HomeMy WebLinkAbout2017-10-17 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
October 17, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2015-327-RZ
21710 and 21728 Lougheed Highway
Lot 1 District Lot 247 Group 1 New Westminster District Plan 6664
Lot 2 District Lot 247 Group 1 New Westminster District Plan 6664
Maple Ridge Zone Amending Bylaw No. 7196-2015
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community Commercial), the
current application is to permit the future construction of a Gold’s Gym.
2) 2016-109-RZ
21137 River Road
Lot 224 District Lot 249 Group 1 New Westminster District Plan 44587
Maple Ridge Zone Amending Bylaw No. 7249-2016
To rezone from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban
Residential), the current application is to permit the development of a duplex.
3) 2016-066-RZ
24240 125 Avenue Lot 56 Section 22 Township 12 New Westminster District Plan 43885
Maple Ridge Zone Amending Bylaw No. 7239-2016
To rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential), the current application is to permit a future subdivision of 2 lots.
PUBLIC HEARING AGENDA
October 17, 2017
7:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting. The meeting is recorded by the City of Maple Ridge.
Public Hearing Meeting Agenda
July 18, 2017 Council Chamber Page 2 of 2
4) 2016-244-RZ 11184, 11154 and 11080 240 Street
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809.
Maple Ridge Official Community Plan Amending Bylaw No. 7381-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Neighbourhood Commercial, Medium Density Residential and Conservation to
Village Commercial, Medium Density Residential and Conservation.
To amend Schedule “C” of the Official Community Plan to remove from Conservation and
to add to Conservation.
Maple Ridge Zone Amending Bylaw No. 7276-2016
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) and
C-5 (Village Centre Commercial), the current application is to permit the future
construction of a 130 unit townhouse development and a 905 square metre commercial building with residential uses on the second story.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm, Tuesday, October 17, 2017 to
consider the following bylaws:
1) 2015-327-RZ
21710 and 21728 Lougheed Highway
Lot 1 District Lot 247 Group 1 New Westminster District Plan 6664
Lot 2 District Lot 247 Group 1 New Westminster District Plan 6664
Maple Ridge Zone Amending Bylaw No. 7196-2015
To rezone from RS-1 (One Family Urban Residential) to C-2 (Community Commercial), the
current application is to permit the future construction of a Gold’s Gym.
2) 2016-109-RZ
21137 River Road
Lot 224 District Lot 249 Group 1 New Westminster District Plan 44587
Maple Ridge Zone Amending Bylaw No. 7249-2016
To rezone from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban
Residential), the current application is to permit the development of a duplex.
3) 2016-066-RZ
24240 125 Avenue
Lot 56 Section 22 Township 12 New Westminster District Plan 43885
Maple Ridge Zone Amending Bylaw No. 7239-2016
To rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential), the current application is to permit a future subdivision of 2 lots.
4) 2016-244-RZ
11184, 11154 and 11080 240 Street
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809.
Maple Ridge Official Community Plan Amending Bylaw No. 7381-2017
To amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan
from Neighbourhood Commercial, Medium Density Residential and Conservation to
Village Commercial , Medium Density Residential and
Conservation , as shown on Map No. 953. To amend Schedule “C” of the Official Community Plan to remove from
Conservation and to add to Conservation , as shown on Map No. 954.
Map No. 953 Map No. 954
Maple Ridge Zone Amending Bylaw No. 7276-2016
To rezone from RS-3 (One Family Rural Residential) to
RM-1 (Townhouse Residential) and C-5 (Village Centre Commercial) ,
the current application is to permit the future construction of a 130 unit townhouse
development and a 905 square metre commercial building with residential uses on the
second story.
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 Planning Department Counter of City Hall, between 8:00 am
and 4:00 pm from October 6, 2017 to October 17, 2017, weekends and Statutory Holidays
excepted. The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
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 email to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, October 17,
2017. 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 6th day of October, 2017.
Laurie Darcus, MMC Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-327-RZ
File Manager: Wendy Cooper
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:
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2017
and Members of Council FILE NO: 2015-327-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7196-2015
21710 and 21728 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 21710 and 21728
Lougheed Highway (Appendix A and Appendix B) from RS-1 (One Family Urban Residential) to C-2
(Community Commercial), to permit the future construction of a Gold’s Gym. Council granted first
reading to Zone Amending Bylaw No. 7196-2015 (Attachment C) on March 7, 2016.
The proposed Gold’s Gym consists of a 4,945 m2 (53,232 ft2) building over 2 floor plus a mezzanine.
The proposed development includes on site surface parking with integrated landscaping. Part of the
development will require the dedication of an enhanced lane from the south portion of the property.
This application is in compliance with the OCP.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7196-2015 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication from the south portion of the properties as required;
iv) Consolidation of the subject properties;
v) Registration of a Restrictive Covenant for the Geotechnical Report including provisions for
the site being within the Fraser River Escarpment Area, which addresses the suitability of
the subject properties for the proposed development;
vi) Registration of a Restrictive Covenant for Tree Protection and Stormwater Management;
vii) Removal of existing buildings;
- 2 -
viii) Provisions of graphic elements serving as public are on the East façade with an Athletic
theme associated with the business.
ix) If the Director of Waste Management from the Ministry of Environment determines that a
site investigation is required based on the submitted Site Profile, a rezoning, development,
or development variance permit cannot be approved until a release is obtained for the
subject properties; and
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Joseph Park Architecture
Owner: GG Maple Ridge Properties Ltd.
Legal Description: Lot 2 District Lot 247 Group 1 New Westminster District, and
Lot 1 District Lot 247 New Westminster District
OCP:
Existing: Commercial (General Commercial Category)
Proposed: Commercial (General Commercial Category)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Hotel
Zone: CS-1 (Service Commercial)
Designation: Commercial
South: Use: Single Family Residential, Two Family Residential
Zone: RS-1 (One Family Urban Residential),
RT-1 (Two Family Residential)
Designation: Urban Residential
East: Use: Church
Zone: P-4 (Place of Worship Institutional)
Designation: Institutional
West: Use: Mobile Home Park
Zone: CS-3 (Recreation Commercial)
Designation: Commercial and Urban Residential
- 3 -
Existing Use of Property: Single Family Residential
Proposed Use of Property: Commercial
Site Area: 0.81 ha (2 Acres)
Access: Lougheed Highway
Servicing: Urban
Companion Applications: 2017-243-DP
2) Project Description:
This rezoning application is to rezone the subject properties to facilitate a Gold’s Gym (see Appendix
D). The proposed development consists of the following elements: (Appendix E, F, and G)
Level Use Floor Area
Ground Floor Accessory Retail 1,306.40 m2
(14,062 sq. ft.)
Ground Floor Gold Elite and Express 754.19 m2
(8,118 sq. ft.)
Second Floor Gold Gym 2,060.59 m2
(22,180 sq. ft.)
Mezzanine Gold Gym 824.24 m2
(8,872 sq. ft.)
Parking for the site will be supplied in the form of surface parking. A requirement of this project is
the dedication of an enhanced lane off the southern portion of the property. The enhanced lane will
be incorporated into the site under an agreement until such time as the City requires the use of the
lane. This will occur in the future when the planned lane will be completed between 218 Street and
216 Street as redevelopment of the Lougheed fronting properties occurs.
3) Planning Analysis:
i) Official Community Plan:
In the Commercial Designation, there are six categories. The subject properties fall within the
General Commercial category. The objective of General Commercial category is to respond to
emerging market trends and shopping preferences of Maple Ridge citizens, and to permit greater
flexibility in the range of permitted commercial uses. The proposed development is in compliance
with the OCP.
The C-2 Community Commercial Zone is a zone that is permitted in the Zoning Matrix (Appendix C of
the OCP) for properties, such as the subject property, that are in the General Commercial Category.
ii) Zoning Bylaw:
The application is to rezone the subject properties from RS-1 (One Family Urban Residential) to C-2
(Community Commercial). The C-2 (Community Commercial) zone permits both indoor commercial
recreation and retail as a permitted uses which supports the proposal of a Gold’s Gym at this
location. The following chart details the proposed Gold’s Gym compliance with the C-2 zone.
- 4 -
C-2 Requirement Proposed Required
Variance
Lot Coverage
(Maximum 70% all
buildings and
structures)
70% of 7,549.4 m2 =
5,284.58 m2
2,060m2 is 27.3 % No
Building or Structure
Height
Maximum height 7.5
m
18.95 m Yes
Second Storey not
greater than 50% in
area of the first floor.
50% of 2,060.9 m2 =
1,030.3 m2
100% of the area of
the first floor area =
2,060.9 m2
Yes
Front yard setback Min. 3.0 m 4.5 m No
Rear yard setback Min. 3.0 m 63.8 m No
Exterior side lot line Min. 3.0 m Not applicable No
Off-Street Parking And Loading Bylaw:
As indicated above, the proposed development will require variances for building height and side lot
line. In addition, a reduction in parking stalls will be required. The requested variances to C-2
(Community Commercial) zone and Off-Street Parking and loading bylaws will be the subject of a
future Council report.
The portion of the subject property that is being dedicated as lane will be used under an agreement,
when the agreement is terminated the improvements on the lane will be removed. This will not
require any variances under the current bylaws.
Required Proposed Required
Variance
Disabled 3 3 No
Indoor Commercial
Recreation Use &
Retail Use
1 per 30 m 2 gross
floor area =
(4,945.5 m2/
30m2)X1 = 164.85
round up to 165
154 Yes
Small Parking Stalls
Only
Maximum 16.5
round up 17
16 Stalls No
Regular 148 135 Yes
- 5 -
iii) Development Permits:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to
address the current proposal’s compatibility with adjacent development, and to enhance the unique
character of the community.
iv) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on July 19, 2017.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that:
"That the application be supported and the following concerns be addressed as the design
develops and be submitted to Planning staff for follow-up:
Landscape:
1. Enhance pedestrian pathway from rain garden to building using different materials,
border lights, and raised crosswalk if possible.
2. Consider different texture at parking stalls abutting the building.
3. Introduce patterns and colours to the pathway around the building.
4. Pedestrian crossing along Lougheed Highway to be demarcated with alternate paving
materials across the drive aisle.
5. Consider saving neighbouring trees at northwest corner near crosswalk if feasible.
6. Consider variety of plant materials at the bio-swale location.
7. Light fixture on south side to be located to the north side.
8. Provide outdoor benches.
9. Consider providing additional bike racks.
10. Provide rain water management plan for after lane construction.
11. Provide preliminary site grading and drainage plan.
Architectural:
1. Consider wrapping the east wall with elements of the north façade.
2. Provide some articulation and graphic signage (or public art) on the east wall with
sports theme.
3. Consider more glazing on the north side facing Lougheed.
4. Articulate better sense of entry.
5. Consider providing skylights.
6. Consider adding more corner glazing elements.
7. The jog in elevations should be more pronounced at grid line 5 and E and at grid lines
C 10 and 1.
8. Mechanical units should be screened both on the roof and at grade from street."
The ADP concerns are being addressed. A detailed description of how these items were
incorporated into the final design will be included in a future development permit report to Council.
- 6 -
v) Development Information Meeting:
A Development Information Meeting was held at High Way Church 21746 Lougheed Highway on
August 17, 2017. Four (4) people attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant, all of which were positive towards the
development and its location closer to Lougheed and away from the existing residential homes to the
south. One comment also suggested the parking lot lighting should not negatively impact the nearby
homes and that landscaping be applied to the parking lot to replace the loss of the existing trees.
The applicant’s Architect advised that the proposed development was presented on information
boards which included the Architectural and Landscape plans. In addition the Architect provided a
verbal presentation of the development and the requested variances to the height and parking. The
Architect advised that initially the attendees were concerned about the proposal, but after fully
understanding the proposal were supportive of the application.
4) Traffic Impact:
As the subject properties are located on a Provincial highway and thus a referral to the Ministry of
Transportation and Infrastructure is necessary to review access, traffic circulation and the parking
areas.
Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application with some access
conditions.
5) Interdepartmental Implications:
i) Engineering Department:
The subject property falls within the jurisdiction of the Ministry of Transportation and Infrastructure;
therefore there will specific engineering requirements that will be required by the Ministry. A referral
has been sent to the Ministry. The applicant has been advised that the Ministry’s requirements,
when received, must be addressed as a condition of zoning.
The City requires the dedication of a rear access lane that will allow for future connection between
216th Street and 218th Street. Until this connection is required the area can be used temporary for
the site under an agreement with the City for the use of the land being dedicated.
The subject property is located within the Fraser River Escarpment area; therefore, Council Policy
6.23 applies with respect to ground water infiltration restriction.
ii) Fire Department:
The Fire Department is satisfied with the proposed access on-site fire hydrant and internal traffic
circulations.
iii) Building Department:
Portions of the subject properties are located within the 300m setback line as determined within the
study entitle "Seismic Vulnerability Study Fraser River Escarpment "prepared by Golder Associates
Ltd; therefore, Council Policy No. 6.23 entitled Control of Surficial and Groundwater Discharge in the
- 7 -
Area Bounded by 207 Street, 124 Avenue, 224 Street and the Crest of the Fraser River Escarpment.
The Fraser River Escarpment policy would apply to the subject property. A geotechnical report will be
required that addresses the requirements of Council Policy No. 6.23. The finding from this report will
be incorporated into a Restrictive Covenant that will be registered against the title of the subject
properties. In addition, the on-site storm water and drainage system must be connected directly into
the City infrastructure. Detention or infiltration systems are not permitted in the Fraser River
Escarpment area.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7196-2015, and that
application 2015-327-RZ be forwarded to Public Hearing.
“Original signed by Chuck Goddard” for
_______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
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
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7196-2015
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plans
Appendix G –Tree Management Plan
DATE: Oct 27, 2015
2015-327-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
216´
Scale: 1:2,500
21710/21728 Lougheed Hwy
2011 Image
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Oct 27, 2015
2015-327-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
216´
Scale: 1:2,500
21710/21728 Lougheed Hwy
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Ditch Centreline
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7196-2015
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. 7196-2015."
2. Those parcel or tract of land and premises known and described as:
Lot 1 District Lot 247 Group 1 New Westminster District Plan 6664
Lot 2 District Lot 247 Group 1 New Westminster District Plan 6664
and outlined in heavy black line on Map No. 1653 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of March, 2016.
READ a second time the 19th day of September, 2017.
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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11702218 ST.CARR ST.117 AVE.117 AVE.
HOWISON AVE.218 ST.117 AVE.
LOUGHEED HWY.
DOVER RD.
D
E1/2
238
"B"
226 228 229
79
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186 P 3331113
8
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221 220
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3
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LOUGHEED HWY.216 ST.SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7196-20151653
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-109-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 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:
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2017
and Members of Council FILE NO: 2016-109-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7249-2016
21137 River Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21137 River Road, from
RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit development
of a duplex. Council granted first reading to Zone Amending Bylaw No. 7249-2016 on June 14,
2016. As per Council Policy, duplex dwelling units where only one building is being constructed are
exempt from the Community Amenity Contribution (CAC) Program.
The City has been undergoing a Zoning Bylaw review and through the process have identified
regulation changes to modernize the bylaw. Over the past year, Council noted an interest in
advancing certain changes to the bylaw, rather than waiting for the completion of the new Zoning
Bylaw. This proposed development application represents one such Zoning Bylaw change, as it
would provide for duplex form of development on lots 750 m² (8,073 ft²) in area and respond to
changing development styles, affordability and market demand.
Zone Amending Bylaw No. 7249-2016 will reduce the minimum parcel size, minimum width, and
minimum depth in the RT-1 (Two Family Urban Residential) zone. The proposed zoning regulations
for the RT-1 (Two Family Urban Residential) zone are: 750m² (8,073 ft²) area, 20m (66 ft) width, and
27m (89 ft) depth.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7249-2016 be given second reading, and be forwarded to Public
Hearing;
2) 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) Road dedication as required;
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a Restrictive Covenant for Duplex Design;
v) Registration of a Restrictive Covenant for Tree Protection;
- 2 -
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) Removal of existing building; and
viii) 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.
DISCUSSION:
1) Background Context:
Applicant: Mayur Mehta
Legal Description: Lot 224 District Lot 249 Group 1 New Westminster District
Plan 44587
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-1 (Two Family Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Two Family Residential (Duplex)
Site Area: 839 m² (9,031 ft²)
Access: River Road
Servicing requirement: Urban Standard
- 3 -
2) Project Description:
The subject property is 839m² (9,031 ft²) in area and is bound by single family residential lots. The
property is flat with a row of hedges fronting River Road (see Appendices A and B). There is an
existing house on the property that will require removal as part of rezoning approval.
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential), to permit the development of a duplex. The
application also includes an amendment that will reduce the minimum parcel size and regulations
for the RT-1 (Two Family Urban Residential) zone from 891 m² (9,591 ft²) to 750 m² (8,073 ft²), as
well as a reduction in width from 22m (72 ft) to 20m (66 ft) and a reduction in depth from 30m (98
ft) to 27m (89 ft).
3) Planning Analysis:
i) Official Community Plan:
The Official Community Plan (OCP) designates the property as Urban Residential, and development
of the property 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 RT-1 (Two Family Urban Residential) is in conformance with the Urban
Residential designation and Major Corridor infill policies.
It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban
Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types
and tenures (Policy 3-1). The Residential Infill and Compatibility Criteria all support a change in the
unit type, and specifically cite that duplex development is both compatible and desirable in the City
(Policies 3-19 and 3-20).
ii) Housing Action Plan
The Housing Action Plan was endorsed in 2014, and includes a number of goals and principles
aimed at providing safe, affordable and appropriate housing for the community. Specific goals in
support of encouraging duplex housing include: “To improve housing choice for all current and future
households”. Strategy #1 Housing Action Plan relates to housing mix and innovation and reads
“support the development of a mix of housing forms”. Based on the above, it is clear that reducing
minimum parcel size to the RT-1 (Two Family Urban Residential) zone is in alignment with the goals,
principles and strategies in the Housing Action Plan, as it will encourage duplex housing in the City.
iii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential) to permit a duplex. The minimum lot size for the
current RS-1 (One Family Urban Residential) zone is 668m2 (7,191 ft²), and the minimum lot size for
the proposed RT-1 (Two Family Urban Residential) zone is 891m2 (9,591 ft²). As part of the Zoning
Bylaw review process, the minimum parcel dimensions and parcel area for the RT-1 (Two Family
Urban Residential) zone are proposed to be reduced to maximize opportunities for duplex infill in the
city. Given that the subject property does not meet the current width and area for the existing RT-1
(Two Family Urban Residential) zone, but does meet the proposed draft regulations, these
amendments support the application. A text amendment for the RT-1 (Two Family Urban Residential)
zone is included with the subject application, which has been brought forward in advance of the
complete draft Zoning Bylaw to facilitate this application. A text amendment to the RT-1 (Two Family
- 4 -
Urban Residential) zone to allow a minimum lot size of 750m² (8,073 ft²) has been prepared in
support of this application.
It is noted that a rezoning application has received first reading for a duplex in the Town Centre,
under application 2014-076-RZ. A smaller minimum lot size is permitted for a duplex in the Town
Centre provided that the property is a corner lot or has access to a rear lane. For consistency, both
the Town Centre and general duplex provisions will be included in both amending bylaws and the
amendments will be implemented once the first application receives final reading.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variance:
Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule “B”:
To reduce the road right-of-way width for a Collector Street standard from 20m (66 ft) to
18m (59 ft).
The requested variance will be the subject of a future report to Council.
v) Development Permits:
A Form and Character Development Permit is not required for duplex developments; however, a
restrictive covenant for the duplex design is required.
vi) Advisory Design Panel:
A Form and Character Development Permit is not required because this is a duplex development;
therefore, this application does not need to be reviewed by the Advisory Design Panel.
vii) Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is less than 5 dwelling units.
4) Traffic Impact:
The subject property is within 800 metres of a controlled intersection of the Lougheed Highway,
therefore, a referral was sent to the Ministry of Transportation and Infrastructure, and granted
Preliminary Approval on July 12, 2017, 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. At this
time, the Ministry has granted preliminary approval of the development application.
5) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement will be required as a condition of this rezoning application.
Upgrades to servicing include: a separated sidewalk across the property frontage and a new
driveway letdown; installation of a new storm service connection on River Road; replacement of an
existing mast arm with an ornamental street light; planting street trees; and installing underground
service connections.
- 5 -
ii) License, Permits and Bylaws Department:
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. This has been incorporated into the
Stormwater Management Plan.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7249-2016, and that
application 2016-109-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7249-2016
Appendix D – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 13, 2016
FILE: 2016-109-RZ
BY: PC
PLANNING DEPARTMENTFRASERVIEW ST.BERRY AVE.
116 AVE.212 ST.RIVER WYNDEDGEDALE
A
V
E
.211 ST.RIVER WYNDFRASERVIEW ST.2111011618
11518211610
1159521108 11596
11606
2107711609
11641
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211072115721073211471153221180211582107421112
114902108221169 11585
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11525
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11608
11628
1150821083 11625
11608
11585
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1160321102 11633
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115022110821067
11487
11605
11501
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2108711491 2113811619
211112109221107211992116282
11617
1160921119
211161149421103115802109511624
11601
11610
21102SUBJECT PROPERTY
´
Scale: 1:1,500
21137 RIVER ROAD
RIVER RD RIVERWYND
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 13, 2016
FILE: 2016-109-RZ
BY: PC
PLANNING DEPARTMENTFRASERVIEW ST.BERRY AVE.
116 AVE.212 ST.RIVER WYNDEDGEDALE
A
V
E
.211 ST.RIVER WYNDFRASERVIEW ST.2111011618
11518211610
1159521108 11596
11606
2107711609
11641
11512
11575
11527
11617
210902110521111115222110621137
211072115721073211471153221180211582107421112
114902108221169 11585
2109711629
11515
11525
11584
11608
11628
1150821083 11625
11608
11585
11559
1160321102 11633
11618
21067115912
2119011616
115022110821067
11487
11605
11501
11522210822110021131
11567 2114411567
2108711491 2113811619
211112109221107211992116282
11617
1160921119
211161149421103115802109511624
11601
11610
21102SUBJECT PROPERTY
´
Scale: 1:1,500
21137 RIVER ROAD
Aerial Imagery from the Spring of 2011
RIVER RD RIVERWYND
CITY OF MAPLE RIDGE
BYLAW NO. 7249-2016
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. 7249-2016."
2. That PART 6, RESIDENTIAL ZONES, SECTION 601, (C) REGULATIONS FOR THE SIZE,
SHAPE AND SITING OF BUILDING AND STRUCTURES, item 4) Buildings and Structures
for Two Family Residential Use in the RT-1 Zone is amended by deleting item (d) and
replacing it with the following:
(d) shall not be permitted on a lot less than 750 m².
(e) notwithstanding item (d) above, lots located within the Town Centre, as
identified on Schedule H, which are either a corner lot or provided with
lane access, shall not be permitted on a lot less than 557 m².
3. To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS by the modification
of the following line as follows:
RT-1 20 m 27m 750 m² See item 7 below
4. To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS after item 6:
7. For lots located within the Town Centre, as identified on Schedule H, which are
either a corner lot or provided with lane access, shall not be less than 557 m².
5. That parcel or tract of land and premises known and described as:
Lot 224 District Lot 249 Group 1 New Westminster District Plan 44587
and outlined in heavy black line on Map No. 1677 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban
Residential).
6. 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 June, 2016.
READ a second time the 19th day of September, 2017.
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
FRASERVIEW ST.BERRY AVE.212 ST.116 AVE.
RIVER ROA
D
212 ST.RIVER WYNDEDGEDALE AV
E
.211 ST.RIVER WYNDFRASERVIEW ST.2108811618
211101151821109
11468
11610
1159521108 11596
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P 41783
P 45596LMP 3838P 14425P 42541
P 21754P 43564P 14493P 11238 P 43564P 40804LMS 1692
P 28112 P 43564EP 17246P 42541P 43564P 39498 LMP 12576P 42541
P 27978
P 44587P 42541 P 43564P 21754
P 44587
P 44555LMP 16445P 35527 EPP 36400RP8369P 42541P 33537
P 28078LMP 434P 75991P 21754P 40804P 85133 BCP 16066P 19121P 82848P 24973
P 43584P 73040*PP057
P 9773P 40804P 14493P 41783
LMP 2848
4
EP 28014
EP 54519
EP 23001LMP 29183EP
46866
EP 54519EPP 36637EP 27702RW 42542LMP 2910
1
EPP 36431
RIVER ROA
D
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-1 (Two Family Urban Residential)
7249-20161677
UP
DN
UP
DN
DN
DN
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-066-RZ
File Manager: Wendy Cooper
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:
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2017
and Members of Council FILE NO: 2016-066-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7239-2016
24240 125 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 24240 - 125 Avenue from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to permit a future
subdivision of 2 lots. Council granted first reading to Zone Amending Bylaw No. 7239-2016 and
considered the early consultation requirements for the Official Community Plan (OCP) amendment on
April 18, 2017. The minimum lot size for the current RS-3 (One Family Rural Residential) zone is
0.81 hectares.
This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7239-2016 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Restrictive Covenant for the Storm Water Management Plan requirements,
Tree management, as well as Hillside Protection as identified by staff;
ii) Removal of existing buildings and decommissioning as well as, reclamation of on site septic
system;
iii) 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: Bruce Ma
Owner: Guilking Mao
Legal Description: Lot 56 Section 22 Township 12 New Westminster District Plan 43885
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.810 hectare (2.0 Acres)
Access: 125 Avenue
Servicing: Rural Standard
Companion Applications: 2016-066-SD
2) Project Description:
The applicant proposed to rezone the subject properties from RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential) for a future subdivision into two lots no smaller than 0.40
hectares in lot area (Appendix E). The residential building currently in the center of the site would be
removed as would the current driveway. The building envelopes will need to take into consideration
the retention of some of the existing trees and hillside on the subject property that will be protected
by a restrictive covenant.
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The Official Community Plan designates the subject property as Estate Suburban Residential
(Appendix B). The Zoning Matrix identifies that the RS-2 (One Family Suburban Residential) zone can
be supported subject to the policies and criteria outlined in the Official Community Plan.
The following Official Community Plan policies support the rezoning of the subject property to RS-2
(One Family Suburban Residential) zone:
Section 3.1.3 Residential Designations, describes Estate Suburban Residential designation
as supporting single detached and duplex housing in areas outside the Urban Area Boundary
and are for properties within the Fraser Sewer Area or on property where sewer services have
already been connected.
Estate Suburban Residential Policy 3.15 supports single detached and two-family residential
housing in Estate Suburban Residential area. The Estate Suburban Residential land use
designation is characterized generally by 0.40 hectare lots.
In August, 2016 Council received a staff report outlining Suburban Residential and Estate Suburban
Residential land use designation options. On September 5, 2017 after further review Council
resolved that no changes would be made to the Estate Suburban and Suburban Residential OCP
policies and that residential development proceed accordingly.
The proposed rezoning and subdivision is consistent with applications that have been approved in
the area. The property directly south of the subject property was rezoned to create two RS-2 (One
Family Suburban Residential) lots. The properties located at 24331, 24334 – 124 Avenue and
24341, 24361 – 124 Ave were also rezoned to RS-2 (One Family Suburban Residential) to create
each of the lots. There is a pattern of RS-2 (One Family Suburban Residential) lots being created
between 241 and Ansell Streets to the East/West then 125 and 124 Avenue North/South.
ii) Zoning Bylaw:
The current proposal under application is to rezone the subject property located at 24240-125
Avenue from RS-3 (One Family Residential) to RS-2 (One Family Suburban Residential) to permit the
subdivision of the subject property into two lots with an approximate lot area of 0.40 hectares in
size. The RS-2 (One Family Suburban Residential) zone has a minimum parcel size of 0.40 hectares.
The current application has not proposed any variances to the Zoning Bylaw. (Appendix E) Tree and
slop protection will be achieved through a restrictive covenant registered on the future lots..
iii) Proposed Variances:
A Development Variance Permit will be brought forward in a subsequent report. The requested
variance will be to vary the Local Street, Minimum Width from 20m to 15m in Subdivision and
Development Servicing of Land Bylaw No. 4800-1993, Schedule "C". In addition, there is a request
to vary Schedule "D" paving width requirement of 7.0m to 6.2m. The proposed variances are
supported as the roads in the area are adequate in width to provide for the existing traffic for the
proposed development.
- 4 -
4) Environmental Implications:
The property has a number of trees and natural sloped areas. The applicant has submitted an
arborist report. This report was reviewed by the City with the City recommending a restrictive
covenant being placed on the proposed lots to protect a significant portion of the trees on the
property. The existing natural hillside will also be protected through a Restrictive Covenant which is
consistent with the other small scale developments of a non-complex nature.
5) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has advised that the proposed development can be serviced by water
and sanitary services. In order to connect the additional service the Academy Park Local Area Service
charge must be paid. Storm sewer is not available; therefore, onsite stormwater management is
required that must address the 3 tier storm water management criteria.
ii) Parks & Leisure Services Department:
The Parks and Leisure Services Department has advised that they have no comments or concerns
with the proposed development.
iii) Fire Department:
The Fire Department has advised that they see no issues or concerns at this time except that if the
house is unoccupied it is to be secured against unauthorized entry. When the house is demolished,
the required procedures are followed.
6) School District No. 42 Comments:
A referral was sent to School District No. 42 with respect to subject rezoning application. A response
was received by the School District with the following comments:
The subject property is located with Blue Mountain Elementary and Garibaldi Secondary
School catchment areas.
Blue Mountain Elementary has an operating capacity of 271 students. The 2016-17 school
enrolment is 266 which represent the school to be operating at a 98.15% utilization. This
utilization includes 77 students that are from outside the catchment area. The students
within the catchment area represent a utilization of 69.74% (189 students).
Garibaldi Secondary School has an operating capacity of 1050 students. The 2016-17
school enrolment is 628 students which represents the school to be operating at 59.8%
utilization. This utilization includes 339 students that are from outside the catchment area.
The students within the catchment area represent a utilization of 67.71% (711 students).
- 5 -
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7239-2016, and that
application 2016-066-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
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
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Designation Map
Appendix C – Ortho Map
Appendix D – Zone Amending Bylaw No. 7239-2016
Appendix E – Site Plan
DATE: Mar 10, 2016
2016-066-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24240 125 Avenue
2011 ImageLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Mar 10, 2016
2016-066-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24240 125 Avenue
2011 ImageLegend
Agricultural
Estate Suburban Residential
DATE: Mar 10, 2016
2016-066-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24240 125 Avenue
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7239-2016
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. 7239-2016."
2. That parcel or tract of land and premises known and described as:
Lot 56 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1673 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of April, 2016.
READ a second time the 19th day of September, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
243 ST.125 AVE.
124 AVE.241812415524107241502434112580
24190242802416012525
24331242092420512561
2432524177241372419512552
2424024328243082418912581
2430724173241802426524311242212427148
1
1
CP
1
8
2
54
Rem part (1.502 Acres)
62
N 190' 12
A
55
65
B
2
1
Rem 64
1
2
66
56
2
1
Rem 1
B
3
1
2
1
3
7
532
2
83
2
A
2
1
2
1 1
EPP 47315
P 70798
BCP 47502
P 43885
BCP 48079
BCP 28230
P 72259LMP 12744
P 86522
LMS 3
7
5
5
LMS
3
7
5
5
P 43885
LMP 123
EPP 37336 EPP 47315
P 43885
P 86522
BCP 46690P 73144P 69960P 43885P 3118
BCP
4
8
0
8
0
EP 5682
2
BCP 28231LMP 39898EP 54608LMP 6920EPP 47314
LMP 12745
6.0
EPP 43256EPP 43256EPP 43256
125 AVE.
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential)
7239-20161673
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-244-RZ
File Manager: Diane Hall
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:
Environmental Assessment
Geotechnical Report
Stormwater Management Plan
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 19, 2017
and Members of Council FILE NO: 2016-244-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7381-2017;
Second Reading
Zone Amending Bylaw No. 7276-2016;
11184, 11154 & 11080 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 11184, 11154, and
11080 240 Street from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), and
C-5 (Village Commercial) to permit the future construction of a 130 unit Townhouse Development
and a 905.0 square metres commercial building with residential uses on the second storey (637
square metres and 8 dwelling units).
Council granted first reading to Zone Amending Bylaw No. 7276-2016 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on September 6,
2017. The minimum lot size for the current RS-3 One Family Rural Residential zone is 8000m2
(2 acres), where community water is provided.
The commercial component of this application has been revised since first reading was granted. The
original proposal was to rezone the commercially designated portion of the site to C-1
Neighbourhood Commercial. In order to provide for expanded commercial opportunities at this
location, the proposed zone is now C-5 Village Commercial. This revision will also trigger the
requirement for an Official Community Plan amendment to re-designate this commercial portion
from Neighbourhood Commercial to Village Commercial. The general intent of the Official
Community Plan will be retained with this modification, and no additional dwelling units will be
created as a result. For this reason, Council’s initial consideration of the consultation requirements
for the Official Community Plan amendment, made at first reading, remain pertinent.
An amendment to the OCP is required to amend the Conservation boundary.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount of
$533,000.00. The residential units above the proposed commercial development are exempt from
the Community Amenity Contribution Program due to their rental tenure.
RECOMMENDATIONS:
1) That, in accordance with Section 475 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. 7381-2017 on the municipal website and requiring that the applicant host a
- 2 -
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7381-2017 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. 7381-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7381-2017 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7276-2016 as amended 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) Park dedication as required, including cash in lieu for construction of multi-purpose trails
and removal of all debris and garbage from park land;
iv) Road dedication as required;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas on the subject properties;
viii) Registration of a Restrictive Covenant for Stormwater Management.
ix) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that the apartments in the C-5 Village
Commercial will be restricted to residential rental units;
x) Removal of existing buildings;
xi) That a voluntary contribution, in the amount of $533,000.00 ($4100.00 per unit) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
- 3 -
DISCUSSION:
1) Background Context:
Applicant: Streetside Developments
Legal Description: South 150 Feet Lot 1 Section 10 Township 12 NWD Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster
District Plan 17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New
Westminster District Plan 809;
OCP:
Existing: Medium Density Residential, Neighbourhood Commercial, Conservation
Proposed: Medium Density Residential, Village Commercial, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential), C-5 (Village Commercial)
Surrounding Uses:
North: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Medium Density Residential, and
Conservation
South: Use: 2 properties, duplex and single family
Zone: RS-3 (One Family Rural Residential)
Designation: Low Medium Density Residential and Conservation
East: Use: 18 properties, neighbourhood commercial and street townhouse
residential
Zone: C-1 Neighbourhood Commercial and RST Street Townhouse
Residential
Designation: Commercial and Urban Residential
West: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional and Conservation.
Existing Use of Property: 1 single family house on one of the 3 parcels
Proposed Use of Property: Commercial and Townhouse residential
Site Area: 4.5 HA. (11 acres)
Access: 112th Avenue or 240th Street
Servicing requirement: Urban Standard
Companion Applications: 2016-244-DP (WPDP), 2016-244-DVP (setbacks), 2017-027-DP
(Commercial DP), 2017-012-DP (MFDP)
2) Project Description:
This project is for a 130 unit townhouse development with Village Commercial at the northwest
corner of the site. The consolidated site will then be subdivided into the commercial and the
residential components of this proposal. The commercial development will involve an OCP
amendment from the existing Neighbourhood Commercial designation to Village Commercial. Both
- 4 -
the commercial and the residential portions of the site must take their main access from 112th
Avenue. An additional emergency access from 240th Street will serve the main residential portion of
the site. The existing conservation boundaries at the eastern portion of the site will be adjusted to
reflect groundtruthing.
3) Planning Analysis:
i) Official Community Plan:
The subject properties are within the Albion Area Plan. Section 10.2.4 of the Official Community Plan
provides a matrix that aligns Albion Area Plan land use designations with supportable zones. The
land use designations associated with these properties are Medium Density Residential and
Neighbourhood Commercial. The proposed RM-1 Townhouse Residential Zone is consistent with the
Medium Density Residential designation. The proposed C-5 Village Commercial Zone aligns with the
Village Commercial land use designation. For this reason, an Official Community Plan amendment is
required to re-designate the commercial portion of the subject properties from its existing
Neighbourhood Commercial to Village Commercial.
The intent of the Neighbourhood Commercial designation is to provide convenience shopping
opportunities at a neighbourhood level with the customer base within walking distance. The Village
Commercial designation is intended to provide for a wider radius of customer needs. The location of
the proposed commercial building, at the intersection of 240th Street and 112th Avenue, is well
suited to accommodate both vehicular and pedestrian traffic. The proposed access from 112th will
help to minimize impacts to the 240th Street major corridor. Due to its strategic location, this
amendment to Village Commercial is supportable.
The proposed dwelling units on the second storey of the commercial structure are also supportable,
based on OCP Policy 3.31, as follows:
Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms…
A total of eight rental housing units are proposed, with a mix of one and two bedroom units. As this
rental housing will meet a community need, this proposal is supportable. A rental housing
agreement will be required as a condition of final approval.
The conservation boundary around Seigal Creek will be adjusted, thereby requiring an amendment to
Schedule C of the Official Community Plan.
ii) Zoning Bylaw:
The minimum lot size for the current RS-3 Rural Residential zone is 8000 m2, where community
water is provided. The combined developable area of the subject properties is 31,031 m2. The
proposed RM-1 Zoning has a minimum lot size of 557 m2, and the proposed C-5 Village Commercial
Zone has a minimum lot size of 668 m2.
Usable open space requirements of 45 m2 for each 3 bedroom unit have been met with this
proposal. In addition, a 670.3 m2 common activity area is proposed that combines a recreation
building with outdoor space. This combination of shared and private useable open space exceeds
the requirements of the bylaw. Variances from setback requirements will be required as outlined
further in this report.
- 5 -
Since first reading, the proposed commercial zoning has changed to C-5 Village Commercial from C-1
Neighbourhood Commercial. This revision is a reflection of the greater range of uses permitted in
the Village Commercial zone. However, as noted earlier, this change will not affect the density of
residential development as outlined in the first reading report.
iii) Off-Street Parking And Loading Bylaw:
The proposed RM-1 Zone has a parking requirement of 2.0 stalls per dwelling unit, and an additional
0.2 visitor stalls per dwelling unit. There are 260 parking stalls provided with 27 visitor parking
stalls. They are arranged within the units and the visitor stalls distributed throughout the site. The
residential parking is arranged in both double and tandem garages. There are also a number of
opportunities for apron parking for some units. Thus, the requirements of the Off-Street Parking and
Loading Bylaw No. 4350-1990 has been met by this applicant.
The proposed commercial component of the development will be zoned C-5 Village Centre
Commercial Zone and has a commercial parking requirement of 1.0 stalls per 30 m2 which must be
either concealed or to the rear of the building. The second storey apartment units will require 1 stall
per dwelling unit, with 0.2 stalls per unit for visitor parking. The resident parking stalls are also to
the rear of the building, but the bylaw specifies that these be concealed. For this reason, a variance
will be required, but is supportable, given the rental tenure of the residential units. There are a
total of 42 parking stalls provided for the combined commercial and rental residential units
proposed. This number exceeds the 40 stalls required under the Off-Street Parking and Loading
Bylaw No. 4350-1990.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985,
For the RM-1 Zone:
Vary the required front and exterior side yard setback (along 112th Avenue) from 7.5
metres to 4.5 metres.
Vary the height of the proposed accessory building (amenity building) from 4.5 metres to
4.8 metres.
For the C-5 Village Commercial Zone:
Vary the requirement for concealed residential parking to permit residential parking at
the rear of the structure.
The requested variances to the RM-1 and C-5 zones will be the subject of a future Council report.
v) Development Permits:
The following development permits will be required for this application:
Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is
required to address the current proposal’s compatibility with adjacent development, and to
enhance the unique character of the community.
- 6 -
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is
required to ensure the current proposal enhances existing neighbourhoods with compatible
housing styles that meet diverse needs, and minimize potential conflicts with neighbouring
land uses.
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.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on May 9, 2017. (see Appendix E and F)
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
COMMERCIAL
C1. Provide a fully developed rain garden with a greater variety of planting, river rock bed,
more organic and varied shape.
C2. Provide landscape and proper landing and access to middle staircase from parking lot.
C3. Introduce planting in parking island – shrubs and perennials rather than grass.
C4. Develop strong pedestrian connection between commercial and residential area by
providing decorative paving at the crossing.
C5. Provide details for the garbage enclosure and consider different location for the door.
C6. Relocate a parking space to beside the garbage enclosure to increase landscape
opportunity at the pedestrian path from the residential area.
C7. Provide detail of green roof.
C8. Provide the hardscape schedule – including concrete finish, stamped concrete and
asphalt or unit pavers.
C9. Provide continuation of metal rail at west side to next column.
C10. Consider double row trees at the north of the commercial development along
112th Avenue.
C11. Provide permeable pavers instead of stamped concrete in parking spaces.
C12. Show handicap ramps and let downs.
C13. Consider adding benches and bollards.
C14. Align curves of islands to parking spaces.
C15. Investigate the requirement of an elevator to the residential floor.
C16. Show where operable windows are.
C17. Provide more durable materials in combination in place of vinyl.
C18. Accentuate the entrance from 240th Street leading to the pedestrian pathway.
C19. Change the door swings for units CRU 101 and 102.
C20. Provide consistent roof slopes.
- 7 -
RESIDENTIAL
R1. Provide continuous access from 240th Street to amenity area and to future park area.
R2. Provide pedestrian connection along bioswale where possible.
R3. Provide cover over and detail for mailbox, including provisions for garbage and recycling.
R4. Amenity areas to be developed further, with benches, landscape lighting, special paving
treatment, additional play structure to be inclusive for all age groups.
R5. Develop further detail of outdoor amenity space.
R6. Provide permeable paving in visitor parking area.
R7. Provide outdoor bike rack for amenity space.
R8. Provide special paving treatment on roads at intersections and to link pedestrian
connections.
R9. Provide section details of retaining wall.
R10. Provide outdoor lighting scheme at pedestrian level, especially at amenity area.
R11. Provide more durable materials in combination in place of vinyl.
R12. Consider other options for enhancing residential entrance, rather than a shed roof, for
possibility of more daylight into the stairwell.
R13. Consider the transition of the shed roof above the main roof of townhouses.
R14. Consider switching the walk in closet location with the master en-suite at the end units.
R15. Label the setback lines on drawings.
R16. Provide consistent roof slopes.
The applicant has considered and addressed ADP concerns and these revisions are reflected in the
current plans. A detailed description of how these items were incorporated into the final design will
be included in a future report to Council pertaining to the required development permit.
Not all of the Advisory Design Panel’s recommendations have been provided by the applicant.
However, Council is not required to insist on strict adherence to the recommendations of this
advisory committee. Therefore, these items remain under consideration and will be detailed fully in
the future Development Permit report for this project when the design details are fully determined.
vii) Development Information Meeting:
A Development Information Meeting was held at Kanaka Creek Elementary School on Tuesday May
2, 2017, from 5:00pm to 7:00pm. There were 10 attendees observed, with 7 signing in. A summary
of the main comments and discussions with the attendees was provided by the applicant and
include the following main points:
There will be increased traffic on Kanaka Way / 112th Avenue. Concern about congestion
around school site.
Schools will be over capacity.
No grocery store nearby.
Interest in purchasing townhouse units
The following responses have been provided by the applicant:
Developer will provide road upgrades per municipal requirements;
School sites have been selected per the Albion Area Plan;
Amenities Restaurants and convenience stores are permitted within the “Village Centre
Commercial”(C-5) zone; and
Developer will provide information as it becomes available.
- 8 -
viii) Parkland Requirement:
For this project, there is sufficient conservation land that is proposed to be dedicated as park (3.2
acres or approximately 30% of the site) on the subject properties and this land will be required to be
dedicated as a condition of Final Reading. A small portion of the site will also be dedicated for road
dedication on the two fronting street.
4) Environmental Implications:
The applicant has worked with the Environmental section of the Planning Department towards the
identification of conservation boundaries. A combination of dedication and restrictive covenants will
protect the riparian areas surrounding Seigel Creek. The proposed setbacks will be 22.5 metres. As
a compensation measure for this reduced setback (less than 30 metres), developable area at the
southwest corner of the site fronting 240th Street will be dedicated as conservation. In addition,
compensation works include the removal of invasive species in the large affected riparian areas
along both sides of Seigal Creek.
5) Interdepartmental Implications:
i) Engineering Department:
Comments provided by the Engineering Department pertain to:
Road dedication and construction to arterial standards for 240th Street, including a
centre median. This will involve 3.0 metres of road dedication along 240th Street, and
corner truncation along 112th.
Servicing upgrades, including ditches, sidewalk construction, street lighting, and street
trees.
Underground wiring of existing overhead utilities.
ii) License, Permits and Bylaws Department:
The License, Permits and Bylaws Department will be addressing all matters relating to building
permits and the demolition of the existing structures on the subject site. Their review noted that the
submitted Geotechnical report must be upgraded with additional details about the setback line,
landslide assessment, stormwater management plan and lot grading plan. In addition, a demolition
permit would be required prior to the demolition of existing structures on site.
iii) Parks & Leisure Services Department:
The Parks & Leisure Services Department commented on the need for a pedestrian trail on the south
side of the development, and the need for an equestrian trail along 112th Avenue. As the site
context includes undeveloped and developing areas, the applicant has agreed to provide cash in lieu
to ensure these works will be built as additional development progresses.
iv) Fire Department:
Fire Department comments included the need for submission of a fire safety plan, architectural
plans for pre-incident planning purposes, with details around sprinklers, access, location of private
fire hydrants, visibility of addresses, and securing existing structures prior to demolition.
- 9 -
6) 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 477 of the Local
Government Act. The amendment required for this application, for conservation boundaries and the
commercial land use designation, 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) Citizen/Customer Implications:
As detailed earlier in this report, the applicant has hosted a Development Information Meeting
previously. Additional opportunities for public input will occur through the neighbour notification
required for the Development Variance application and the required Public Hearing.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7381-2017,
that second reading be given to Zone Amending Bylaw No. 7276-2016, and that application 2016-
244-RZ be forwarded to Public Hearing.
“Original signed by Chuck Goddard” for
_______________________________________________
Prepared by: Diana Hall, MA (Planning), MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7381-2017
Appendix D – Zone Amending Bylaw No. 7276-2016
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
DATE: Jun 30, 2016
FILE: 2016-244-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11080, 11154 & 11184 240 STREET
110 AVE
Legend
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-244-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11080, 11154 & 11184 240 STREET
Aerial Imagery from the Spring of 2015
110 AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7381-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 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", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Schedule “C” of 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. 7381-2017
2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan is hereby
amended for that parcel or tract of land and premises known and described as:
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809;
and outlined in heavy black line on Map No. 953, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809;
and outlined in heavy black line on Map No. 954, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 19th day of September, 2017.
READ a second time the 19th day of September, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
111A AVE.
112 AVE.KANAKA WAY 112 AVE.241A ST
.240 ST.239A ST.112 AVE.
11146
11137
11189
239322393611121
11157
11107
1118111183
2392211125
111052390723915
110802395311115
11097
11195
11052
11117
111552395023906
11121
11108
11126 11133
11156
1111923912
11106
11111
110622395823902 11145
1115923942
11130
11103 2398011110
11038
11136
11132
11127
11163
11103
11116
11118/54
11113
11109
1114523945
11135
11124
11177 11175
11151
11167 2413311187
11163
11115
11118
111022396223925 1116923928
1118423916
11120
11225
11166
11102 2393511109
11173
1113311127
11112
11139
11091
11250
11129
A
7
5
19
57 Rem 1
26
28
40
1
16
37
60
2
Rem 1
3
14
10
29
B
24
13
35
27
3
20
51
58
12
26
39
4
27
45
50
42 4
9
1
N 1/2 of 4
32
47
17
23
36
PARK
53
15
56
54
33
A
3
46
6
43
6
2
28
25
5
17
48
38
21
S 150' of 1
59
8
44
16
1561
49
10
55
3
11
18
13
14
31
22
12
8
7
34
52
18
6
41
30
9
11
2
P 3452
P 17613
EPP 25279
P 17613
NWP5589
EPP 70379
EPP 32520(EPS 2572)EPP 32520P 43223BCP 46902
EPP 32520
P 17613
RP 13033
EPP 70566EPP 32520EPP 45971EPP 71011
EPP 32537
EPP 32519EPP 32537
EPP 36439
EPP 40843EPP 40982EPP 45971EPP 37716EPP 40844
EPP 45971 EPP 32519EPP 40843
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Albion Area Plan Schedule 1Neighbourhood Commercial, Medium Density Residential and ConservationVillage Commmercial Medium Density ResidentialConservation
7381-2017953
111A AVE.
112 AVE.KANAKA WAY 112 AVE.241A ST
.240 ST.239A ST.112 AVE.
11146
11137
11189
239322393611121
11157
11107
1118111183
2392211125
111052390723915
110802395311115
11097
11195
11052
11117
111552395023906
11121
11108
11126 11133
11156
1111923912
11106
11111
110622395823902 11145
1115923942
11130
11103 2398011110
11038
11136
11132
11127
11163
11103
11116
11118/54
11113
11109
1114523945
11135
11124
11177 11175
11151
11167 2413311187
11163
11115
11118
111022396223925 1116923928
1118423916
11120
11225
11166
11102 2393511109
11173
1113311127
11112
11139
11091
11250
11129
A
7
5
19
57 Rem 1
26
28
40
1
16
37
60
2
Rem 1
3
14
10
29
B
24
13
35
27
3
20
51
58
12
26
39
4
27
45
50
42 4
9
1
N 1/2 of 4
32
47
17
23
36
PARK
53
15
56
54
33
A
3
46
6
43
6
2
28
25
5
17
48
38
21
S 150' of 1
59
8
44
16
1561
49
10
55
3
11
18
13
14
31
22
12
8
7
34
52
18
6
41
30
9
11
2
P 3452
P 17613
EPP 25279
P 17613
NWP5589
EPP 70379
EPP 32520(EPS 2572)EPP 32520P 43223BCP 46902
EPP 32520
P 17613
RP 13033
EPP 70566EPP 32520EPP 45971EPP 71011
EPP 32537
EPP 32519EPP 32537
EPP 36439
EPP 40843EPP 40982EPP 45971EPP 37716EPP 40844
EPP 45971 EPP 32519EPP 40843
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C as shown
Remove from Conservation Add to Conservation
7381-2017954
CITY OF MAPLE RIDGE
BYLAW NO. 7276-2016
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. 7276-2016."
2. Those parcels or tracts of land and premises known and described as:
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809;
and outlined in heavy black line on Map No. 1694 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential), C-5
(Village Centre Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 6th day of September, 2016.
READ a second time the 19th day of September, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
111A AVE.
112 AVE.KANAKA WAY 112 AVE.241A ST.240 ST.239A ST.112 AVE.
11146
11137
11189
239322393611121
11157
11107
1118111183
2392211125
111052390723915
110802395311115
11097
11195
11052
11117
111552395023906
11121
11108
11126 11133
11156
1111923912
11106
11111
110622395823902 11145
1115923942
11130
11103 2398011110
11038
11136
11132
11127
11163
11103
11116
11118/54
11113
11109
1114523945
11135
11124
11177 11175
11151
11167 2413311187
11163
11115
11118
111022396223925 1116923928
1118423916
11120
11225
11166
11102 2393511109
11173
1113311127
11112
11139
11091
11250
11129
A
7
5
19
57 Rem 1
26
28
40
1
16
37
60
2
Rem 1
3
14
10
29
B
24
13
35
27
3
20
51
58
12
26
39
4
27
45
50
42 4
9
1
N 1/2 of 4
32
47
17
23
36
PARK
53
15
56
54
33
A
3
46
6
43
6
2
28
25
5
17
48
38
21
S 150' of 1
59
8
44
16
1561
49
10
55
3
11
18
13
14
31
22
12
8
7
34
52
18
6
41
30
9
11
2
P 3452
P 17613
EPP 25279
P 17613
NWP5589
EPP 70379
EPP 32520(EPS 2572)EPP 32520P 43223BCP 46902
EPP 32520
P 17613
RP 13033
EPP 70566EPP 32520EPP 45971EPP 71011
EPP 32537
EPP 32519EPP 32537
EPP 36439
EPP 40843EPP 40982EPP 45971EPP 37716EPP 40844
EPP 45971 EPP 32519EPP 40843
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)C-5 (Village Centre Commercial)
7276-20161694
Site Plan
15
CREEKSIDE -
COMMERCIAL
DEVELOP-
MENT
11080, 11154 & B I N G H A
M H I L L A R C H I T E C T S
11184 240th Street
S T R E E T S I D E D E V E L
O P M E N T S