HomeMy WebLinkAbout2015-12-08 Public Hearing Meeting Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
December 8, 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 6:00 p.m., Tuesday, December 8,
2015 to consider the following bylaws:
1a) 2014-104-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7167-2015
LEGAL: Lot 2, Section 29, Township 12, New Westminster District, Plan 5116
Except Plans BCP42569 and BCP48907
LOCATION: 23050 136 Avenue
PURPOSE: To amend Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 2 -
Land Use Plan and Figure 3A - Blaney Hamlet, as shown outlined in heavy
black line on the map below
FROM: Eco Clusters
TO: Conservation
AND
PURPOSE: To amend Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 -
Trails / Open Space to add to Conservation, as shown outlined in heavy black
line on the map below
1b) 2014-104-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7124-2014
LEGAL: Lot 2, Section 29, Township 12, New Westminster District, Plan 5116
Except Plans BCP42569 and BCP48907
LOCATION: 23050 136 Avenue
FROM: R-1 (Residential District) and R-3 (Special Amenity Residential District)
TO: R-2 (Urban Residential District)
PURPOSE: To permit a future subdivision of 18 lots.
2. 2015-181-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7158-2015
LEGAL: Parcel “E” (Reference Plan 3460) District Lot 242, Group 1,
Except: The North 180 feet, New Westminster District
LOCATION: 12117 Laity Street
FROM: RS-1 (One Family Urban Residential)
TO: R-1 (Residential District)
PURPOSE: To permit a future subdivision of approximately six lots.
3a) 2012-013-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7040-2013
LEGAL: Lot 10, Section 10, Township 12, New Westminster District, Plan 809
Except Part Subdivided by Plan 43223 and Plan 43601
LOCATION: 24152 112 Avenue
PURPOSE: To amend Schedule "A", Section 10.2, Albion Area Plan “Schedule 1”,
as shown outlined in heavy black line on Map No. 871
FROM: Institutional and Low Density Residential
TO: Low/Medium Density Residential , Conservation ,
and Park
AND
PURPOSE: To amend Schedule “C” to add to Conservation , as shown outlined in
heavy black line on Map No. 872
Map No. 871 Map No. 872
3b) 2012-013-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7041-2013
LEGAL: Lot 10, Section 10, Township 12, New Westminster District, Plan 809
Except Part Subdivided by Plan 43223 and Plan 43601
LOCATION: 24152 112 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential) and
P-1 (Park and School)
PURPOSE: To permit a future subdivision into approximately 25 lots and a
neighbourhood park.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from November 26, 2015 to December 8, 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., December 8,
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 26th day of November, 2015.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-104-RZ
File Manager: Ann Edwards
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
ESA Report
Arborist Report
Forester’s Report
SWM Plan
ESC Plan
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2014-104-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7167-2015 and
Second Reading
Zone Amending Bylaw No. 7124-2014
23050 136 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property located at 23050 136
Avenue (Appendices A and B) from R-1 (Residential District) and R-3 (Special Amenity Residential
District to R-2 (Urban Residential District) to permit a future subdivision of 18 lots. If approved, this
will result in the addition of two lots from the previously proposed subdivision plan. The minimum lot
size for the current R-1 (Residential District) zone is 371m² and for the R-3 (Special Amenity
Residential District) is 231m². The minimum lot size for the R-2 (Urban Residential District) zone is
315m².
This application requires an amendment to the Official Community Plan (OCP) to designate
approximately 352m² of land adjacent to the proposed Lot 8 from Eco Clusters to Conservation.
(Appendix C)
Council granted first reading to Zone Amending Bylaw No. 7124-2015 (Appendix D) and considered
the early consultation requirements for the Official Community Plan (OCP) amendment on February
10, 2015.
Pursuant with Council resolution, this application is subject to the CAC program.
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. 7167-2015 on the municipal website, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7167-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7167-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Maple Ridge Official Community Plan Amending Bylaw No. 7167-2015 be given first and
second readings and be forwarded to Public Hearing;
- 2 -
5)That Maple Ridge Zone Amending Bylaw No. 7124-2014 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 Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet and Figure 4 - Trails / Open
Space.
iii)Park dedication as required and removal of all debris and garbage from park land;
iv)Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development;
v)Removal of existing buildings, and
vi)A voluntary citywide Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regard to amenities.
DISCUSSION:
1)Background Context:
Applicant: Aplin & Martin Consultants
Owner: Rajinder S. Chhina
Legal Description: Lot 2, Section 29, Township 12, NWD Plan 5116, except Plans BCP42569
and BCP48907
OCP:
Existing: Eco Clusters
Proposed: Eco Clusters, Conservation
Zoning:
Existing: R-1 (Residential District), R-3 (Special Amenity Residential District)
Proposed: R-2 (Urban Residential District)
Surrounding Uses:
North: Use: Vacant
Zone: R-1 (Residential District)
Designation: Eco Clusters
South: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Rural single family residential
Zone RS-3 (One Family Rural Residential)
Designation: Eco Clusters
- 3 -
West: Use: Single Family residential
Zone: R-1 (Residential District), R-3 (Special Amenity Residential
District)
Designation: Eco Clusters
Existing Use of Property: Rural Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.7 ha (4.22 acres)
Access: 230A Street
Servicing requirement: Urban Standard
Previous Applications: RZ/093/06, SD/093/06 (expired), 2011-106-SD (closed)
Companion Applications: 2014-104-SD, 2014-104-DP, 2015-123-DP (WF)
2)Background:
This site received final approval for rezoning with application RZ/093/06 on July 26, 2011 in a joint
application with the Hampstead (Portrait Homes) development to the west (Appendix E). The site
was rezoned to R-1 (Residential District), R-3 (Special Amenity Residential District), and RS-1B (One
Family Urban (Medium Density) Residential for a future subdivision of 16 lots (Appendix F).
The applicant submitted two subdivision applications, of which the first expired prior to approval and
the second was closed by the applicant. On February 14, 2012 the R-2 (Urban Residential District)
zone was approved. Subsequently, the applicant revised the subdivision plan and has requested
that a portion of the site be rezoned to R-2 (Urban Residential District) (Appendix G). The area to be
rezoned will result in the addition of two lots for a total of 18 lots, as shown on the subdivision plan
(Appendix H).
3)Project Description:
The subject property at 23050 136 Avenue is 1.7 ha (4.22 acres) in size. The applicant is proposing
to rezone a portion of the property from R-1 (Residential District) and R-3 (Special Amenity
Residential District to R-2 (Urban Residential District) to permit a future subdivision with a total of 18
lots. If approved, this will result in the addition of two lots from the previously proposed subdivision
plan.
In revising the subdivision plan for the R-2 zoned lots, the applicant has enlarged the park area
adjacent to Lot 8 resulting in 352m² of additional land to be dedicated as Park. This will provide
increased green space between the groups of lots, which is one of the features of an Eco Clusters
development.
4)Planning Analysis:
i)Official Community Plan:
The development site is designated Eco Clusters within the Blaney Hamlet of the Silver Valley
Area Plan. The proposed R-2 zone is consistent with this OCP designation. When the original
Zoning and OCP amendments (RZ/093/06) were approved for this site all the areas required
- 4 -
for the protection of watercourses and steep slopes were designated as Conservation and
were dedicated to the municipality.
The overall density for this subdivision as it was proposed with the original rezoning application
is 9.4 units per hectare (uph) (16 units/1.7 hectares). The addition of two lots with this
rezoning application would increase the density to 10.6 uph (18 units/1.7 hectares). This is
still well within the Silver Valley Area Plan target density range of 5 – 15 units per hectare for
Eco Clusters development.
ii) Zoning Bylaw:
The R-2 (Urban Residential District) zone was not adopted by Council until February 2012,
which was too late for the zone to be considered in the original development plans for this site.
Since then, the developer reconsidered the subdivision potential and has revised the lot
configuration to provide two clusters of lots with the R-2 lot dimensions. This will result in the
addition of two lots from the previously proposed subdivision plan.
The minimum lot size for the current R-1 (Residential District) zone is 371m² and for the R-3
(Special Amenity Residential District) is 231m². The minimum lot size for the R-2 (Urban
Residential District) zone is 315m².
iii) Off-Street Parking And Loading Bylaw:
Two parking spaces within an enclosed garage and two additional parking spaces on the
driveway will be provided for each home. This exceeds the minimum parking requirement of
two spaces for single family homes.
iv) Development Permits:
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for
all development and subdivision activity or building permits for areas identified as wildfire risk
areas, as identified on the Wildfire Development Permit Map area. This will be the subject of a
future Council Report.
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. This will be the subject of a future Report.
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. This will be the
subject of a future Report.
- 5 -
v)Development Information Meeting:
A Development Information Meeting was not required for this application because fewer than
25 lots are proposed.
vi)Parkland Requirement:
The park dedication requirements of Section 941 of the Local Government Act were met with
the original application. The subdivision plan (Appendix D) identifies 352m² of additional park
land adjacent to Lot 8 to be dedicated as a condition of Final Reading.
vii)Citywide Community Amenity Contribution (CAC) program:
On October 19, 2015 Council passed a number of resolutions pertaining to the establishment
of a Citywide Community Amenity Contribution (CAC) program. Options for dealing with in-
stream applications were discussed and staff were directed to include information on the
proposed CAC program in future staff development reports. It is noted that the Resolutions
passed at the Council Workshop can be used as a guide for determining CAC contributions, in
the interim period while the CAC OCP amending Bylaw is being considered.
As this application is to be considered by Council since the CAC discussion occurred staff has
included the following condition in the recommendation section.
(vi) That a voluntary citywide Community Amenity Contribution (CAC) be provided in keeping
with the direction given by Council with regard to amenities.
5)Environmental Implications:
The subject site generally slopes from 136 Avenue down to the south end, and there are tributaries
and ponds of Cattell Brook on the lands to the east and south. Park dedication was provided with
the original rezoning application for the protection of these watercourses and adjacent slopes. The
applicant has provided an Environmental Assessment, a Geotechnical Report, a Forester’s Report
and an Arborist Report. Lot Grading, Stormwater/Rainwater Management, and Erosion and
Sediment Controls plans have been submitted for review.
A Watercourse Protection and Natural Features Development Permit application (2014-104-DP) and
a Wildfire Development Permit application (2015-123-DP) have been received for this development.
The applicant will provide enhancement and rehabilitation works in the environmental areas as
required by the site conditions.
6)Interdepartmental Implications:
i)Engineering Department:
The rezoning (off-site) servicing requirements to be provided for this application include the
construction of 135B Avenue between 230A Street and the west property line of this site with
curb and gutter on both sides, a concrete sidewalk and street trees on the north side, and
extension of the watermain.
- 6 -
7)School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on July 2, 2015. Their response was received on July 31, 2015 and provided the following
information.
The amendment would affect the student population for the catchment areas served by Yennadon
Elementary and Maple Ridge Secondary School. Yennadon has an operating capacity of 545
students. For the 2014-15 school year the student enrolment was 561 students (102.94%
utilization) including 133 out of catchment students. Although Yennadon is fully utilized, two other
elementary schools located in Central Maple Ridge area, Harry Hooge Elementary and Alouette
Elementary can accommodate the student population from this area. In the future students from
this area may have to be bussed to schools outside of the Board established walk limits (for grades
K-3 the current walk limit is 4 km and for grades 4-12 the current walk limit is 4.8 km). Maple Ridge
Secondary has an operating capacity of 1,300 students. For the 2014-15 school year the student
enrolment at Maple Ridge Secondary was 1,194 students (91.85% utilization) including 562 out of
catchment students.
In October 2015, the School District Board adopted the recently completed Strategic Facilities Plan.
The Plan concludes that “in order to accommodate all estimated elementary student enrollment for
Silver Valley at build-out, the School District will have to acquire and develop one school site in Silver
Valley that would, at a minimum, accommodate a school with an operating capacity similar to that of
Yennadon Elementary (545 students).” The recommendations in the Plan include asking the
Ministry of Education for support to acquire one school site. The recommendations further state that
once Ministry approval is received for acquisition, the School District will work with the City to jointly
acquire school/park sites.
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, to designate
approximately 352m² of land from Eco Clusters to Conservation, is considered to be minor in
nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no
impact.
- 7 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge OCP Amending Bylaw No.
7167-2015, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7124-2014,
and that application 2014-104-RZ be forwarded to Public Hearing.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge OCP Amending Bylaw No. 7167-2015
Appendix D – Maple Ridge Zone Amending Bylaw No. 7124-2014
Appendix E – Previous rezoning application (RZ/093/06) subject map
Appendix F – Previous Subdivision proposal for 16 lots
Appendix G – Areas to be rezoned R-2 and Park Dedication
Appendix H – Proposed Subdivision Plan
DATE: Jan 27, 2015 FILE: 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
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Scale: 1:2,500
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Streams & Rivers (Topographic)
Feature Type
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Feature Type
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SUBJECT PROPERTY
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 22, 2015 FILE: 2014-104-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
District of Maple Ridge´
Scale: 1:2,500
23050 136 AVENUE
(2011 PHOTO IMAGERY)
CITY OF MAPLE RIDGE
BYLAW NO. 7167-2015
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 expedient 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. 7167-2015.
2.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A
- Blaney Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans BCP42569
and BCP48907
and outlined in heavy black line on Map No. 913, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 - Trails / Open Space is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans BCP42569
and BCP48907
and outlined in heavy black line on Map No. 914, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ A FIRST TIME the 24th day of November, 2015.
READ A SECOND TIME the 24th day of November, 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
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P 43567
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*PP154
EPP 32166
P 43567BCP 33861EPP 44846
BCP 49303
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P 11173
BCP 48906
EPP 44846
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P 19056
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´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
From:To:
To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)of the Silver Valley Area PlanEco ClusterConservation
7167-2015913
136 AVE.
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EPP 52781
´SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Add to Conservation on Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7167-2015914
CITY OF MAPLE RIDGE
BYLAW NO. 7124-2014
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. 7124-2014."
2.That parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans
BCP42569 and BCP48907
and outlined in heavy black line on Map No. 1632 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of February, 2015.
READ a second time the 24th day of November, 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
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´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)R-3 (Special Amenity Residential District))R-2 (Urban Residential District)
7124-20141632
DATE: Nov 10, 2015FILE: 2014-104-RZ BY: DT
PLANNING DEPARTMENT
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RZ/093/06
2014-104-RZ
2014-104-RZ
RZ/093/06
DATE: Nov 10, 2015 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT22963135732297522956
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Scale: 1:2,500
23050 136 AVENUELegend
OCP and Zoning Changes
ECO Cluster to Conservation
R-1 to R-2
R-3 to R-2
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-181-RZ
File Manager: Adam Rieu
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 2, 2015
and Members of Council FILE NO: 2015-181-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7158-2015
12117 Laity Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12117 Laity Street, from
RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit a future subdivision of
approximately six lots. Council granted first reading to Zone Amending Bylaw No. 7158-2015 on July
28, 2015. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2,
and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m². This application
is in compliance with the OCP. Pursuant with Council direction, information regarding Community
Amenity Contributions is included in this report, and an option for including an additional
recommendation has been provided for Council’s consideration.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7158-2015 be given second reading, and be forwarded to Public
Hearing;
2) That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
3) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Road dedication as required;
iii) Removal of existing building; and
iv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Jonathan Craig
Owner: Wade Gienow
Legal Description: Parcel “E” (Reference Plan 3460) District Lot 242 Group 1
Except: The North 180 Ft., New Westminster District
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Church
Zone: P-4 (Place of Worship)
Designation: Institutional
South: Use: Vacant (Fortis Right-of-Way)
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Residential; Lions Park
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential; Park
West: Use: Residential
Zone: RG (Group Housing Zone)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.33 Ha (0.8 acres)
Access: Laity Street and 212 Street
Servicing requirement: Urban Standard
Companion Applications: 2015-181-SD
2) Project Description:
The applicant proposes to rezone the subject property, located at 12117 Laity Street, from RS-1
(One Family Urban Residential) to R-1 (Residential District) to permit future subdivision into six single
family residential lots not less than 371 m² (3,994 ft²) (see Appendix D). The subject property is
bound by St. Paul’s Lutheran Church to the north, single family residential and Lions Park to the east,
a vacant lot owned by FortisBC Energy Inc. with a Fortis Gas Right-of-Way to the south and
townhomes to the west (see Appendix A). The subject property is flat with some sparse vegetation
located throughout the site. Three of the lots will be accessed from Laity Street, while the other
three lots will be accessed from 212 Street. It is noted that the proposed lot sizes are significantly
larger than the minimum R-1 (Residential District) requirements. The larger lot size of 530-540 m²
(5,705-5,813 ft²) will ensure compatibility with the existing lot sizes in the surrounding
neighbourhood.
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The OCP designates the property Urban Residential, and is subject to the Major Corridor
infill policies of the OCP. These policies require that development be compatible with the
surrounding neighbourhood, with particular attention given to site design setbacks and lot
configuration with the existing pattern of development in the area. The proposed rezoning
to R-1 (Residential District) is in conformance with the Urban Residential designation and
infill policies. In order to fit the surrounding neighbourhood context, the lots exceed the
minimum lot size.
ii) Zoning Bylaw:
The applicant proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) (see Appendix C) to permit future subdivision into
approximately six single family residential lots (see Appendix D). The minimum lot size for
the current RS-1 (One Family Urban Residential) zone is 668 m² (7190 ft²), and the
minimum lot size for the proposed R-1 (Residential District) zone is 371 m² (3994 ft²).
iii) Development Permits:
A Form and Character Development Permit is not required for this single family residential
development.
iv) Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application
does not need to be reviewed by the Advisory Design Panel.
v) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Library on October 19,
2015. Five people attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and include the following
main points:
Concern that the homes would be situated too close to Laity Street.
Concern that Laity Street is too busy for an additional three driveways.
Concern that the size of the lots and massing will not fit in with the surrounding
neighbourhood.
The following are provided in response to the issues raised by the public:
Road dedication will remove approximately 3 m of frontage from Laity Street;
as well there is consideration of situating the homes further back to allow more
off-street parking and to create more distance between the street and homes.
The subject property is within a park zone, so speed limits are reduced in this
area.
The current proposal indicates that lot sizes will be considerably larger than the
minimum requirements for the R-1 (Residential District) zone. As well, it is the
developer’s intention to enhance the neighbourhood with a style and massing
that fits the surrounding area.
- 4 -
vi) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be
required to comply with the park dedication requirements of Section 941 of the Local
Government Act prior to subdivision approval.
For this project, there is no suitable land for park dedication on the subject property and it
is therefore recommended that Council require the developer to pay to the City an amount
that equals the market value of 5% of the land required for parkland purposes. The
amount payable to the City in lieu of park dedication must be derived by an independent
appraisal at the developer’s expense. Council consideration of the cash-in-lieu amount will
be the subject of a future Council report.
vii) On October 19, 2015 Council passed a number of resolutions pertaining to the
establishment of a Citywide Community Amenity Contribution (CAC) program. Options for
dealing with in-stream applications were discussed and staff were directed to include
information on the proposed CAC program in future staff development reports. It is noted
that the Resolutions passed at the Council Workshop can be used as a guide for
determining CAC contributions, in the interim period while the CAC OCP amending Bylaw is
being considered.
As this is the first application to be considered by Council since the CAC discussion
occurred, Council may wish to include the following term in Recommendation 3).
That a voluntary Community Amenity Contribution be provided in keeping with the direction
given by Council with regard to amenities.
Should Council elect to include the above noted term in the Recommendation, staff will
include this item as a Recommendation in all subsequent reports while the CAC OCP
Amending Bylaw is being considered.
4) Environmental Implications:
The subject property is located within the Fraser River Escarpment area, where stormwater must be
directed to Municipal storm sewer, as per Council Policy 6.23 - Control of Surficial and Groundwater
Discharge in the Area Bounded by 207 Street, 124 Avenue, 224 Street and the Crest of the Fraser
River Escarpment.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure, and granted Preliminary Approval on
September 1, 2015, for one year, pursuant to section 52(3)(a) of the Transportation Act. Ministry
approval of the Zone Amending Bylaw will be required as a condition of final reading.
- 5 -
6) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement is not required for this rezoning application, as there are
no works or services required for the rezoning. All deficient services will be provided
through a Subdivision Servicing Agreement at the time of subdivision.
7) School District No. 42 Comments:
The School District has noted that the subject properties fall within the Glenwood Elementary and
Westview Secondary school catchments. Actual numbers for 2013 indicate that Glenwood
Elementary is at 79% utilization, with 289 students. In terms of secondary school enrollment
capacity, actual numbers for 2013 indicate that Westview Secondary is at 63% utilization, with 768
students. Therefore, there is available elementary and secondary school capacity for the proposed
development.
CONCLUSION:
As this application is in compliance with the OCP, it is recommended that second reading be given to
Zone Amending Bylaw No. 7158-2015, and that application 2015-181-RZ be forwarded to Public
Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the City an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“Original signed by Adrian Kopystynski” for
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7158-2015
Appendix D – Proposed Subdivision Plan
DATE: Jul 7, 2015
2015-181-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
DEWDNEY TRUNK RD LAITY ST212 STWICKLUND AVE
121 Ave
´
Scale: 1:2,500
12117 Laity St
Legend\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
DATE: Jul 7, 2015
2015-181-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
DEWDNEY TRUNK RD LAITY ST212 STWICKLUND AVE
121 Ave
City of Maple Ridge´
Scale: 1:2,500
12117 Laity St
Legend\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
(2011 photography image)
CITY OF MAPLE RIDGE
BYLAW NO. 7158-2015
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. 7158-2015."
2. That parcel or tract of land and premises known and described as:
Parcel “E” (Reference Plan 3460) District Lot 242 Group 1 Except: The North 180
feet, New Westminster District
and outlined in heavy black line on Map No. 1640 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 28th day of July, 2015.
READ a second time the 10th day of November, 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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SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7158-20151640
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-013-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report dated September 11, 2014, by Western Geotechnical Consultants ltd.
Environmental Impact Assessment dated September 15, 2014, by Envirowest Consultants Inc.
Summary of Enhancement Opportunities, dated September 15, 2014, by Envirowest Consultants Inc.
Tree Evaluation Report, dated September 15, 2014, by Mike Fadum and Associated Ltd.
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2012-013-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Update Report
First and Second Reading
Official Community Plan Amending Bylaw No.7040-2013 and
Second Reading
Zone Amending Bylaw No.7041-2013
24152 112 Avenue
EXECUTIVE SUMMARY:
On February 10, 2015, and again on July 28, 2015, Council deferred giving second reading to the
above-referenced Official Community Plan Amending Bylaw No. 7040-2013 and Zone Amending
Bylaw No. 7041-2013 pending receipt of the School Board’s Strategic Facilities Plan due in October
2015. As the Strategic Facilities Plan was adopted by the School Board on October 14, 2015, it is
now approppriate to move this application forward for reconsideration.
The adopted Strategic Facilities Plan does not mention acquisition of the subject property, located at
24152 112 Avenue, as a school site. This was the primary reason for Council’s concern and
subsequent deferrals. Written confirmation that the subject property is no longer required by the
School Board was received on November 3, 2015. As such, the recommendations from the second
reading report dated January 5, 2015 remain the same. There is, however, one additional
recommendation Council needs to consider in relation to the citywide Community Amenity
Contribution (CAC) program. On October 19, 2015, Council passed a number of resolutions
pertaining to the CAC program and subsequently directed staff to include a recommendation that
applicants provide a voluntary CAC in all applications seeking a rezoning or Official Community Plan
(OCP) amendment. Although this application was delayed for reasons beyond its own control, the
timing is such that it is subject to the CAC program unless specifically exempted by Council.
RECOMMENDATIONS:
1) That Official Community Plan Amending Bylaw No. 7040-2013 be given first and second reading
and be forwarded to Public Hearing;
2) That, in accordance with Section 879 of the Local Government Act, opportunity for early and on-
going consultation has been provided by way of posting Official Community Plan Amending Bylaw
No. 7040-2013 on the municipal website and requiring that the applicant host a Development
Information Meeting (DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3) That Official Community Plan Amending Bylaw No. 7040-2013 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
4) That it be confirmed that Official Community Plan Amending Bylaw No. 7040-2013 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
5) That Zone Amending Bylaw No. 7041-2013, as amended in the Council report dated January 5,
2014, 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 Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule “C”;
iii) Road dedication on 112 Avenue, as required;
iv) Park dedication as required, including construction of multi-purpose trails;
v) A letter assuring that removal of all debris and garbage from park land has occurred;
vi) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for Stormwater Management;
viii) Removal of existing buildings;
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 property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site; and
x) That a voluntary Community Amenity Contribution (CAC) be provided in keeping with
the direction given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Owner: 0780659 BC Ltd.
Legal Description: Lot 10, Section 10, Township 12, New Westminster District Plan
809, Except Part Subdivided by Plan 43223 and Plan 43601
OCP:
Existing: Institutional, Conservation
Proposed: Low/Medium Density Residential, Conservation, and Park
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program, and
P-1 (Park and School)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low/Medium Density
Residential, Medium Density Residential, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low Density Residential, Low/Medium
Density Residential, Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Neighbourhood Commercial,
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Park and Conservation
Site Area: 4.46 ha (11 acres)
Access: 112 Avenue and a proposed new road
Servicing requirement: Urban Standard
2) Project Background:
The subject property is located at 24152 112 Avenue (see Appendices A and B). A summary of the
project description and planning analysis are provided in the second reading report, dated January 5,
2015 (see Appendix C). The intent of this report is to provide updated information from the School
Board with respect to school sites in the Albion neighbourhood.
On February 10, 2015, Council deferred giving second reading to the above-referenced Official
Community Plan Amending Bylaw No. 7040-2013 and Zone Amending Bylaw No. 7041-2013 until
an appropriate meeting in July 2015. The deferral was intended to allow time to receive a Facilities
Study from the School Board, along with further information from staff on the potential park
purchase.
On March 5, 2015, an interim letter was received from the School Board, in response to a request
from the City of Maple Ridge for clarification on required school sites in the Silver Valley and Albion
neighbourhoods. With respect to Albion, the letter stated the following (see Appendix D):
“In order to accommodate the estimated elementary school enrollment from the Albion area
at build out, the School District will have to expand and develop the 104th school site and
acquire one additional site in Albion that would, at a minimum, accommodate a school with
a nominal capacity of 550 students. Pending further detailed review, it is anticipated the
currently designated site at 108th Avenue and 248th Street would suffice.”
On October 14, 2015, the finalized Strategic Facilities Plan was adopted. The adopted Strategic
Facilities Plan has the following recommendation with respect to capital plan priorities for future
schools:
“It is recommended that the Board take the following actions with regards to Maple Ridge
future school sites and new schools:
in order to accommodate all estimated elementary student enrolment from Albion at
build-out, ask for Ministry of Education support to expand the 104th school site to
- 4 -
accommodate a school with a nominal capacity of 550 students and acquire one
additional school site in Albion that would at a minimum accommodate a school with
a nominal capacity of 550 students; and
in order to address current enrolment pressures in the Albion area, continue to ask
for Ministry of Education funding to build a new school on the expanded 104th
school site; and
in order to accommodate all estimated elementary student enrolment from Silver
Valley at buildout, ask for Ministry of Education support to acquire one school site in
Silver Valley that would at a minimum accommodate a school with a nominal
capacity of 550 students; and further
once Ministry of Education approval is received for acquisition of new school sites,
work with the City of Maple Ridge to jointly acquire the school/park sites; and finally
when the building of new schools is approved by the Ministry of Education, the Board
will consult with the municipality and other stakeholders on school design so as to:
- ensure facilities decisions today do not limit future educational innovation, and
- explore opportunities for the joint development of new facilities”
It is the City’s understanding that the additional school site in Albion is intended to be located at 248
Street and 108 Avenue. However, as the Strategic Facilities Plan is silent on the proposed additional
school site location, the City requested written confirmation that the subject property, located at
24152 112 Avenue, is no longer required by the School Board. Written confirmation was received
on November 3, 2015 (see Appendix E). This correspondence states the following:
“As previously stated in correspondence from the Board of Education to the City of Maple
Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of
Maple Ridge in October 2015 the Board of Education will not require the OCP designated
school site, located on 112 Avenue (24152 112 Avenue).”
Based on this information, it is clear that the subject property is not intended to be developed as a
school site. Therefore, the recommendations from the second reading report dated January 5, 2015
remain the same, with the addition of Council’s consideration of a CAC, as discussed below.
3) Community Amenity Contribution (CAC):
In the time period after the application’s initial deferral on February 10, 2015, and the School
Board’s recent adoption of the Strategic Facilities Plan, Council passed a number of resolutions
regarding the citywide CAC Program. On October 19, 2015, Staff were further directed to include a
recommendation pertaining to the CAC program. This requirement constitutes a new and
unexpected condition for this application. The dilemma is that under normal circumstances, this
application would not have been delayed in February 2015. It was the question of whether or not
the School Board needed the subject property as a school site that resulted in Council’s decision to
defer second reading. The applicant could not resolve this matter on their own, and thus, was
delayed by the School Board process. This now results in the applicant being subject to the new CAC
program as an additional charge. It should be noted that had the application not been delayed with
the deferrals and awaiting School Board decisions, it is very likely the application would have
received third reading before August, 2015. Therefore, it would have been exempt from the CAC
program under the current exemption provisions.
Recognizing this fact, Council may wish to consider exempting this application from the citywide CAC
program at this time. The applicant, however, will in any case, be required to contribute to the Albion
Area Amenity charge of $3,100.00 per lot for the 25 proposed lots.
- 5 -
4) Alternatives:
i. Denial
Should Council not be satisfied with the information provided by the School Board, Council may
defeat the amending Bylaws.
ii. Removal of Condition x) from list of terms and conditions to be met prior to final reading
Should Council wish to support the application, however wish to exempt this application from
contributing towards the citywide CAC program, Council may choose to remove condition x) from the
terms and conditions to be met prior to final reading, as listed in the report Recommendations. It is
noted that the Albion Area Density Bonus Amenity Contribution of $3,100 per lot for the proposed 25
lots would still be required.
CONCLUSION:
It is recommended that first and second reading be given to Official Community Plan Amending
Bylaw No. 7040-2013 (see Appendix F), that second reading be given to Zone Amending Bylaw No.
7041-2013 (see Appendix G), as presented in this report, and that application 2012-013-RZ be
forwarded to Public Hearing.
“Original signed by Michelle Baski”
__________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“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 Frank Quinn” for
______________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map from 2011
Appendix C – Second Reading Report dated January 5, 2015
Appendix D – School District 42 Interim Letter dated March 5, 2015
Appendix E – School District 42 email dated November 3, 2015
Appendix F – Official Community Plan Amending Bylaw No. 7040-2013
Appendix G – Zone Amending Bylaw No. 7041-2013
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2
11 265
2429 62425 02423 12426 32415 2
11 219
11 2 AV E .243 S T.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68166
2
P 5069629
N 1/2 of 4
45
18
S 1/2 of 4
P 17613
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
5
S 150' of 1
NWP5589
P 43223
17
1
Subject Property
´
Scale: 1:2,500
24152-112 Ave
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT2413 32417 7115552421 2
11 2 6 5
242962425 012426 32415 2
11 219
11 2 AV E .243 ST.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68
2
P 5069629
of 4
45
18
of 4
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
S 150' of 1
NW
P
5
5
8
9
P 43223
17
1
District of Maple Ridge´
Scale: 1:2,500
24152-112 Ave
SKRWRJUDSK\LPDJH
APPENDIX B
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: January 5, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2012-013-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst and Second Readingand Second Readingand Second Readingand Second Reading
Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No.7040704070407040----2013201320132013 and and and and
Second ReadingSecond ReadingSecond ReadingSecond Reading
Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.7041704170417041----2013201320132013
24152 112 Avenue24152 112 Avenue24152 112 Avenue24152 112 Avenue
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24152 112 Avenue,
from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential)
and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a
neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b
(One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling
single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot
less than 557 m² will be collected by the Approving Officer at the subdivision approval stage.
The subject property is currently designated Institutional and Conservation and was intended for a
joint school and park site. However, a letter from School District 42 was received on November 10,
2009, indicating that at the time, they were not in a position to purchase the subject property for a
school. Comments received from School District 42 on November 5, 2014 state that the
information provided in the November 10, 2009 letter has not changed and will not change until
after a Facilities Consultation and Strategic Facilities Plan has been completed. This consultation is
expected to occur by October 2015. It is our understanding that School District 42 has purchased
two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted
that these properties are considered the priority school site in Albion.
Seigel Creek is located along the length of the western property line, and the setback area for the
steep slopes and creek will be dedicated as park for Conservation. In addition, approximately 0.81
hectares (2 acres) of parkland is proposed to be purchased by the City of Maple Ridge (the City) for a
Neighbourhood Park, in the northeast portion of the subject property.
This application requires an amendment to the Official Community Plan (OCP) to re-designate the
land use from Institutional to Low-Medium Density Residential and Park, and to adjust the area
designated Conservation around the watercourse and steep slopes.
APPENDIX C
- 2 -
On January 14, 2014 Council gave first reading to Zone Amending Bylaw No. 7041-2013 to rezone
the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) and considered the early consultation requirements for the OCP amendment.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be given first and second be given first and second be given first and second be given first and second
reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;
2.2.2.2. That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the Local Government Act,Local Government Act,Local Government Act,Local Government Act, opportunity for early andopportunity for early andopportunity for early andopportunity for early and
onononon----going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7040704070407040----2013201320132013 on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to provide any provide any provide any provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3.3.3.3. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be considered in conjunction be considered in conjunction be considered in conjunction be considered in conjunction
with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;
4.4.4.4. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 is is is is
consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;
5.5.5.5. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7041704170417041----2013201320132013, as amended in the Council report dated January , as amended in the Council report dated January , as amended in the Council report dated January , as amended in the Council report dated January
5, 2014, 5, 2014, 5, 2014, 5, 2014, be gibe gibe gibe given second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;
6.6.6.6. That the following terms and conditionThat the following terms and conditionThat the following terms and conditionThat the following terms and conditions be met prior to final reading:s be met prior to final reading:s be met prior to final reading:s be met prior to final reading:
i.i.i.i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined in the Agreement;in the Agreement;in the Agreement;in the Agreement;
ii.ii.ii.ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area
Plan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: Albion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;
iii.iii.iii.iii. Road dedication on Road dedication on Road dedication on Road dedication on 112 Avenue,112 Avenue,112 Avenue,112 Avenue, as required;as required;as required;as required;
iv.iv.iv.iv. Park dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multi----purpose trails; purpose trails; purpose trails; purpose trails;
v.v.v.v. A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;
vi.vi.vi.vi. Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the
suisuisuisuitability of the tability of the tability of the tability of the subject propertysubject propertysubject propertysubject property for the proposed development;for the proposed development;for the proposed development;for the proposed development;
vii.vii.vii.vii. Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Stormwater ManagementStormwater ManagementStormwater ManagementStormwater Management;;;;
viii.viii.viii.viii. Removal ofRemoval ofRemoval ofRemoval of existing buildingexisting buildingexisting buildingexisting buildings;s;s;s; andandandand
- 3 -
ix.ix.ix.ix. In addition to the Site Profile, a disclosure statement must be submitted by a In addition to the Site Profile, a disclosure statement must be submitted by a In addition to the Site Profile, a disclosure statement must be submitted by a 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 Professional Engineer advising whether there is any evidence of underground fuel Professional Engineer advising whether there is any evidence of underground fuel Professional Engineer advising whether there is any evidence of underground fuel
storage tastorage tastorage tastorage tanks on the subject propertynks on the subject propertynks on the subject propertynks on the subject property. If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
1)1)1)1) BaBaBaBackground Context:ckground Context:ckground Context:ckground Context:
Applicant: Don Bowins
Owner: 0780659 BC Ltd.
Legal Description: Lot 10, Section 10, Township 12, New Westminster District
Plan 809, Except Part Subdivided by Plan 43223 and Plan
43601
OCP:
Existing: Institutional, Conservation
Proposed: Low/Medium Density Residential, Conservation, and Park
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program, and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low/Medium Density
Residential, Medium Density Residential, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low Density Residential, Low/Medium
Density Residential, Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Neighbourhood Commercial,
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Park and Conservation
Site Area: 4.46 ha (11 acres)
Access: 112 Avenue and a proposed new road
Servicing requirement: Urban Standard
- 4 -
2)2)2)2) Project Description:Project Description:Project Description:Project Description:
The subject property is approximately 4.46 ha (11 acres) in size and is bounded by 112 Avenue and
single family residential to the north; and single family residential to the east, south, and west (see
Appendix A). The subject property has a watercourse and steep slopes located along the western
portion of the site, which will be dedicated as park for Conservation. An OCP amendment is required
to amend the Institutional designation over the remaining portion of the subject property to Park in
the northern central portion of the property, and Low/Medium Density Residential over the
remaining eastern half of the property. Access will be provided from 112 Avenue and a new road,
extending from 112 Avenue southward to the southern property line, with the potential to serve
lands to the south.
The applicant intends to rezone the subject property from RS-3 (One Family Rural Residential) to RS-
1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future
subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose
the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone,
which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The
required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving
Officer at the subdivision approval stage.
3)3)3)3) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
i.i.i.i. Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The subject property is located within the Albion Area Plan and is currently designated Institutional
and Conservation. For the proposed development, an OCP amendment will be required to re-
designate the eastern half of the property, currently designated Institutional, to Low/Medium
Density Residential and Park, and the western half of the property, currently designated
Conservation and Institutional to Conservation (see Appendix B).
In order to proceed with the change in land use from Institutional to Low/Medium Density
Residential, a referral to School District 42 was sent, seeking their comments on whether or not the
subject property is within their long-range capital plan. The School District submitted a letter dated
November 10, 2009, indicating that at that time they were not in a position to proceed with
development of a school. Comments received from School District 42 on November 5 and 25,
2014, state that the information provided in the November 10, 2009 letter has not changed and will
not until after a Facilities Consultation and Strategic Plan has been completed. The School Board
expects that this work will be completed by October 2015.
The School District 42 owns two lots on 104 Avenue (24137 104 Avenue and the adjacent property
to the west) and have noted that these properties are considered the priority school site.
The application is in compliance with the following Albion Area Plan Community Amenity Program
policies:
- 5 -
10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands
designated Low Density Residential, Low-Medium Density Residential and Medium
Density Residential in the Albion Area Plan.
10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity
Contribution is to be applied to all of the single-family lots in the subdivision that
exceed the base density permitted in the zone.
10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development
review process for Albion Area Plan amendment applications seeking a land use
designation change that would permit a higher density than currently permitted.
10 - 8 A Density Bonus will only be permitted on those lands that are located entirely within
the boundaries of the Albion Area Plan and Urban Area Boundary.
The application is also in compliance with the Zone Amending Bylaw No. 6996–2013, that permits a
Density Bonus option in the Residential Low/Medium Density designation in the Albion Area Plan.
The applicant intends to apply the Density Bonus option to this project, as discussed in the Project
Description above.
ii.ii.ii.ii. Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The applicant has requested to rezone the development site from RS-3 (One Family Rural
Residential) to P-1 (Park and School) and RS-1b (One Family Urban (Medium Density) Residential)
(see Appendix C), with a Density Bonus, in accordance with the Community Amenity Program, which
received final reading on October 8, 2013.
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will
permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
- 6 -
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of approximately 25 R-1 (Residential District) zone sized lots
(see Appendix D), amounting to an Amenity Contribution of approximately $77,500.00. The final
number of lots and amenity contribution will be determined at the time of subdivision approval.
iii.iii.iii.iii. PrPrPrProposed Variances:oposed Variances:oposed Variances:oposed Variances:
The applicant has requested a variance to increase the maximum allowable height for the future lots
from 9 metres to 11 metres. The increase in height is supportable, as it is consistent with the
proposed changes to the R-1 (Residential District) zone in the draft Zoning Bylaw. The requested
variance will be the subject of a future report to Council.
iv.iv.iv.iv. OffOffOffOff----Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:
Two parking spaces per dwelling unit are required, as per the Off-Street Parking and Loading Bylaw.
v.v.v.v. Development PermitsDevelopment PermitsDevelopment PermitsDevelopment 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 Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi.vi.vi.vi. Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Form and Character Development Permit is not required because this is a single family residential
project, therefore this application does not need to be reviewed by the Advisory Design Panel.
- 7 -
vii.vii.vii.vii. Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
A Development Information Meeting was held at Albion Elementary School on November 25, 2014.
Three people attended the meeting. One person was a student wanting information on the process.
The other two people attended for information. No comment sheets were submitted.
viii.viii.viii.viii. Parkland Requirement:Parkland Requirement:Parkland Requirement:Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park for Conservation on
the subject property on the west side, and this land will be required to be dedicated as a condition of
Final Reading. In addition, approximately 0.81 ha (2 acres) of park land is proposed to be
purchased by the City for a Neighbourhood Park, in the northeast portion of the subject property.
4)4)4)4) Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications:
A 30 m setback has been provided from the top of bank of Seigel Creek. A small tributary running
east-west near the northern end of the property was initially identified as “indefinite” and it was later
determined that there was no watercourse or tributary located in that area. Therefore, no additional
setback was required for this tributary.
The Environmental Impact Assessment, the Enhancement proposal, the Arborist Report, the
Geotechnical Report, and the Stormwater Management plan have been reviewed. The geotechnical
consultant is to coordinate their recommendations with the environmental consultant, civil engineer,
and arborist to ensure the environmental objectives are achieved. Restoration measures with a cost
estimate and security deposit are required, including a five-year maintenance period.
5)5)5)5) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
Engineering Department:Engineering Department:Engineering Department:Engineering Department:
The Engineering Department has identified the services required in support of this rezoning
application. Comments provided by the Engineering Department include:
• Arterial road construction across the 112 Avenue frontage, including road dedication, storm
sewer, street lighting, and street trees will be required.
• A Rezoning Servicing Agreement and security will be required for these works.
- 8 -
Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Department:Department:Department:Department:
Staff from the Parks and Leisure Services Department and the Manager of Property and Risk
Management have been in discussion with the applicant to acquire a portion of the subject property
for Neighbourhood Park purposes. The applicant has provided a proposed plan of subdivision
indicating approximately 0.81 hectares (2 acres) of land for the Neighbourhood Park. This
information will be shared with an appraiser retained by the City to determine fair market value for
the park land. The Manager of Properties and Risk Management will bring a separate report to
Council to consider acquisition of the property for park purposes once a value has been determined
and appropriate funding is available.
6)6)6)6) IntergovernmentIntergovernmentIntergovernmentIntergovernmental Issues:al Issues:al Issues:al Issues:
Local Government ActLocal Government ActLocal Government ActLocal Government Act::::
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local
Government Act.
Section 879 of the Local Government Act requires that Council give consideration to whether
consultation with one or more of the persons, organizations, and authorities should be early and
ongoing. Council must specifically consider whether consultation is required with the authorities
listed in item (2) of Section 879 below.
“Consultation during OCP development Section 879
(1) During the development of an official community plan, or the repeal or amendment of an
official community plan, the proposing local government must provide one or more
opportunities it considers appropriate for consultation with persons, organizations and
authorities it considers will be affected.
(2) For the purposes of subsection (1), the local government must:
a. Consider whether the opportunities for consultation with one or more of the persons,
organizations and authorities should be early and ongoing, and
i. The board of the regional district in which the area covered by the plan is
located, in the case of a municipal official community plan,
ii. The board of any regional district that is adjacent to the area covered by the
plan,
iii. The council of any municipality that is adjacent to the area covered by the plan,
iv. First nations,
v. School district boards, greater boards and improvement district boards, and
vi. The Provincial and federal governments and their agencies.
(3) Consultation under this section is in addition to the public hearing required under section
882(3) (d).”
- 9 -
In addition to the above, Section 881 of the Local Government Act requires consultation with the
School Board during the preparation of an OCP amendment:
(1) If a local government has adopted or proposes to adopt or amend an official community
plan for an area that includes the whole or any part of one or more school districts, the
local government must consult with the boards of education for those school districts
a. At the time of preparing or amending the community plan, and
b. In any event, at least once in each calendar year.
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.
School District 42School District 42School District 42School District 42::::
In light of Sections 879 and 881 of the Local Government Act, a referral was sent to School District
42. Comments received from School District 42 on November 5 and 25, 2014, state that the
information provided in the November 10, 2009 letter (see Appendix E), has not changed and will
not until after a Facilities Consultation and Strategic Plan has been completed. The School Board
expects that this work will be completed by October 2015 (see Appendix F).
In the Strategic Facilities Review – Phase 1 , dated April 9, 2014, an enrolment growth projection of
141 elementary students for the East Capital Zone was projected. The East Capital Zone
encompasses the Albion Area Plan and currently includes six elementary schools: Kanaka Creek
Elementary, Albion Elementary, Alexander Robinson Elementary, Whonnock Elementary, Blue
Mountain Elementary, and Webster’s Corners Elementary. The Strategic Facilities Review notes the
following:
“This means the forecasted enrolment growth will need to be accommodated at the other two
schools [Blue Mountain Elementary and Webster’s Corners Elementary] or with a new
elementary school.
The forecasted enrolment at Blue Mountain Elementary is expected to decrease. Currently there
are 95 surplus spaces. By 2023, this will increase to 107 spaces.
By 2023, although there is forecasted to be some increase in enrolment, Webster’s Corners
Elementary is expected to still have 18 surplus spaces.
Between these two elementary schools, the total surplus spaces should be 125 students by
2023. A portable classroom could be added on site at either school to accommodate all of the
forecasted increase of 141 elementary enrolment until 2023.
The school district may also consider requesting Ministry of Education funding for building an
additional elementary school, as requested in previous capital plans. This would also provide
sufficient space for future enrolment growth beyond 2023.”
- 10 -
The properties on 104 Avenue, located at 24137 104 Avenue and the adjacent property to the west,
are currently owned by the School District.
7)7)7)7) AlternativeAlternativeAlternativeAlternative::::
Council may choose to defer second reading, pending the outcome of the Facilities Consultation and
Strategic Plan, scheduled for October 2015.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7040-2013,
that second reading be given to Zone Amending Bylaw No. 7041-2013, and that application 2012-
013-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Michelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScT
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
"Original signed by Frank Quinn"
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng....
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
"Original signed by Frank Quinn"
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: J. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) Rule
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7040-2013
Appendix C – Zone Amending Bylaw No. 7041-2013
Appendix D – Subdivision Plan
Appendix E – School District 42 letter dated November 10, 2009
Appendix F – School District 42 email dated November 5 and 25, 2014
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2
11 265
2429 62425 02423 12426 32415 2
11 219
11 2 AV E .243 S T.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68166
2
P 5069629
N 1/2 of 4
45
18
S 1/2 of 4
P 17613
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
5
S 150' of 1
NWP5589
P 43223
17
1
Subject Property
´
Scale: 1:2,500
24152-112 Ave
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7040-2013
A Bylaw to amend the Official Community Plan
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7040-2013."
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No.871, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential,
Conservation, and Park.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 872, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A SECOND TIME the day of , 20 .
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No. From:
To:
Institutional and Low Density Residential
Low/Medium Density ResidentialConservation Park
7040-2013871
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7040-2013872
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7041-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7041-2013."
2.That parcel or tract of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential) and P-1 (Park and School).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School)
7041-20131600
1
Michelle Baski
From:Karen Yoxall <Karen_Yoxall@sd42.ca>
Sent:Tuesday, November 25, 2014 1:30 PM
To:Michelle Baski
Cc:Flavia Coughlan
Subject:RE: 2012-013-RZ
Hi Michelle,
The Board is expecting that the facilities consultation and the strategic facilities plan will be completed by October 2015.
Thank you.
Regards.
Karen Yoxall
Executive Assistant to the Secretary Treasurer and Board of Education
Freedom of Information Officer
School District No. 42 (Maple Ridge-Pitt Meadows)
22225 Brown Avenue
Maple Ridge, BC V2X 8N6
Direct: (604) 466-6232
From: Michelle Baski [mailto:mbaski@mapleridge.ca]
Sent: November-25-14 12:48 PM
To: Karen Yoxall
Subject: FW: 2012-013-RZ
Hi Karen,
Just following up on my question below. Is there a proposed timeline for the Facilities Review?
Thanks,
Michelle
From: Michelle Baski
Sent: Wednesday, November 05, 2014 12:12 PM
To: 'Karen Yoxall'
Subject: RE: 2012-013-RZ
Hi Karen,
One more question, do you have an idea of when the Facilities Review will be occurring?
Thanks,
Michelle
From: Karen Yoxall [mailto:Karen_Yoxall@sd42.ca]
Sent: Wednesday, November 05, 2014 10:39 AM
To: Michelle Baski
Cc: Flavia Coughlan
Subject: Re: 2012-013-RZ
2
Hi Michelle,
Further to our conversation this morning and in response to your letter dated January 20, 2014 re: File #2012-013-RZ,
please note that there is no change to the information contained in the letter dated November 10, 2009 from the Board
of Education, until after the completion of the Facilities Review.
Thank you.
Regards.
Karen Yoxall
Executive Assistant to the Secretary Treasurer and Board of Education
Freedom of Information Officer
School District No. 42 (Maple Ridge-Pitt Meadows)
22225 Brown Avenue
Maple Ridge, BC V2X 8N6
Direct: (604) 466-6232
APPENDIX D
1
Michelle Baski
From:Flavia Coughlan <Flavia_Coughlan@sd42.ca>
Sent:Tuesday, November 03, 2015 3:15 PM
To:Michelle Baski
Cc:Rick Delorme
Subject:RE: Albion School Sites
Hello,
As previously stated in correspondence from the Board of Education to the City of Maple Ridge and as per the most
recent Eligible School Sites Proposal accepted by the City of Maple Ridge in October 2015 the Board of Education will not
require the OCP designated school site, located on 112 Avenue (24152 112 Avenue).
Regards,
Flavia
Flavia Coughlan
Secretary Treasurer
Phone: 604 466 6225
From: Michelle Baski [mailto:mbaski@mapleridge.ca]
Sent: Friday, October 2, 2015 11:59 AM
To: Flavia Coughlan <Flavia_Coughlan@sd42.ca>
Subject: RE: Albion School Sites
Thank you for your response. I will await your answers after the Board Meeting.
Kind regards,
Michelle
From: Flavia Coughlan [mailto:Flavia_Coughlan@sd42.ca]
Sent: Friday, October 02, 2015 11:57 AM
To: Michelle Baski
Cc: Karen Yoxall; Christine Carter; Chuck Goddard; Frank Quinn
Subject: Re: Albion School Sites
Hello,
Please note that I will be able to answer your questions only after our Board meeting on October 14, 2015.
Regards,
Flavia
Flavia Coughlan
Secretary Treasurer
Maple Ridge - Pitt Meadows School District
On Oct 2, 2015, at 11:36 AM, Michelle Baski <mbaski@mapleridge.ca> wrote:
APPENDIX E
2
Hello Ms. Coughlan,
We’ve reviewed the draft Strategic Facilities Plan and note that for the Albion area, it is recommended
that:
• in order to accommodate all estimated elementary student enrolment from Albion at build-out,
ask for Ministry of Education support to expand the 104th school site to accommodate a school
with a nominal capacity of 550 students and acquire one additional school site in Albion that
would at a minimum accommodate a school with a nominal capacity of 550 students; and
• in order to address current enrolment pressures in the Albion area, continue to ask for Ministry
of Education funding to build a new school on the expanded 104th school site;
We understand that the additional school site in Albion (highlighted reference) is intended to be located
at 248 Street and 108 Avenue. With this information in mind, could you please confirm that the
designated school site, located on 112 Avenue (24152 112 Avenue) is no longer required by the School
District? Further, that there is not intended to be any revisions to the Strategic Facilities Plan in this
aspect, prior to it being adopted on October 14th, 2015?
Thanks in advance for your assistance,
Michelle Baski
Planner I
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC, V2X 6A9
Tel: 604-467-7330 Fax: 604-466-4327
www.mapleridge.ca
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CITY OF MAPLE RIDGE
BYLAW NO. 7040-2013
A Bylaw to amend the Official Community Plan
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "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. 7040-2013."
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No.871, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential,
Conservation, and Park.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 872, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 24th day of November, 2015.
PUBLIC HEARING HELD the 24th day of November, 2015.
READ A SECOND TIME the day of , 20 .
APPENDIX F
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No. From:
To:
Institutional and Low Density Residential
Low/Medium Density ResidentialConservation Park
7040-2013871
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7040-2013872
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CITY OF MAPLE RIDGE
BYLAW NO. 7041-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7041-2013."
2.That parcel or tract of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential) and P-1 (Park and School).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the 24th day of November, 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
APPENDIX G
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School)
7041-20131600