating area, with feature planting and lighting, including a token low
maintenance herb garden to relate to the community gardens.
Staff noted (1) a vertical art feature such as a sun screen element was desirable to give the
plaza a stronger visual identity; and (2) the modified plaza shown extended into the grass
boulevard beside the road would conflict with underground utilities and have liability issues.
Shifting the plaza to contain all the public art elements entirely on the apartment site is
prevented by the underground. Therefore, a simpler plaza is proposed and the developer is
prepared to make a voluntary contribution for public art elsewhere in the Town Centre Area
as described in the report.
Consider having a different colour and texture for the decorative pavement and increasing
the seating wall depth from 12” to 18” for the amenity patio area.
Response: Decorative pavers and 18” deep seating shown in revised plans..
Provide details for pedestrian and building lighting.
Response: Suitably shown in revised plans.
Provide details for stormwater management (SMP) suitably coordinated with landscaping.
Response: High lot coverage (underground parking close to 100% as permitted by Zoning)
limits available options. Some features integrated within the landscaping plan and other
details included in Rezoning Servicing Agreement and final Building Permits. Staff notes SMP
the potential to incorporate SMP into the plaza/planter elements.
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Appendix F: 19-point SAFERhome Standards
SAFERhome is an overlay for homes that brings flexibility, safety, comfort, and cost savings. All
criteria are within the existing Provincial and National Building Codes. SAFERhome Standards are
measurable and tangible "gold standards" in universal home design. Universal design is a way to
build homes that work for all people.
Standards
Criteria 1: Exterior Thresholds
All exterior thresholds are flush.
Criteria 2: Interior Thresholds
All interior thresholds meet minimal code constraints (e.g., shower entrance).
Criteria 3: Positioning of Bath and Shower Controls
All controls are offset from centre, roughly halfway between the centre and the outside edge of the
shower or bathtub enclosure.
Criteria 4: Pressure/Temperature Control Valves (Canada for renovations only)
Control valves are installed on all shower faucets.
Criteria 5: Washroom Wall Reinforcements
Reinforced with 2"x12" solid lumber in all washroom bathtub, shower, and toilet locations.
Criteria 6 Waste Pipes
All pipes are brought in no higher than 14" to the centre of the pipe from floor level.
Criteria 7: Sink Cabinets
Cabinets underneath each sink are easily removed.
Criteria 8: Doors (pinch points)
All doors and pinch points are a minimum of 34" but ideally 36" wide.
Criteria 9: Hallways
All hallways are a minimum of 40" but ideally 42" wide.
Criteria 10: Positioning of Light Switches
All switches positioned at 42" to the centre of the electrical box from the finished floor.
Criteria 11: Positioning of Electrical Outlets
All outlets positioned at 18" to the centre of the electrical box from the finished floor.
Criteria 12: Placement Locations of Electrical Outlets
- Beside windows, especially where draperies or blinds may be installed;
- Bottom of stairways;
- Beside the toilet;
- Above external doors (outside and inside);
- On the front face of the kitchen counter;
- At Node Zero Location (the communications control centre for smart home options) where all the
house wiring meets in one place.
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Criteria 13: Electrical Boxes
All light switches and A/C outlets use Smart electrical boxes.
Criteria 14: Four-Plex Outlet Locations
Placed in master bedroom, home office, garage, and recreation room.
Criteria 15: Telephone Pre-Wiring
CAT 5E (4 pair) homerun to all areas and return to one central area (Node Zero).
Criteria 16: RG-6 Coaxial Cables Runs
All homeruns return to one central area. (Node Zero)
Criteria 17 Low-Voltage Runs
All other low-voltage homeruns (eg. door bells, security systems, etc.) return to one central area.
(Node Zero)
Criteria 18: Wall Reinforcements (Top of the Stairs)
At the top of all stairways, walls are reinforced with 2"x12" solid lumber at 36" to centre.
Criteria 19: Provision for Multi-storey Connection
Either an allowance for an elevator option in stacked closets, or build all staircase(s) with a minimum
width of 42".
(from http://www.saferhomesociety.com/index.php/saferhome-standards/19-point-standards)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-158-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Kanaka Way, Maple Ridge, BC Parking Requirements Review (updated June 23/2015)
by Howes Technical Advantage
Kanaka Way, Maple Ridge, BC Traffic Assessment (dated march 23, 2015) by Howes Technical Advatage
4.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2015-158-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7155-2015
23980 Kanaka Way
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment to allow for a Commercial
Daycare (Child Care Centre) on the ground floor of a two (2) storey commercial/residential building
nearing completion located at 23980 Kanaka Way. The property is zoned C-1 Neighbourhood
Commercial and has a site specific text amendment allowing two (2) rental housing units. The
proposed daycare use is in compliance with OCP policies.
The daycare is proposed to occupy about 289 square metres (3,110 square feet) of the total
commercial floor area of 479.26m² (5,158.76 square feet). It would accommodate 12 infant
toddlers, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity of 48
children. The operators would like to be in place for the start of this school year in September, 2015
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No. 7155-2015 be given first and second reading,
and forwarded to Public Hearing;
DISCUSSION:
1) Background Context:
Applicant: Ankenman Associates Architects Inc. (Agent: Mark Lesack)
Owner: A.L. Mortgageline Ltd., INC.NO. BC0427170
Legal Description: Lot 19 District Lot 404 Group 1 NWD Plan EPP32520
OCP:
Existing: Commercial
Zoning:
Existing: C-1 Neighbourhood Commercial
Surrounding Uses:
North: Use: Commercial (Vacant)
Zone: C-1 (Neighbourhood Commercial)
Designation: Commercial
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South: Use: Residential
Zone: R-2 (Urban Residential District) and
RST (Street Townhouse Residential)
Designation: Urban Residential
East: Use: Residential
Zone RST (Street Townhouse Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RST (Street Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Commercial and two (2) rental dwelling units
Proposed Use of Property: Commercial and two (2) rental dwelling units
Site Area: 0.176 HA (0.43 Acres)
Access: 240 Street and lane parallel to Kanaka Way)
Servicing: Urban or Rural Standard: Urban
Companion Applications: 2015-158-VP
2) Background:
This property was rezoned to the C-1 Zone (Neighbourhood Commercial) accompanied by a site
specific text amendment allowing for rental dwelling units on the second level on January 28, 2014.
This was part of a larger application for 24 rowhouses and a subdivision containing about 40 R 2
single family lots, and across the street from another future mixed use development with about 16
rental units above commercial and 156 townhouses. Staff has been in discussions with the
applicant to accommodate a commercial daycare at this location for some months.
3) Project Description:
The daycare is proposed to occupy about 289 square metres (3,110 square feet) of the total
commercial floor area of about 479 square metres (5,158.76 square feet). It would accommodate
12 babies, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity of 48
children.
The site plan will be adjusted to enlarge the open space to provide the space necessary for the
daycare play area. The parking layout will be rearranged to accommodate the daycare drop off and
pick up patterns as recommended by a Traffic Study supplied by the applicant.
4) Planning Analysis:
i) Official Community Plan:
The Official Community Plan contains the following policies:
Policy 4 - 22 Maple Ridge encourages the development of accessible quality child care
facilities throughout the community, and will encourage the provision of
space for child care in all assisted rental housing projects developed
under senior government programs.
- 3 -
Policy 4 - 36 Maple Ridge supports the establishment of child-care facilities in
Residential, Institutional, Commercial and Industrial land use designations
subject to compliance with District bylaws and regulations.
Establishment of a daycare centre would comply with these policies because: the site has
commercial designation, the potential numbers of rental units and the likely demand for
daycare generated by new residents moving into the emerging neighbourhoods nearby.
ii) Zoning Bylaw:
The building in which the proposed daycare is to be located is under construction in
accordance the regulations of the C-1 Neighbourhood Commercial, as relaxed by 2012-
021-VP. The relaxations were: for height (for roof architecture) and setbacks (closer to
Kanaka Way and 240 Street to achieve more urban streetscape). It also established 2
spaces required for each rental unit plus one visitor space. As part of the building permit
process, the restrictive covenant will be amended to show the proposed new location for
these residential parking spaces.
With this site-specific text amendment, a large commercial style daycare will be permitted
on the site, and will require approval from Fraser Health.
iii) Off-Street Parking and Loading Bylaw and Parking Variance:
This application does not involve a development proposal but is a “use” addition. It is a site
specific text amendment on a property where construction of an approved mixed-use
building is nearing completion. Therefore, this report contains a more rigorous variance
analysis than is normally included in a rezoning report.
A Traffic Study and a Parking Requirement Review prepared by Donna Howes P.Eng. has
been submitted by the applicant focusing primarily on justifying the parking reduction and
the traffic requirements for child drop-offs for the daycare. The requested reductions are
from 6 to 5 parking spaces for the commercial unit and from 15 to 7 parking spaces for the
daycare. No changes are proposed for the residential parking.
Among the recommendations supporting these numbers are as follows:
Daycare provider to encourage walking, transit use and carpooling for drop off and
pick up;
The planned parking availability can accommodate the peak morning demand with
the implementation of a parking management strategy which should include the
following:
10 minute drop off zone for 5 stalls.
Use of a parking attendant to monitor drop off zone.
No appointments with teachers between 8 and 10am.
No Daycare vehicles on site.
Two dedicated stalls for staff parking – no other staff vehicles on site.
Discuss with the City for an on street drop off on Kanaka Way are recommended to
provide another option for morning peak drop off time.
- 4 -
Staff comments are as follows:
Daycare Parking: Staff reviewed the assumptions upon which the justification to reduce
daycare parking requirements from 15 to 7 parking spaces was based and has observed
the following:
1. Reduction of 10% for transit use is too high given the transit service levels in this
area. Reduction of 10% for carpooling may be too low given that a large percentage
of parents have multiple children attending the facility. Staff is satisfied that on
balance the assumed reduction is reasonable. The start times for the different
categories/ages of care spread out the parking and traffic peaks. To establish these
more clearly, the consultant’s report should assess the peak time in 15 minute
increments to reflect actual conditions.
2. Queuing in the driving lane from a traffic management perspective is not desirable
and could create potential hazards for other vehicles and children. Moving the
daycare parking spaces further west on the site would improve the queuing issue.
3. Creating an on-street “drop off” zone is unlikely to be supported due to proximity to
the Kanaka Way / 240 Street intersections and the potential reduction in the
vehicle capacity of Kanaka Way this could cause.
4. Sharing the residential visitor parking could be a consideration given that residential
visitor use will generally occur outside of the facility’s operating hours.
5. The report should compare parking stall allotment at the other daycare facilities this
operator owns.
Possible solutions discussed with the applicant to further manage peak time parking and
traffic include:
1. Modifying the design of the play area to increase parking by 2 stalls.
2. Locating additional parking on private property offsite.
3. No employee parking on the subject site.
Commercial and Residential Parking: The Study considers the pattern of trips generated by
the daycare and the reduced floor area for commercial uses. The supply being proposed for
the commercial parking is 5 spaces rather than 6 spaces as required in the bylaw. This is a
reasonable variance.
No change for the residential parking was considered. The original application specified two
(2) spaces per dwelling unit (for a total of 4 spaces) plus 1 visitor parking space. Similar
mixed use developments in such zones as the C-2 Community Commercial Zone, C-5 Village
Centre Commercial Zone or CRM Commercial/Residential zone require one (1) parking
space plus 0.2 visitor spaces per dwelling unit (for a total of 2 spaces plus 1 visitor space).
The Traffic Study documented that daycares have certain peak demand times and no
demand when closed in evenings and on weekends. Therefore, there is some potential to
use the freed-up spaces for a commercial business and by visitors to the dwelling units, or
the possibility of not needing a parking space set aside for visitors.
Conclusion: Therefore, it is recommended that staff continue working with the applicant’s
consultant and architect to achieve a sounder justification and a reconfiguration that
minimizes the proposed reduction of spaces. These solutions will result in a reduction to a
level that will be reasonable and supportable. The exact variance will be established and be
the subject of a separate report for the issuance of a development variance permit.
- 5 -
In the interim, by applying the forgoing possible solutions, analysis and comparing it to the
variance currently proposed, the following will be the likely variance to accommodate a
daycare use on the subject site:
Parking as Currently Proposed Potential alternate applying
possible solutions
4 residential parking units
1 visitors parking space (no variance)
Applying more typical C-2, C-5 or CRM parking standards
to require 2 - 3 residential parking spaces. (no variance)
5 commercial parking spaces
(variance of 1 parking space)
5 commercial parking spaces.
(variance of 1 parking space)
7 daycare parking spaces
(variance of 8 spaces)
9 - 10 daycare parking spaces created through
reconfiguration of the play area. Further addition of 1
parking space through shared use.
(variance of 4 -5 parking spaces)
TOTAL VARIANCE 5 -6 parking spaces
Development Permits:
The change to the parking and landscaping is a minor amendment and a new development
permit is not required.
CONCLUSION:
Given that the proposal Child Care Centre (Daycare) is in compliance with the OCP and peak parking
and traffic activity can be spread out during the morning by the operator, it is recommended that first
and second reading be given to Maple Ridge Maple Ridge Zone Amending Bylaw No. 7155-2015,
and that application 2015-158-RZ be forwarded to a Public Hearing.
There are some concerns with the number of parking variances being sought, but staff will continue
working with the applicant with the goal of having as many parking spaces as possible on the site
and minimizing the number of parking spaces being varied. The revised consultant report on the
parking variances will be available before the Public Hearing. The variance will be the subject of a
separate Council Report for the issuance of the development variance permit.
“Original signed by Adrian Kopystynski”_______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_______________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”_________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 7155-2015
Appendix C – Site Plan
DATE: Jun 3, 2015 2015-158-RZ BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
240 STREET´
Scale: 1:1,500
23980 Kanaka WayLegend
\\Wetlands
GPS Creek CentrelinesStreams & Rivers (Topographic)Feature Type
Indefinite Creek Centreline
Ditch Centreline
River CentrelineRivers & Lakes (Topographic)Feature Type
Canal
Flooded LandLake/ReservoirMarsh
River
CITY OF MAPLE RIDGE
BYLAW NO. 7155-2015
A Bylaw to amend the text of Maple Ridge 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. 7155-2015
2. Adding the following subsection after Section 1. PERMITTED USES subsection e):
g) Child care centre is permitted specific to the following sites:
Lot 19 District Lot 404 Group 1 New Westminster District Plan EPP32520;
PID 029-263-948
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 23rd day of June, 2015.
READ a second time the 23rd day of June, 2015.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER