HomeMy WebLinkAbout2018-01-23 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
January 23, 2018
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-242-RZ
Home Occupation
Maple Ridge Zone Amending Bylaw No. 7394-2017
To amend Part 2 Interpretation and Part 4 General Regulations of the Maple Ridge
Zoning Bylaw No. 3510 – 1985 to expand and regulate home occupation opportunities
to better support home occupations throughout the City.
The Bylaw establishes four types of Home Occupations:
• Type 1 Home Occupations are for multi-family dwellings. Such home occupations
will not occupy more than 30% or 50 mP
2
P of the gross floor area of the dwelling
unit, be permitted up to 1 non-resident employees provided that non-resident
employee parking is accommodated on-site, and be permitted 6 clients per day
only for Tutoring & Lesson uses.
• Type 2 Home Occupations are for one-family and two-family residential zoned lots
less than 1,200mP
2
P (0.3 ac). Such home occupations will not occupy more than
30% or 50 mP
2
P of the gross floor area of the dwelling unit and any accessory
buildings, be permitted up to 2 non-resident employees provided that non-
resident employee parking is accommodated on-site, and be permitted up to 10
client visits by appointment per lot.
• Type 3 Home Occupations occur on one-family and two-family residential zoned
lots greater than 1,200mP
2
P (0.3 ac). Such home occupations will not occupy more
than 45% or 100 mP
2
P of the gross floor area of the dwelling unit and any
accessory buildings, be permitted up to 3 non-resident employees provided that
non-resident employee parking is accommodated on-site, and be permitted up to
16 client visits by appointment per lot.
PUBLIC HEARING AGENDA
January 23, 2018
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.
• Type 4 Home Occupations are for operations on larger properties (1+ acres).
These will be subject to site-specific traffic, servicing, on-site parking, screening,
among other requirements and will be considered on a case-by-case basis
through individual text amendments to the Zoning Bylaw.
The Bylaw permits the following home occupation uses by type: Animal Services
(excluding Dog Day Care and restricted for Type 1 and Type 2 Home Occupations to only
off-site or mobile-based services); Business Services; Office uses; Health Services
(Restricted to off-site or mobile-based services only for Type 1 Home Occupations);
Homecraft; Personal Services (Restricted to off-site or mobile-based services only for
Type 1 Home Occupations); Professional Services; Tutoring & Lessons; Family Day Cares;
and off-site, online and mobile-based sales. The Bylaw also prohibits the following uses
and/or activities: body modification; orchestra and band training; the unenclosed storage
or display of raw materials; retail sales; the generation of parking shortages, traffic
congestion, and other health hazards.
2) 2017-281-CP
21428, 21460, 21472 Dewdney Trunk Road
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 3 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 4 District Lot 247 Group 1 New Westminster District Plan 8050
Maple Ridge Official Community Plan Amending Bylaw No. 7357-2017
To Amend Schedule “B” of the Official Community Plan from Urban Residential to
Institutional.
2017-281-RZ
21428 Dewdney Trunk Road
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Maple Ridge Zone Amending Bylaw No. 7360-2017
To rezone from RS-1 (One Family Urban Residential) to P-6 (Civic Institutional)
3) 2015-069-RZ
10366 240 Street
Lot “A” Section 3 Township 12 New Westminster District Plan 13554
Maple Ridge Zone Amending Bylaw No. 7207-2016
To rezone from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity
Residential District)
4) 2015-021-RZ
24070 132 Avenue
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
Maple Ridge Official Community Plan Amending Bylaw No. 7406-2017
To Amend Silver Valley Area Plan Figure 2 from Low Density Residential and Conservation
to Conservation and Low Density Residential
To Amend Silver Valley Area Plan Figure 4 Trail/Open Space as shown to Add to
Conservation and to Remove from Conservation.
Maple Ridge Zone Amending Bylaw No. 7142-2015
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential District)
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, January 23, 2018 to
consider the following bylaws:
1) 2017-242-RZ
Home Occupation
Maple Ridge Zone Amending Bylaw No. 7394-2017
To amend Part 2 Interpretation and Part 4 General Regulations of the Maple Ridge
Zoning Bylaw No. 3510 – 1985 to expand and regulate home occupation opportunities
to better support home occupations throughout the City.
The Bylaw establishes four types of Home Occupations:
• Type 1 Home Occupations are for multi-family dwellings. Such home occupations
will not occupy more than 30% or 50 mP
2
P of the gross floor area of the dwelling
unit, be permitted up to 1 non-resident employees provided that non-resident
employee parking is accommodated on-site, and be permitted 6 clients per day
only for Tutoring & Lesson uses.
• Type 2 Home Occupations are for one-family and two-family residential zoned lots
less than 1,200mP
2
P (0.3 ac). Such home occupations will not occupy more than
30% or 50 mP
2
P of the gross floor area of the dwelling unit and any accessory
buildings, be permitted up to 2 non-resident employees provided that non-
resident employee parking is accommodated on-site, and be permitted up to 10
client visits by appointment per lot.
• Type 3 Home Occupations occur on one-family and two-family residential zoned
lots greater than 1,200mP
2
P (0.3 ac). Such home occupations will not occupy more
than 45% or 100 mP
2
P of the gross floor area of the dwelling unit and any
accessory buildings, be permitted up to 3 non-resident employees provided that
non-resident employee parking is accommodated on-site, and be permitted up to
16 client visits by appointment per lot.
• Type 4 Home Occupations are for operations on larger properties (1+ acres).
These will be subject to site-specific traffic, servicing, on-site parking, screening,
among other requirements and will be considered on a case-by-case basis
through individual text amendments to the Zoning Bylaw.
The Bylaw permits the following home occupation uses by type: Animal Services
(excluding Dog Day Care and restricted for Type 1 and Type 2 Home Occupations to only
off-site or mobile-based services); Business Services; Office uses; Health Services
(Restricted to off-site or mobile-based services only for Type 1 Home Occupations);
Homecraft; Personal Services (Restricted to off-site or mobile-based services only for
Type 1 Home Occupations); Professional Services; Tutoring & Lessons; Family Day Cares;
and off-site, online and mobile-based sales. The Bylaw also prohibits the following uses
and/or activities: body modification; orchestra and band training; the unenclosed storage
or display of raw materials; retail sales; the generation of parking shortages, traffic
congestion, and other health hazards.
2) 2017-281-CP
21428, 21460, 21472 Dewdney Trunk Road
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 3 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 4 District Lot 247 Group 1 New Westminster District Plan 8050
Maple Ridge Official Community Plan Amending Bylaw No. 7357-2017
To Amend Schedule “B” of the Official Community Plan from Urban Residential to
Institutional.
2017-281-RZ
21428 Dewdney Trunk Road
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Maple Ridge Zone Amending Bylaw No. 7360-2017
To rezone from RS-1 (One Family Urban Residential) to P-6 (Civic Institutional)
3) 2015-069-RZ
10366 240 Street
Lot “A” Section 3 Township 12 New Westminster District Plan 13554
Maple Ridge Zone Amending Bylaw No. 7207-2016
To rezone from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity
Residential District)
4) 2015-021-RZ
24070 132 Avenue
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
Maple Ridge Official Community Plan Amending Bylaw No. 7406-2017
To Amend Silver Valley Area Plan Figure 2 from Low Density Residential and Conservation
to Conservation and Low Density Residential (as shown on Map 965)
To Amend Silver Valley Area Plan Figure 4 Trail/Open Space to Add to Conservation
and to Remove from Conservation (as shown on Map 966)
Map No. 965 Map No. 966
Maple Ridge Zone Amending Bylaw No. 7142-2015
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential District)
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 January 12, 2018 to January 23, 2018, weekends and Statutory Holidays
excepted. The Public Hearing Agenda with full reports can be viewed on the City website at
27Twww.mapleridge.ca/64027T.
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 Corporate Officer or by sending an email to
the Clerk’s Department at 27Tclerks@mapleridge.ca27T, by 4:00 pm, January 23, 2018. 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 12P
th
P day of January, 2018.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-242-RZ
File Manager: Amanda Grochowich
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: December 5, 2017
and Members of Council FILE NO: 2017-242-RZ
FROM: Chief Administrative Officer ATTN: Council
SUBJECT: Home Occupation Regulations
Second Reading: Maple Ridge Zone Amending Bylaw No. 7394-2017, as amended
EXECUTIVE SUMMARY:
Council directed that the City’s home occupation regulations be reviewed as an outcome of the
Commercial & Industrial Strategy. The intent of the review was to look at ways to update, modernize,
and improve regulations to better facilitate our existing licenced home based businesses and provide
greater opportunities for enabling home based businesses in the City while balancing the needs of
the neighbourhoods in which these businesses exist.
Taking into account Council’s comments at the October 24, 2017 Council Meeting, this report
provides a revised set of regulatory changes for the home occupation regulations for Council to
consider. While the intent of the new directions remain the same, the proposed home based
business program now creates a four-pronged set of regulations: one for multi-unit dwellings, one for
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac); another for one-family
and two-family residential zoned lots greater than 1,200m2 (0.3 ac); and one for larger properties
(1+ acres). The separate multi-unit classification allows for home occupations operating within such
dwelling units to be regulated differently than those occurring within detached single-family homes.
The new classification retains some of the earlier proposed new home occupation directions, but
does now propose to reduce the number of allowed client visitations, reverting the limits to those
found in the City’s existing home occupation regulations.
Along with the above noted revision, minor other clarifications are proposed for Bylaw No. 7394-
2017 from when it was presented for first reading. With such changes, the second reading of Bylaw
No. 7394-2017 is recommended and that the Bylaw be forwarded to the next public hearing.
RECOMMENDATION:
1. That Maple Ridge Zone Amending Bylaw No. 7394-2017, as amended, be given second
reading and be forwarded to the next public hearing.
BACKGROUND:
In 2015, following the Council resolution that the regulations for home based businesses be
reviewed, staff undertook a background review, held internal meetings with Economic Development
and Bylaw & Licencing Services Departments, and drafted a discussion paper on home based
business as a means of identifying the potential areas where regulatory revisions might occur.
In 2016, the Economic Development Committee established three task forces to reflect key
directions for the Economic Development Department: Tourism, Technology, and Home Based
Business. The Home Based Business Task Force (HBB Task Force) began meeting in the summer of
2016. Task Force meetings were attended by staff from Economic Development, Planning and
Bylaw & Licencing Services. Since that time, the HBB Task Force has identified three components to
address for home based business: regulations, communication, and process.
2
In January 2017, staff reviewed current and possible new zoning regulations with the HBB Task
Force for feedback. Following that meeting, staff from Economic Development, Planning, and Bylaw
& Licencing Services prepared a draft set of possible new regulations for home based businesses.
On March 6, 2017, a number of possible home based business regulatory requirements were
presented for Council consideration. In the Council discussion that ensued, Council raised the issue
of whether the proposed revisions went far enough, given the economic opportunities home based
businesses are perceived to present to Maple Ridge residents. In addition, Council raised questions,
sought clarity on the possible new home based business zoning bylaw requirements and then
directed staff to bring the item back for further Council consideration.
From March through June 2017, building on the work undertaken to-date, Staff continued to
collaborate with the HBB Task Force to further explore opportunities to improve home based
business regulation in the City. These revised directions and the parameters that influenced their
further evolution were presented to Council on July 18, 2017. Council also endorsed the proposed
consultation program at this meeting.
Throughout September 2017, the community expressed broad levels of support for the Home Based
Business Update process and the proposed changes to the home occupation regulations. Se veral
outreach initiatives took place, including a public open house, presentations at local business
groups, a networking event hosted by the Home Based Business Task Force, and a community
survey (with over 115 received responses). Throughout the process , many residents indicated that it
was an appropriate time for this level of change to the home occupation regulations in Maple Ridge,
citing the changing nature of business and household needs. Members of local business groups also
expressed enthusiasm for the proposed changes to the home occupation regulations and were
pleased to see the City emphasizing the importance of local business development. Overall, clear
community support for the proposed new regulations was identified.
On October 17, 2017, staff presented the results of the community consultation and Council passed
a resolution that the bylaw to amend the home occupation regulations of the Zoning Bylaw be
forwarded to the next Council meeting for consideration of first reading.
On October 24, 2017, Bylaw No. 7394-2017 received first reading. In the Council discussion, Council
raised questions and sought clarity on the proposed changes to the amendments to the home
occupation regulations.
ZONE AMENDING BYLAW CONSIDERATIONS:
Maple Ridge Zone Amending Bylaw No. 7394-2017 is being presented for Council consideration for
second reading. If read a second time, it is requested that the bylaw be forwarded to the next
available Public Hearing. The full text of the revised Zone Amending Bylaw No. 7394-2017 is
available in Appendix A.
At the time of first reading, Council debated the proposed regulations in light of possible implications
stemming from the proposed level of customer and employees visitation should a home occupation
be operated from a multi-unit dwelling. As well, discussion was also held on the overall impacts of
home occupations upon on-street parking.
In response, staff has revisited the proposed regulations as well as existing zoning requirements,
and is now proposing a four-pronged approach: with a new Home Occupation category being
proposed specifically for multi-unit dwellings. That is, a new Type 1 Home Occupation category
permits home occupations in multi-unit dwellings, while Type 2 is for home occupations occurring on
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac). Type 3 Home
Occupations occur on one-family and two-family residential zoned lots greater than 1,200m2 (0.3
ac), and a Type 4 Home Occupation is for operations on larger properties (1+ acres).
3
Details regarding the new Type 1 classification are provided below, while s taff note, that aside from
the name change, the regulations proposed for Types 2, 3 and 4 Home Occupations remain
unchanged from the October 2017 reports.
a) Home Occupations in a Multi-Family Unit
Given the discussion that took place at the October 24, 2017 Council Meeting, it is now proposed to
largely maintain the current regulation regime for home occupations occurring in a multi-family unit,
as they relate to the number of employees and visitors permitted; namely:
to only permit 1 non-resident employee (subject to accommodating employee parking
on-site); and
to only permit visitation of clients for a Tutoring & Lesson use, limited to 2 classes per day
and no more than 6 client visits per day.
It is still proposed to expand the permitted size of a home occupation occurring in a multi -family unit
from the current 20% (up to 50m2) to 30% (up to 50m2) of the gross floor area. It is also still
proposed to expand the types of activities permitted as a home occupation occurring in a multi-
family unit, recognizing that many of these activities (e.g. health and personal services) would now
be restricted to off-site or mobile-based services only.
b) Number of Visitations per Home Occupation
Following up on a Council question regarding the number of home occupations that may be
permitted per dwelling under the proposed Zone Amending Bylaw, and the ensuing number of
potentially combined employees and client visits that may occur, Bylaw & Licencing Services staff
identify that there is not currently (or proposed) a limit to the number of business licences that may
be issued to a particular dwelling unit. This is consistent with the practice for commercial spaces.
Acknowledging that, Planning staff also proposes a further refinement to Zone Amending Bylaw No.
7394-2017 to include wording that the number of client visits permitted, regardless of classification,
should be tied to the lot on which the home occupation activities take place. Said differently, as per
our Business Licencing and Regulation Bylaw, should someone be granted more than one business
licence to operate different home occupations from a property, the number of visitations to that lot
would now be fixed (e.g. at 10 for a Type 2 Home Occupation) and not be cumulative.
c) Parking Considerations
Under the proposed new Home Occupation regulations, parking related to non-resident employees
under all types of home occupations are envisioned to be dealt with on-site, similar to the existing
zoning requirements. However, it was noted during the recent Council dialogue that there may be an
interest in seeing all parking generated by a home occupation (i.e. visitors and employees)
accommodated on the subject property. As such, staff re-visited the work undertaken early in the
review process and specifically, re-examined the approaches undertaken by neighbouring
municipalities with regards to home occupation parking.
From the research staff observed that some communities do include off-street parking requirements
for home occupations; with many such requirements focused on accommodating the associated
employee parking. However, the majority of home occupation regulations for those communities
reviewed were found to be silent on the issue of accommodating visitor parking. Table 1 in Appendix
B summarizes the various parking requirements associated with home occupations from several
surrounding communities.
Based on the background research and the inputs received through the recent community
engagement process, staff continues to recommend that additional on -site parking for visiting clients
not be required. Staff also notes for Council the inherent challenges associated with accommodating
4
such parking on–site, especially in light of competing interests on such properties stemming from
the accommodation of parking for secondary suites and detached garden suites. In addition, as
proposed above, the number of permitted visits has been reduced for home occupations occurring in
multi-family and single family units with an accessory dwelling unit resulting in reduced potential
impacts. Further, the inclusion of provision 402(10)(j)(viii) regarding parking shortages in the
amending bylaw provides additional enforcement oversight. Staff also notes that not all home
occupation uses will require visits by clients to be viable.
Should the proposed amendments be adopted, Bylaw & Licencing Services have agreed to monitor
and report back on any resulting neighbourhood impacts from increasing the number of visiting
clients. That said, should Council remain concerned about parking spill-over resulting from the
proposed home occupation regulations, Planning and Bylaw & Licencing Services staff offer as an
alternative approach that, rather than a focus on parking, that staff be instructed to re -assess the
proposed number of potential visitations permitted under each home occupation type.
d) Summary of Home Occupation Classifications:
In summary, subject to further discussion, the proposed home based business program now creates
a four-pronged set of regulations:
Creates a new Type 1 Home Occupations for home occupations occurring in multi-unit
dwellings;
Renamed Type 2 Home Occupations, this category covers home occupations occurring on
one-family and two-family residential zoned lots less than 1,200m2 (0.3 ac);
Renamed Type 3 Home Occupations, this category covers one-family and two-family
residential zoned lots greater than 1,200m2 (0.3 ac); and
Maintains a category for larger properties (1+ acres), now called Type 4 Home Occupations.
OTHER CONSIDERATIONS: STRATA COUNCILS & LANDLORD NOTIFICATION
Having confirmed with the Residential Tenancy Branch that the Residential Tenancy Act does not
prohibit home occupation uses, it is therefore at the discretion of strata councils or landlord to make
known any limitations on home occupations as conditions to a tenancy. That is, strata councils and
landlords (property owners) can opt not to permit home occupations or decide the extent to which a
home occupation use can occur so long as home occupations are permitted under the City’s zoning.
Zone Amending Bylaw No. 7394-2017 is premised on the expectation that each strata council
and/or landlord would implement the bylaw relative to their own interests.
Noting the above, in response to Council’s interests that local strata councils be effectively informed
of the proposed amendments to the Zoning bylaw, and afforded sufficient time to alter their bylaws
or tenancy agreements as appropriate, Staff intend to notify local strata associations (including the
Condominium Home Owners Association of BC) as part of the Public Hearing notification, should the
Zone Amending Bylaw be referred. Further, should the Bylaw receive third reading, staff will again
notify local strata councils of the proposed changes in order to provide strata councils an opportunity
to make any necessary changes to their own bylaws.
HOME BASED BUSINESS TASK FORCE:
Staff provided an update to the Home Based Business Task Force at the November 28, 2017
meeting, and outlined the suggested changes related to home occupations in multi-unit dwellings.
Task Force members acknowledge Council’s considerations and re-affirmed their support for the
proposed changes to the Home Occupation regulations. They continue to express interest in a
broader approach for home based businesses provided neighbourhood needs can be balanced.
5
INTERGOVERNMENTAL IMPLICATIONS:
a) Agricultural Land Commission
As the Agricultural Land Commission (ALC) allows home occupation on parcels in the Agricultural
Land Reserve (ALR) and this Bylaw regulates land use within the ALR, Zone Amending Bylaw No.
7394-2017, was referred to the ALC for comment.
The ALC raised no comments with the Zone Amending Bylaw and specifically identified its full
support for the City’s inclusion of provision 402(4)(i) which ensures that applicants are aware that
any home occupation use within the ALR must comply with the Agriculture Land Commission Act
(ALCA) and Regulation.
The ALC does request that they be consulted when any Type 4 Home Occupation uses are proposed
for ALR properties, particularly if new site-specific zoning is proposed, so that they can assist with
ensuring that any bylaw changes fully align with the ALCA and Regulation.
INTERDEPARTMENTAL IMPLICATIONS:
a) Bylaw & Licencing Services Department
The Bylaw & Licencing Services Department has been working in collaboration with both the
Planning and Economic Development Departments. Recognizable challenges have been raised over
a number of the proposed amendments. Bylaw & Licencing Services staff are interested in using the
home based business regulatory review process as an opportunity to align several bylaws, including
the Business Licencing and Regulation Bylaw. It would also be an opportunity to refine and
potentially address some of the previously identified issues with the home based business licencing
process. Should the proposed changes be adopted, changes to the Business Licencing and
Regulation Bylaw would be required and would follow in a separate report. This may include
requirements that applicants for a licence to undertake a Type 1 Home Occupation (multi-unit
dwellings) provide evidence that the associated strata bylaws permit home occupations, as well as
outline possible implementation steps for business licence conditions and for mobile business
licences.
b) Economic Development Department
As the organizers of the HBB Task Force, the Economic Development Department has been involved
with the home based businesses review. The Economic Development Department supports and
encourages the expansion of home occupations within the City as they are considered an essential
step in creating businesses within the community. Additional reports to Council regarding the work of
the HBB Task Force in regards to the communication and process components will be forthcoming
through the Economic Development Department.
6
CONCLUSION:
The intent of the home based business review was to look at ways to update, modernize and
improve regulations to better facilitate existing home occupations and to provide greater
opportunities for expanding home occupations in the City while balancing the needs of the
residential communities in which these operations exist. Taking into account Council’s comments at
the October 24, 2017 Council Meeting, this report provides a revised set of regulatory changes for
the home occupation regulations for Council to consider. With the new changes, it is requested that
Zone Amending Bylaw No. 7394-2017, as amended, be read by Council for a second time and then
be forwarded to the next available public hearing.
“Original signed by Amanda Grochowich”
______________________________________________
Prepared by: Amanda Grochowich, MCIP, RPP
Planner 1
“Original signed by Lino Siracusa”
______________________________________________
Concurrence: Lino Siracusa
Manager of Economic Development
“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”
______________________________________________
Approved by: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendix is attached hereto:
Appendix A – Zoning Bylaw Amendment Bylaw No. 7394 – 2017
Appendix B – Municipal Comparison of Home Occupation Parking Requirements
CITY OF MAPLE RIDGE
BYLAW NO. 7394-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. Bylaw 7394-2017”.
2.That PART 2 INTERPRETATION is amended by inserting the following definition between
“Animal Shelter” and “Apartment”:
“ANIMAL SERVICES means a use providing individualized services to an animal recipient.
Typical services include walking, grooming, dog day care, aqua or physical therapy, and
training. Does not include commercial kennels, breeding, and dog boarding.”
3.That PART 2 INTERPRETATION is amended by inserting the following definition between
“Boarding” and “Body Rub Studio”:
“BODY MODIFICATION means altering a person’s body for nonmedical purposes, and
includes but is not limited to piercing, tattooing and micro-pigmentation services.”
4.That Part 2 INTERPRETATION definition of “Business Services” is deleted and replaced with
the following definition:
“BUSINESS SERVICES means a use providing services to a business including, but not limited
to, information technology and support, desktop publishing, data processing, bookkeeping,
internet access, copying and printing services, mailing services, telephone reception and
consulting services.”
5.That PART 2 INTERPRETATION is amended by inserting the following definition between
“Habitable Room” and “Height”:
“HEALTH SERVICES means a use providing medical services to the general public where the
practitioner is subject to a College or Association that has been delegated the authority,
under provincial legislation, to govern the practice of their members in the public interest,
and includes, but is not limited to, audiologists, chiropractors, dentists, nurses, massage
therapists, optometrists, physicians and traditional Chinese medicine practitioners.”
6.That PART 2 INTERPRETATION is amended by inserting the following definition between
“Home Occupation” and “Housing Agreement”:
“HOMECRAFT means a use providing for the small scale production of goods intended for
sale, consumption or use by another. Typical uses include, but not limited to, art,
photography, jewelry, food, bath and beauty products, clothing and toys.”
7.That PART 2 INTERPRETATION is amended by inserting the following definition between “Net
Density” and “Office Use”:
“NON-RESIDENT EMPLOYEE means a person receiving or entitled to receive wages or other
compensation for work performed for an employer operating a home occupation but is not a
resident on the lot. It also includes a person being trained by an employer for an employer’s
home occupation.”
8.That Part 2 INTERPRETATION definition of “Personal Service” is deleted and replaced with
the following definition:
“PERSONAL SERVICES means a use providing individualized services to a recipient.
Including, but not limited to, animal services, barbering, beauty salons, hairdressing,
personal wellness, tailoring, shoemaking, dry-cleaning, personal trainers, nutritionists, and
weight loss clinics, but excluding overnight boarding of dogs, kennels, adult entertainment
and pawnshop use.”
9.That Part 2 INTERPRETATION definition of “Professional Services” is deleted and replaced
with the following definition:
“PROFESSIONAL SERVICES means a use providing services to the general public in which the
provider of the service is required to be licensed or certified by a self-regulating professional
association or by Federal, Provincial, or Municipal authorities and may include, but not be
limited to, accountants, architects, engineers, health service providers, insurance and
employment agencies, lawyers, planners, real estate agents, and veterinarians.”
10.That Part 4, GENERAL REGULATIONS, 402 REGULATIONS FOR PERMITTED USES OF LAND,
BUILDINGS & STRUCTURES (4) Home Occupation Use be amended by deleting the existing
regulation under Section 402 (4) in their entirety, and inserting the following:
Where permitted, a Home Occupation shall:
(a) Be entirely enclosed within:
(i) A dwelling unit; or
(ii) An accessory building meeting all the siting, height, and floor area required of an
accessory building in the pertinent zone.
(b)Be considered for Agricultural, Residential and CD (Comprehensive Development) zones:
(i) A Type 1 Home Occupation where the operation occurs in a multi-family dwelling
unit, unless otherwise prohibited by this Bylaw; or
(ii) A Type 2 Home Occupation where the operation occurs on a lot less than 1,200.0
m2; or
(iii) A Type 3 Home Occupation where the operation occurs on a lot equal to or
greater than 1,200.0 m2; or
(iv) A Type 4 Home Occupation where the operation occurs on a lot equal to or
greater than 0.4 ha, as expressly permitted by this Bylaw.
(c) Occupy not more than:
(i) 30% of the gross floor area of the dwelling unit in which the home occupation is
located, up to maximum of 50.0 m2 in total for Type 1 Home Occupations; or
(ii) 30% of the gross floor area of the dwelling unit and accessory building in which
the home occupation is located, up to maximum of 50.0 m2 in total for Type 2
Home Occupations; or
(iii) 45% of the gross floor area of the dwelling unit and accessory building in which
the home occupation is located, up to a maximum of 100.0m2 in total for Type 3
Home Occupations;
(d) Be conducted by the resident of the dwelling unit and, provided that non-resident
employee parking is accommodated on-site, be permitted up to a maximum of:
(i) 1 non-resident employee per dwelling unit for Type 1 Home Occupations; or
(ii) 2 non-resident employees per dwelling unit for Type 2 Home Occupations; or
(iii) 3 non-resident employees per dwelling unit for Type 3 Home Occupations.
(e)Be permitted on-site client visits, only by appointment scheduled in advance, up to a
maximum of:
(i) 6 clients per day per dwelling unit for Type 1 Home Occupations, limited to
Tutoring & Lesson uses only;
(ii) 10 clients per day per lot for Type 2 Home Occupations; or
(iii) 16 clients per day per lot for Type 3 Home Occupations.
(f) Be permitted, subject to Section 402.4 (e), group sessions up to a maximum of:
(i) 2 group sessions per day for Type 1 Home Occupations, limited to Tutoring &
Lessons use only; and
(ii) 6 clients at any one time for Type 2 Home Occupations; and
(iii) 8 clients at any one time for Type 3 Home Occupations.
(g) Be permitted for the following uses:
(i) Animal Services, excluding dog day care and for Type 1 and Type 2 Home
Occupations, restricted to off-site or mobile-based services only;
(ii) Business Services;
(iii) Office uses;
(iv) Health Services, for Type 1 Home Occupations, restricted to off-site or mobile-
based services only;
(v) Homecraft;
(vi) Personal Services, excluding dry cleaning and for Type 1 Home Occupations,
restricted to off-site or mobile-based services only;
(vii) Professional Services;
(viii) Tutoring & Lessons;
(ix) Family Day Care, unless otherwise expressly prohibited by this Bylaw. For
Neighbourhood Day Care requirements refer to Section 402.10 of this Bylaw; and
(x)Off-site, online and mobile-based sales.
(h) Be permitted the storage on the lot of not more than one vehicle provided that it is used
in connection with the home occupation and that such vehicle not be in excess of
3,630.0 kilograms licenced gross vehicle weight and be subject to Section 402.6 of this
Bylaw.
(i) Comply with Agricultural Land Reserve Use, Subdivision and Procedure Regulation (BC
Reg. 171/2002), Section 3(1)(c) and ALC Policy L-07 Home Occupation Use in the ALR.
(j) Be prohibited for the following uses and/or activities:
(i) Body modification;
(ii) Assembly use;
(iii) Orchestra and band training;
(iv) A family daycare use within a dwelling unit in the RM-2 (Medium Density
Apartment Residential), RM-3 (Medium/High Density Apartment Residential), an
apartment use within RM-4 (Multiple Family Residential), RM-5 (Low Density
Apartment Residential), RM-6 (High Density Apartment Residential), C and CS
zones;
(v) The unenclosed storage or display of raw materials, components, or stock-in-
trade;
(vi) The retail sale of goods or products where customers enter the premises to
inspect purchase or take possession of goods without making an appointment in
advance;
(vii) The discharge or emit odorous, noxious or toxic matter or vapours, heat, glare,
noise or radiation, or recurrently generated ground vibrations;
(viii) The generation of parking shortages, traffic congestion, electrical interference,
fire hazards or health hazards;
(ix) The use of mechanical or electrical equipment except as is ordinarily employed in
purely domestic and household use, or recreational hobbies, or office uses; and
(x)The external structural alteration to the principal building, ensuring that there
shall be no exterior indication that the building is used for a purpose other than a
residential use, except for signage permitted in accordance with Maple Ridge
Sign Bylaw No. 6830-2011.
11.Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 24th day of October, 2017.
READ a second time the 5th day of December, 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
Table 1: Municipal Comparison of Home Occupation Parking Requirements
Municipality Permitted Client
Daily Visits
Permitted
Employee(s)
Client + Employee
Parking Requirements
Abbotsford Level 1: No Visits.
Level 2: Shall not generate
significant vehicular traffic
impacts.
Level 3: Same as Level 2.
Level 1: Resident only.
Level 2: Resident & 1 non-
resident employee.
Level 3: Resident & 2 non-
resident employees.
Level 1: 0.
Level 2: 1 additional
parking space for a non-
resident employee.
Level 3: 2 additional
parking spaces for non-
resident employees.
Burnaby Silent No non-resident employees
unless a home occupation
child care facility.
Silent
Coquitlam Silent No more than 1 non-resident
employee.
Silent
Delta Silent Resident/Family members
no more than
2 persons/resident.
Silent
Langley
Township
1 commercial vehicle visit
per day & shall not create
demand for client parking.
Big Rural: max 3 non-
residents.
Small Rural: max 2 non-
residents.
Urban: max 1 non resident.
CD: no non-resident.
1 space per non-resident
employee.
Langley City Silent One resident. One non-
resident.
Silent
Mission 10 patrons/students at
one time.
Big Rural: max 5 employees;
4 non-resident.
Rural: max 4 employees;
3 non-resident.
Urban: max 3 employees; 2
non-resident.
1 for each non-resident
employee.
2 off-street parking spaces
for uses involving
patrons/students.
Richmond Max 3 clients on the
premises at any one time.
Only by resident. Silent
Pitt
Meadows
Max of 2 clients on
premise at any one time.
Not more than 2 employees
and 1
must reside in DU.
Silent
Port
Coquitlam
Tutoring: 3 at once; 10 per
day.
Animal: 4 pets per day.
Other: 5 business visitors
(including deliveries) per
day.
A/RS/RD Zones: max 3
employees; 1 non-resident.
If tutoring or animal, 1
employee.
RTh/RRh/RA/CD/C Zones:
no more than 2, both must
be residents.
A/RS/RD: 2 off-street
parking spaces.
Silent for all other zones.
Port Moody Silent 2 employees. Silent
Surrey Silent Immediate family members
only.
Silent
Vancouver Not permitted. Not permitted (unless both
live at same address).
Silent
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-281-RZ/CP
File Manager: Chee Chan
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: November 14, 2017
and Members of Council FILE NO: 2017-281-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Official Community Plan Amending Bylaw No. 7357-2017;
Second Reading
Zone Amending Bylaw No. 7360-2017;
21428, 21460, 21472 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to re-designate the three subject properties from Urban Residential
to Institutional to allow for the expansion of the Maple Ridge Cemetery. Furthermore, the applicant
has requested that one of the three properties, 21428 Dewdney Trunk Road, be rezoned from RS-1
(One Family Urban Residential) to P-6 (Civic Institutional) to accommodate the cemetery expansion in
2018.
Council granted first reading to the Official Community Plan Amending Bylaw No. 7357-2017 and
Zone Amending Bylaw No. 7360-2017 on July 25, 2017. At that time, Council also considered the
early consultation requirements for the Official Community Plan (OCP) amendment.
The designation of the three properties for Institutional Use (cemetery) supports the future
expansion of the Maple Ridge Cemetery as guided by the City’s 2008 Cemetery Master Plan (CMP),
adopted by Council on March 11, 2008 (R/08-128). As the cemetery is anticipated to be at full
capacity for adult burial plots by the end of 2017, the first phase of expansion will be necessary to
accommodate requests for new burials. For this reason, the western most subject property, 21428
Dewdney Trunk Road, is being rezoned concurrently such that the development of cemetery grounds
may begin as soon as the OCP amendment and rezoning processes are completed. The subject
property being rezoned is anticipated to provide capacity for a five to ten year timeframe.
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. 7357-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7357-2017 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. 7357-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
4) That Official Community Plan Amending Bylaw No. 7357-2017 be given second reading and be
forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7360-2017 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Amendment to Official Community Plan Schedule "B"; and
iii) Road dedication on Dewdney Trunk Road as required.
DISCUSSION:
1) Background Context:
Applicant: City of Maple Ridge Parks, Recreation and Culture Department
Owner: City of Maple Ridge (21428 and 21472 Dewdney Trunk Road)
Private property owner (21460 Dewdney Trunk Road)
Legal Description: Lots 2, 3 and 4, District Lot 247, New Westminster Plan 8050
OCP:
Existing: Urban Residential
Proposed: Institutional
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: P-6 Civic Institutional for 21428 Dewdney Trunk Road only
No Change for 21460 and 21472 Dewdney Trunk Road
Surrounding Uses:
North: Use: Residential and Institutional
Zone: RM-1 (Townhouse Residential) and P-4 (Place of Worship
Institutional)
Designation: Urban Residential and Institutional
South: Use: Maple Ridge Cemetery
Zone: RS-1 (One Family Urban Residential)
Designation: Institutional
East: Use: Single Family Dwellings
Zone: R-1 (Residential District)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Properties: Vacant
Proposed Use of Properties: Cemetery
Site Area: 1.219 ha (3.0 acres)
Access: 214 Street
Servicing requirement: Urban Standard
- 3 -
2) Background:
The three subject properties were identified as suitable for future cemetery expansion in the 2008
Cemetery Master Plan (2008 CMP). The 2008 CMP, adopted on March 11, 2008 by Council (R/08-
128), serves as the guiding policy document for the planning and management of the two
cemeteries in Maple Ridge. Specifically in that Council Meeting:
It was moved and seconded that staff be authorized to move forward with the
recommendations contained in [the Cemetery Master Plan] as and when the required funding
becomes available to do so.
Maple Ridge’s main cemetery, first established in 1878, is directly to the south of the three subject
properties. The main cemetery has evolved to meet the needs of almost all burials that occur in
Maple Ridge.
3) Project Description:
The subject properties are located within the Urban Area Boundary and currently designated Urban
Residential. The City proposes to re-designate the site to Institutional to allow cemetery use. The
rezoning of one of the three properties, 21428 Dewdney Trunk Road, from RS-1 (One Family Urban
Residential) to P-6 (Civic Institutional) is running concurrently with this re-designation application so
that the City may be able to begin the development of cemetery grounds and services (e.g. laying out
new burial grounds, landscaping, local access roads, maintenance facilities, onsite parking, etc.) as
soon as the OCP amendment and rezoning processes complete.
A rezoning application for the other two subject properties, 21460 and 21472 Dewdney Trunk Road,
is not required at this time.
4) Planning Analysis:
At this time, the applicant, Parks, Recreation and Culture Department, has confirmed that the
current cemetery is nearing its capacity, and there are very few spaces left for burial (although
cremation interment is still possible). Furthermore, the 2008 CMP highlights that demographic,
burial and cremation trends point towards increased demand for cemetery services in the city over
the next 15 years and possibly beyond. Increased population growth and migration to Maple Ridge
are contributing to this demand. While cremation rates will rise, they are not likely to increase
significantly beyond current levels (approximately 85%). Therefore, there will continue to be demand
for space for full depth (i.e. in ground) burial as well as to inter cremated remains. At its foundation,
this application for the expansion of the cemetery will allow for cemetery services to continue to
serve the near and midterm needs of Maple Ridge residents for a place for burial, interment,
grieving, memorialization and commemoration that is closer to home.
i) Official Community Plan:
Section 4.2 of the OCP covers the Institutional Designation. The objective for institutionally
designated properties is to meet community needs in the provision of accessible institutional
facilities while minimizing potential conflicts.
The following policies should be considered in this application.
4-33 Large Scale Institutional Facilities […] should:
- 4 -
a) Be within the Urban Area Boundary;
b) Be conveniently located near public transit;
c) Have direct access to a collector, arterial, TransLink major road or Provincial Highway;
d) Where considered necessary, require the completion of a transportation impact study;
e) Respect the neighbourhood context and natural features.
The current application to expand the Maple Ridge Cemetery onto the subject properties respects
Policy 4-33 a) to c) by the nature of its location.
With respect to item d) staff have determined that a transportation impact study will not be required
for this rezoning application. Additional traffic due to the expansion is not anticipated to be heavy
and visitors will continue using the Cemetery’s current access from 214 Street off Dewdney Trunk
Road to access the site.
With respect to item e) the subject properties are located within the Urban Residential area. They,
and the existing cemetery, are surrounded principally by a range of residential housing forms ranging
from single family dwellings to townhouse complexes. The cemetery’s long history in this area (since
1878) and open spaces are a compatible and respectful land use type. In addition to its primary
function, it is also an attractive and welcoming amenity and outdoor space for passive recreational
activities such as walking, quiet contemplation, resting, reading, tai chi. Furthermore, the public
expressed, during a public open house held as part of the development of the 2008 CMP, that these
kinds of compatible recreational activities should be encouraged for the cemetery lands. Therefore,
the cemetery use respects the neighbourhood context, as is an important element in the spectrum of
open space and recreation opportunities in Maple Ridge.
4-34 Proposed expansion in the […] size of existing Large Scale Institutional Facilities must
be evaluated on their impacts to the adjacent neighbourhood, to the transportation network,
to existing services and facilities, and to the surrounding community and its natural features.
The applicant’s site plan for the subject property being redesignated and rezoned, 21428 Dewdney
Trunk Road, has been reviewed and found to be respectful and compatible with the existing
neighbourhood. It will serve as an amenity for the local neighbourhood, and go towards
implementing some of the recommendations set out in the 2008 CMP (see discussion below). Site
plans for the two other properties being redesignated, 21460 and 21472 Dewdney Trunk Road, will
be reviewed against this policy when a rezoning application is received at a future date.
2008 Cemetery Master Plan:
The current cemetery is setback approximately 100 metres from Dewdney Trunk Road. It is not easily
seen from the main road, thereby reducing both its physical and visual accessibility. The expansion
of the cemetery on the three subject properties adjacent to Dewdney Truck Road would help to
address these issues, strengthen its placemaking qualities, facilitate passive recreation, and provide
greater natural surveillance, as contained in the 2008 CMP.
If the site had access and visual sight lines from Dewdney Trunk Road, it would be perceived
as a more accessible open space […]. This would address security issues such as theft and
vandalism by creating better visibility. More exposure would also encourage passive recreation
and would make finding the cemetery site easier for out of town visitors and members of the
funeral entourage.
- 5 -
The 2008 CMP also recommends that cemetery lands should:
Accommodate most of the short and medium term cemetery needs in one location;
Be located in an attractive setting that can be designed and built to create a meaningful
place of remembrance;
Be situated on stable, free draining soils;
Be readily accessible; and
Not be a detriment to the neighbourhood.
For these reasons, the 2008 CMP recommends that the subject properties are ideal for acquisition
and cemetery expansion.
ii) Zoning Bylaw:
The current application proposes to rezone only 21428 Dewdney Trunk Road from RS-1 (One Family
Urban Residential) to P-6 (Civic Institutional) to permit the cemetery use. The proposed site plan has
been examined and does not raise any issues with respect to the Zoning Bylaw’s P-6 zone and fence
provisions. There are no proposed buildings on the site. The only proposed structures are some
columbaria that are not intrusive in height or massing, and similar to existing columbaria in the
cemetery to the south.
The applicable provisions of the Zoning Bylaw for the two other properties being redesignated,
21460 and 21472 Dewdney Trunk Road, can be reviewed when a rezoning application is received at
a future date.
iii) Off-Street Parking And Loading Bylaw:
As there are no buildings on site, there are no requirements contained within the City’s Off-Street
Parking and Loading Bylaw 5879-1999 for the provision of off-street parking. Nonetheless, parking
is not anticipated to be an issue with the rezoning application. The existing cemetery provides
parking for visitors, and it is anticipated any additional parking requirements can be accommodated
along the proposed internal roadway on 21428 Dewdney Trunk Road.
The off-street parking requirements for the two other properties being redesignated can be re-
examined when a rezoning application is received at a future date.
iv) Proposed Variances:
No variances are required for this application.
v) Development Permits:
No development permits are required as part of this application, as institutional uses are not a
designated Development Permit Area according to the Local Government Act.
vi) Advisory Design Panel:
Review of this application by the Advisory Design Panel is not required.
- 6 -
vii) Development Information Meeting:
A Development Information Meeting was held in the Alouette Room of the Maple Ridge Library on
October 25, 2017. Nine people attended the meeting. A summary of the main comments and
discussions with attendees was provided by the applicant and include the following main points:
Four individuals were supportive of the application because the land use would not be used
for housing, and would remain a greenspace. They also noted that the cemetery expansion is
needed, given that the current Maple Ridge Cemetery is nearing capacity;
Three individuals opposed the application and the cemetery expansion in general, citing
concerns about its proximity to their house nearby, their land value, and that the land should
be used for housing instead;
One individual suggested that the eastern property boundary of 21472 Dewdney Trunk Road
should be fenced to deter people from cutting across the vacant lots. However, this
individual realized that this may negatively impact the informal neighbourhood use of this
area; and
One individual expressed concerns with a homeless individual living on the private property
at 21460 Dewdney Trunk Road.
The following are provided in response to the issues raised by the public:
The current application conforms with the City’s 2008 Cemetery Master Plan, and addresses
a short term need for additional burial space;
The applicant can address the need for fencing along the eastern most boundary of the
three subject properties when a rezoning application is made in future.
5) Environmental Implications:
This application has been reviewed by staff. No issues were flagged by this application. The trees on
21428 Dewdney Trunk Road will be retained to the extent possible, while new trees will also be
planted. Note that the City’s Parks, Recreation and Culture Department does not require a tree
cutting permit for work on City owned lands but will provide replacement trees as necessary.
The subject properties are located within the Fraser River Escarpment Area, and no stormwater
infiltration from impervious surfaces (i.e. internal roadway) is allowed. A stormwater ditch and
connection to the City’s stormwater drainage system has been planned.
6) Traffic Impact:
As the subject properties are located within 800 metres of the Lougheed Highway, a referral has
been sent to the Ministry of Transportation and Infrastructure.
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.
7) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has provided comments on servicing the site, which are minimal
because no buildings are being built. Road dedication along Dewdney Trunk Road, a new driveway
- 7 -
letdown, and a connection between the on-site stormwater ditch to the off-site sanitary drainage
system will be required. These comments have been addressed by the applicant.
ii) Parks, Recreation and Culture Department:
As the applicant, the Parks, Recreation and Culture Department has reviewed and adjusted the site
plan according to their specifications.
iii) Fire Department:
The Fire Department reviewed the preliminary site plan and provided one comment regarding
marking an address to the site, which has been addressed.
iv) Licences, Bylaws and Permits Department:
There are no comments from the Licences, Bylaws and Permits Department because there are no
buildings being proposed.
8) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral has been sent to School District
No. 42 to indicate that the change in designation from Urban Residential to Institutional.
9) 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, to redesignate the subject properties
from Urban Residential to Institutional, 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.
10) Citizen/Customer Implications:
Citizens were provided an opportunity to comment on this application at the Development
Information Meeting (see above). Another opportunity for citizen input will be at Public Hearing.
- 8 -
CONCLUSION:
It is recommended that second reading be given to OCP Amending Bylaw No. 7357-2017, that
second reading be given to Zone Amending Bylaw No. 7360-2017, and that applications 2017-281-
RZ and 2017-281-CP be forwarded to Public Hearing.
“Original signed by Chee Chan” ___________________
Prepared by: Chee Chan, MUP, MCIP, RPP, BSc
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 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. 7357-2017
Appendix D – Zone Amending Bylaw No. 7360-2017
Appendix E – Site Plan
DATE: Jul 20, 2017
FILE: 2017-281-CP
21428/60/72 DEWDNEY TRUNK ROAD
City of PittMeadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
CT.
GLENWOOD AVE.HOOD ST.DONOVAN AVE.
AVE.
CHERRINGTON AVE.
DEWDNEY TRUNK ROAD
HOOD ST.CHERRINGTON
ROAD
214 ST.21589215112155911890
21568
2154421526118792158711895
21
5
6
0
12028
2148111944 215381935/37
118752136611880215201203
6
21549213452155821409215552159521551215822158312
08
5
215171207111964 213871204221492214721207 9
1187711892
2156
421501
215501 189 1
215932152211871215562155811939 2157911954 213692151712089215692151012 075
21539215071
1
8
7
32135812067 215042159121544213381 2032
2
1
5
7
921
5
7521548213591194 0/76
11878118892138621530119402146012077 2152011947
215672142811934 214972151412083
2153921410
215002152811959
21552215422154521
5
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215252158512093
215141 2081 215262133912059118851188721387215002153611967 12044120871188221486214532149111 8932152021416SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: PC
DATE: Jul 20, 2017
FILE: 2017-281-CP
21428/60/72 DEWDNEY TRUNK ROAD
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
CT.
GLENWOOD AVE.HOOD ST.DONOVAN AVE.
AVE.
CHERRINGTON AVE.
DEWDNEY TRUNK ROAD
HOOD ST.CHERRINGTON
ROAD
214 ST.21589215112155911890
21568
2154421526118792158711895
21
5
6
0
12028
2148111944 215381935/37
118752136611880215201203
6
21549213452155821409215552159521551215822158312
08
5
215171207111964 213871204221492214721207 9
1187711892
2156
421501
215501 189 1
215932152211871215562155811939 2157911954 213692151712089215692151012 075
21539215071
1
8
7
32135812067 215042159121544213381 2032
2
1
5
7
921
5
7521548213591194 0/76
11878118892138621530119402146012077 2152011947
215672142811934 214972151412083
2153921410
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215141 2081 215262133912059118851188721387215002153611967 12044120871188221486214532149111 8932152021416SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7357-2017
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 "B" 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. 7357-2017."
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 3 District Lot 247 Group 1 New Westminster District Plan 8050
Lot 4 District Lot 247 Group 1 New Westminster District Plan 8050
and outlined in heavy black line on Map No. 951, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 25th day of July, 2017
READ a second time the 28th day of November, 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
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
McINTYRE CT.HOOD ST.GLENWOOD AVE.
DONOVAN AVE.
AVE.
DEWDNEY TRUNK ROAD
HOOD ST.ROAD
214 ST.215112155911890
21568
21544215261187921560
11895
12028
2148111944 2153811935/37
1
1
8
7
521366
118802152012036215492134521558214092155521551215822158312085
215171207111964 2138712042214922147212079
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2
0
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240
3
Rem
622
249
14
12
25
4
16
19
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27
1
20
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729
1
203
237
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W PTN. of 13
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8
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25
2
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22
119
17
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238
REM
26
A
64
5
A
250
10
1
2633
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13
13
6
11
7
243
241
2
266
3
1
2C
16
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4
15
Rem 8
11
17Rem M9
6
J
15
15
1B
126
22
8
248
9
2
118
125
1
116
8
45
14
124
1
16
24
Rem 2
6
1
Rem A
21
28
18
A
5
2
251
3
118
2
2
16
P 9007
P 68447
BCP 23937
LMS 1743
RP 9535 RP 8035P 8981BCP 15387P 14984P 8050
P 37707
P 72680 P 8981P 72382
EPP 52741
P 29311
P 32497
EP 15205
P 2819
P 39885
P 28751
LMP 17475NWS 3157
P 17075P 60776
P 60182
P 39885
NWS 23
P 692P 57980BCP 23935
P 12157
LMP 11311
*PP 168P 8050 P 14367P 57980 P 53446P 8981
P 39970
P 57980
P 67960P 8920P 8981P 43383P 72707
EP 13421
P 81879
LMS 1769P 67960P 78718NWS 1479
P 24576
P 692
P 25353
P 23699
LMP 16052
P 29449
P 23699
P 60776
P 21731
RW 74343LMP 16054EP 67962
RP 78149
RW 12285
BCP 52105LMP 16053EPP 52158
P 60183
E P 5 7 9 8 1
BCP 23936
RW 60777LMP 32933
RW 12285
LMP 31897
EP 58528
EP 60778
RW 74822
RP 77609EP 67961LMP 10702 LMP 17476LMP 20581
EP 22712
LMP 20581
RW 60777
RW 18394
RP 77386 DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Institutional
7357-2017951
CITY OF MAPLE RIDGE
BYLAW NO. 7360-2017
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. 7360-2017."
2. That parcel or tract of land and premises known and described as:
Lot 2 District Lot 247 Group 1 New Westminster District Plan 8050
and outlined in heavy black line on Map No. 1721 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to P-6 (Civic Institutional).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of July, 2017.
READ a second time the 28th day of November, 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
CHERRINGTON PLACE
GLENWOOD
ASHBURY CRT.
McINTYRE CT.HOOD ST.GLENWOOD AVE.
DONOVAN AVE.
AVE.
DEWDNEY TRUNK ROAD
HOOD ST.ROAD
214 ST.215112155911890
21568
21544215261187921560
11895
12028
2148111944 2153811935/37
1
1
8
7
521366
118802152012036215492134521558214092155521551215822158312085
215171207111964 2138712042214922147212079
1187711892
2156421501
215501 1 8 9 1215221
1
8
7
1
2
1
5
5
6
2155811939 2157911954 21369215171
2
0
8
9 21569215101207521539215071
1
8
7
32135812067 2150421544213381 2 0 3 2 215482135911940/76
1187811889213862153011940 2146012077 2152011947
215672142811934 214972151412083
2153921410
215002152811959
2
1
5
5
221542
21545213632155012048215162146721378215282156421525118832153111931
12083
11881213902157412063
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2
0
8
7
118822148621453214911 1 8 9 321520214161
240
3
Rem
622
249
14
12
25
4
16
19
4
24
1
265
27
1
20
A
246
729
1
203
237
19
W PTN. of 13
714
5
262
"A"
252
253
Pcl.1
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8
12 2644
2
1
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23
1
254
54
41
15
1
3
114
245
12
117
1813
20
8
10
7
244
21
8
B
25
2
26
247
319
23
10
2
9
22
119
17
B
238
REM
26
A
64
5
A
250
10
1
2633
A
13
13
6
11
7
243
241
2
266
3
1
2C
16
1
Rem 9
4
15
Rem 8
11
17Rem M9
6
J
15
15
1B
126
22
8
248
9
2
118
125
1
116
8
45
14
124
1
16
24
Rem 2
6
1
Rem A
21
28
18
A
5
2
251
3
118
2
2
16
P 9007
P 68447
BCP 23937
LMS 1743
RP 9535 RP 8035P 8981BCP 15387P 14984P 8050
P 37707
P 72680 P 8981P 72382
EPP 52741
P 29311
P 32497
EP 15205
P 2819
P 39885
P 28751
LMP 17475NWS 3157
P 17075P 60776
P 60182
P 39885
NWS 23
P 692P 57980BCP 23935
P 12157
LMP 11311
*PP 168P 8050 P 14367P 57980 P 53446P 8981
P 39970
P 57980
P 67960P 8920P 8981P 43383P 72707
EP 13421
P 81879
LMS 1769P 67960P 78718NWS 1479
P 24576
P 692
P 25353
P 23699
LMP 16052
P 29449
P 23699
P 60776
P 21731
RW 74343LMP 16054EP 67962
RP 78149
RW 12285
BCP 52105LMP 16053EPP 52158
P 60183
E P 5 7 9 8 1
BCP 23936
RW 60777LMP 32933
RW 12285
LMP 31897
EP 58528
EP 60778
RW 74822
RP 77609EP 67961LMP 10702 LMP 17476LMP 20581
EP 22712
LMP 20581
RW 60777
RW 18394
RP 77386 DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban residential)
P-6 (Civic Institutional)
7360-20171721
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-069-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the 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: December 5, 2017
and Members of Council FILE NO: 2015-069-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7207-2016;
10366 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 10366 240 Street (see
Appendix A and B) from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential
District) to permit a future subdivision of 13 lots. Council granted first reading to Zone Amending
Bylaw No. 7207-2016 and considered the early consultation requirements for the Official Community
Plan (OCP) amendment on February 9, 2016. The minimum lot size for the R-3 (Special Amenity
Residential District) current zone is 213 m2.
This application is in compliance with the OCP.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $66,300.
There is not sufficient suitable land for park dedication on the subjec t site and it is recommended
that Council require the developer to to pay to the City an amount that equals 5% of the market
value of the land required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7207-2016 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 510 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. Submission of a satisfactory traffic study;
iii. Road dedication on 240 Street as required;
iv. Registration of a Restrictive Covenant for the Geotechnical which addresses the suitability
of the subject property for the proposed development;
v. Registration of a Restrictive Covenant for selected corner lots preventing the construction
of detached garages and carports that obstruct visual clearance at intersections;
vi. Registration of a Restrictive Covenant for Stormwater Management;
- 2 -
vii. Removal of existing building/s;
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;
ix. That a voluntary contribution, in the amount of $5,100 per lot ($66,300 in total) is to be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Hub Engineering Inc. Mike Kompter
Legal Description: Lot “A” Section 3 Township 12 NWD Plan 13554
OCP:
Existing: Medium Density Residential
Proposed: Single-Family Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family and Vacant
Zone: RS-2 (One Family Suburban Residential) Subject to rezoning
application (2017-510-RZ) to RM-1(Townhouse Residential)
Designation: Medium Density Residential
South: Use: Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Townhouse
Zone RM-1(Townhouse Residential)
Designation: Medium Density Residential
West: Use: Townhouse
Zone: RM-1(Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: 13 lot subdivision
Site Area: 0.648 Ha.
Access: 240A Street and lanes
Servicing: Urban or Rural Standard
Companion Applications: 2015-069-DP (Intensive Residential)
- 3 -
2) Background:
The subject site is 0.649 Ha. (1.6 acres) in size, sparsely treed and slopes gently down toward 240
Street from east to west. The proposed subdivision continues the pattern established by the R -3
(Special Amenity Residential District) subdivision to the south. RS-2 (One Family Suburban
Residential) lots abut the subject site to the north subject to a recent rezoning application (2017-
510-RZ) for townhouses, there are existing townhouse development across 240 Street to the west
and east of the subject site.
3) Project Description:
The proposal to rezone the subject site from RS-2 (One Family Suburban Residential) to R-3 (Special
Amenity Residential District) would permit a subdivision of 13 lots with a minimum lot area of 213
square metres. The proposed layout, although not reviewed by the Approving Officer, is a
continuation of the established pattern to the south. The density of the project makes it subject to
an Intensive Residential Development Permit application being made and being considered for
issuance by Council together with final reading.
The project will also require a development variance permit. The variance is to allow the overhead
wiring along the frontage of 240 Street to remain and to permit a temporary narrower lane along a 5
metre segment near proposed Lot 10 until the adjacent lands to the north develop.
Pursuant to Council’s resolution, this application is subject to the Community Amenity Contribution
Program.
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Medium
Density Residential. The proposed R-3 (Special Amenity Residential District) is in compliance with
the current designation.
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 10366 240 Street from RS-2
(One Family Suburban Residential) to R-3 (Special Amenity Residential District) to permit a 13 lot
subdivision. The minimum lot size for the proposed zone is 213 square metres (Appendix D).
iii) Off-Street Parking And Loading Bylaw:
There will be two parking spaces provided in either two car garages or a one car garage with a
parking pad on each lot. The garages are detached and access is gained by way of lanes behind
each of the lots. Parking is in compliance with the Bylaw.
- 4 -
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities:
The requests are:
To waive the requirement to convert overhead utilities on 240 Street to underground
wiring, in accordance with Council Policy 9.05 – Conversion of Existing Overhead Utility
Wiring to Underground Wiring.
To wave the minimum lane width for a portion of the lane from 7.5 metres to 5.98
metres where there is an impingement along one of the lots to the north.
2. Maple Ridge Zoning Bylaw No. 3510 -1985:
Section 403 (7) of the Zoning Bylaw requires that there be a clear line of vision across the
corners of lots at street and lane intersections. This regulation reads:
Visual Clearance at Intersections
In any zoning district no fence, wall or structure other than a permitted building or any
hedge, bush, shrub, tree or other growth shall be erected or allowed to grow to a height
greater than 1 metre in the area bounded by:
(i) the intersection of lot lines at a street corner and a line joining points along the said lot
lines 7.5 metres from their point of intersection;
(ii) the intersection of lot lines at a lane corner and a line joining points along the said lot
lines 6 metres from their point of intersection. This requirement shall also apply to the
intersection of a lane with any other lane or with a street.
This regulation requires that the principal dwelling and any projections not intrude into a 7.5
metre triangular area at street corners. Thus a variance is required to allow the corners of
the front porch roof to project into the the visual clearance area for the corner lots. Allowing
this variance would suppport the proposed house designs and the porch element is high
enough not to interfere with the vision of drivers turning the corners.
Regarding the garage, this regulation means detached garages on corners with lanes need to
be carefully designed and sited to avoid intrude into a 6.0 metre triangular area at lane
corners. A two (2) car garage cannot be built on the proposed corner lots because the line of
vision at the lane intersections would be affected. Therefore, the variance is to allow a one
car garage with a pad for the second required parking space.
Each variance is supportable and more details will be provided in a future development variance
permit report to Council.
- 5 -
v) Development Permits:
Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is
required to ensure the current proposal provides emphasis on high standards in aesthetics and
quality of the built environment, while protecting important qualities of the natural environment.
The proposed single family dwellings will have a varied front façades to have a vibrant streetscape
created by the variety of styles, taking into consideration and completing the existing subdivisions to
the south and achieving neighbourhood cohesiveness.
The proposed building designs and landscaping are shown in Appendix E and F respectively.
Intensive Residential Development Permit applications are not subject to review by the Advisory
Design Panel. Staff reviews these applications based on evaluation of a project by the architect or
designer respecting the Key Concept Guidelines and Form and Character Guidelines contained in
Section 8.8 of the OCP. Issuance of an Intensive Residential Development Permit is delegated to the
Director of Planning under Maple Ridge Development Permit Delegation Bylaw No. 6478-2007 and
is coordinated with Final Adoption.
vi) Development Information Meeting:
A Development Information Meeting was held at Albion Elementary School on October 5, 2017.
There were three (3) attendees. The applicant reported that the biggest concerns seemed to be
traffic and open space as follows:
The public indicated the area has existing traffic congestion around the intersection of 103
Avenue and 240 Street. Concerns regarding possible vehicle re-routing onto 240A Street
from 103 Avenue were noted once 240A Street is pushed through by way of f uture
development to the north;
The public expressed concern with respect to green space and retention of trees; and
Furthermore, there were a few comments received regarding adequate parking especially
along 240 Street.
The following are provided in response to the issues raised by the public:
The applicant is required to undertake a traffic study to assess and consider necessary
measures;
The landscaping presentation alleviated some if not all of the public’s concerns; and
240 Street is being widened.
vii) Parkland Requirement:
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 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.
- 6 -
5) Environmental Implications:
The project will need to comply with the usual 3-tiered stormwater management requirements for the
City.
6) 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.
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.
A traffic study will be required for this project.
7) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department advises there are adequate services to accommodate the proposal,
widening of about 3.0 metres is required along the frontage of 240 Street and the overhead power
lines along 240 Street may remain (see Development Variance Section of this report).
ii) License, Permits and Bylaws Department:
The License, Permits and Bylaws Department reviewed the proposed siting of the dwelling units and
detached garages. The applicant has addressed these comments by making modifications or by
seeking a variance from Council (see Development Variance Section of this report).
8) School District No. 42 Comments:
Pursuant to Section 476 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 June 7, 2017 and in their reply dated June 23, 2017 advised:
This rezoning would affect the student population for the catchment areas currently served
by Albion Elementary and Samuel Robinson Technical Secondary Schools.
Albion Elementary has an operating capacity of 438 students. For the 2016-2017 school
year the student enrollment at Albion Elementary is 572 student (131% utilization) including
160 students from out of catchment.
Samuel Robinson Technical Secondary School has an operating capacity of 600 students.
For the 2016-2017 school year the student enrollment at Samuel Robinson Technical
Secondary School is 785 students (131% utilization) including 346 students from out of
catchment.
Planning staff comment: Council granted third reading to a proposal for a new elementary school on
November 28, 2017. This school should be ready for construction beginning in 2018 with
occupancy by the fall of 2019.
- 7 -
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7207-2016, and that
application 2015-069-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”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by 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. 7207-2016
Appendix D –Subdivision Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Jan 8, 2016
2015-069-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
10366 240 Street
2011 Image
Legend
Stream
Edge of River
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Jan 8, 2016
2015-069-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
10366 240 Street
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7207-2016
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. 7207-2016."
2. That parcel or tract of land and premises known and described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 13554
and outlined in heavy black line on Map No. 1657 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 9th day of February, 2016.
READ a second time the 5th day of December, 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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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
R-3 (Special Amenity Residential District)
7207-20161657
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-021-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:
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: December 5, 2017
and Members of Council FILE NO: 2015-021-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7406-2017; and
Second Reading
Zone Amending Bylaw No. 7142-2015;
24070 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24070 132 Avenue, from
RS-3 (One Family Rural Residential) to R-1 (Residential District), to permit a future subdivision of
approximately three single family residential lots. The minimum lot size for the proposed R-1
(Residential District) zone is 371 m². Ground-truthing on the site has established the developable
area, and as a result, an amendment to the Official Community Plan (OCP) is required to adjust the
Conservation boundary to fit the site conditions.
Council granted first reading to Zone Amending Bylaw No. 7142-2015 on April 28, 2015. Pursuant
with Council resolution, the application is subject to the Community Amenity Contribution (CAC)
Program at a rate of $5,100 per lot, for an estimated amount of $15,300.00.
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. 7406-2017 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. 7406-2017 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. 7406-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7406-2017 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7142-2015, as amended in this report, be given second reading,
and be forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 4 – Trails/Open Space
- 2 -
ii) Road dedication as required;
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) Registration of a Restrictive Covenant for Tree Protection;
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) Registration of a Restrictive Covenant for No-Build purposes on the existing house footprint,
should the current house be removed in the future . Any new house built on proposed lot 3
must adhere to current Zoning Bylaw regulations;
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 ta nks 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
ix) That a voluntary contribution, in the amount of $15,300.00 be provided, in keeping with
the Council Policy on Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Shida Neshat-Behzadi
Legal Description: Lot 8 Section 27 Township 12 New Westminster District Plan
2622
OCP:
Existing: Conservation and Low Density Urban
Proposed: Conservation and Low Density Urban
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Park
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation and Low Density Urban
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation and Eco Cluster
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low Density Urban
Existing Use of Property: Single Family Residential
- 3 -
Site Area: 2.0 ha (5 acres)
Access: Shoesmith Loop
Servicing requirement: Urban Standard
2) Project Description:
The subject property, located at 24070 132 Avenue, is 2.0 ha (5 acres) in size and is bound by the
unopened 132 Avenue road allowance to the north, single family residential lots to the west and
residential acreage to the south and east (see Appendices A and B). Millionaire Creek is located on
the eastern portion of the subject property running north-south. The majority of the property has
steep slopes and is heavily vegetated, with the northwest corner providing the only potentially
developable area. The subject property is within walking distance of Red Alder Neighbourhood Park,
as well as equestrian trails that access the UBC Malcolm Knapp Research Forest and Golden Ears
Provincial Park.
The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to
R-1 (Residential District) to permit future subdivision into approximately three single family
residential lots, not less than 371 m² (3,994 ft²). The applicant intends to retain the existing house
on proposed lot 3 and create two additional lots to the north of the existing house. The remainder of
the subject property will be dedicated as park for conservation purposes. Access to the proposed
lots will be provided from Shoesmith Loop. The application will require a variance for the rear yard
setback in order to retain the existing house; however, in the future, if the existing house is to be
removed, the new home location would be required to adhere to the current Zoning Bylaw and not be
permitted to keep its original footprint. This will be achieved through a No-Build Restrictive Covenant
on proposed lot 3. A rear yard setback of 8 m (26 ft.) will be required for new construction on
propose lot 3.
The original application, which received first reading on April 28, 2015, had proposed to rezone the
subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential); however, in order to retain two significant trees located on the northern
property boundary, the developable area and the width requirement for the RS-1b (One Family Urban
(Medium Density) Residential) zone would not have been feasible. A revised proposal to the R-1
(Residential District) zone will allow the two significant trees to be retained, while also achieving the
original proposed lot yield of three lots. Proposed lot 1, with an area of 726 m² (7,815 ft²) and
proposed lot 3, with an area of 1,260 m² (13,563 ft²) will be significantly oversized R-1 (Residential
District) zoned lots.
3) Planning Analysis:
Official Community Plan:
The subject property is located within the Silver Valley Area Plan, north of the Horse Hamlet, and is
currently designated Conservation and Low Density Urban. The Low Density Urban designation
permits densities ranging between 8-15 units per hectare, which equates to a lot yield of 2-4 on the
subject property. The proposed development of three single family residential lots falls within the
yield described in the Silver Valley Area Plan. An OCP amendment is required to adjust the
Conservation boundaries to reflect the location of Millionaire Creek and the steep slopes located on
the subject property (see Appendix C).
- 4 -
Design features of the Silver Valley Area Plan include concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is, therefore, located in an area that is generally associated with
lower density residential development, as reflected by its current designation.
Zoning Bylaw:
Zone Amending Bylaw No. 7142-2015 has been amended to rezone the subject property from RS-3
(One Family Rural Residential) to R-1 (Residential District) (see Appendix D) to permit future
subdivision into approximately three single family residential lots (see Appendix E). The minimum lot
size for the current RS-3 (One Family Rural Residential) zone is 0.80 ha (2 acres), and the minimum
lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,994 ft²). Proposed lots 1 and 3
will be significantly larger in area than the minimum requirements for the R-1 (Residential District)
zone.
The original application, which received first reading on April 28, 2015, had proposed to rezone the
subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential); however, in order to retain two significant trees located on the northern
property boundary, the developable area and the width requirement for the RS-1b (One Family Urban
(Medium Density) Residential) zone would not have been feasible. A revised proposal to the R -1
(Residential District) zone will allow the two significant trees to be retained, while also achieving the
original proposed lot yield of three lots. Proposed lot 1, with an area of 726 m² (7,815 ft²) and
proposed lot 3, with an area of 1,260 m² (13,563 ft²) will be significantly oversized R-1 (Residential
District) zoned lots.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix E):
Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. Regulations For the Size, Shape and
Siting (11) Buildings and Structures for One Family Residential Use in the R-1 zone (c)(ii): To
reduce the rear lot line for lot 3 from 8.0 m (26 ft.) to 0.28 m (0.9 ft.) for the existing house;
Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule B: To waive the
servicing requirements on 132 Avenue, as 132 Avenue is too steep and is not intended to be
constructed as a road.
The requested variances will be the subject of a future Council report.
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
- 5 -
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.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under the file reference 2016-374-DP for all development and subdivision activity identified in
wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and
property in designated areas that could be at risk for wildland fire; and where this risk may be
reasonably abated through implementation of appropriate precautionary measures. The subject
property is located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the
OCP.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
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.
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 510 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land is required to be dedicated as a condition of final reading.
4) Environmental Implications:
The subject property consists of steep slopes, a large ravine, Millionaire Creek, and a small
developable area located on a plateau in the northwest corner. Vegetation on the subject property is
mainly comprised of a mixed forest that is relatively undisturbed throughout the majority of the site,
with the exception of the plateau section. The plateau is made up of lawn, garden and ornamental
trees and shrubs. Invasive species, such as English Ivy and Himalayan Blackberry have been located
in some areas of the subject property and will be removed as part of the enhancement and
restoration works. The steep slopes, ravine and watercourse will be dedicated to the City as
Conservation. A tree protection covenant will be registered to retain the two significant trees located
on the proposed north-eastern property boundary of lot 1 (see Appendix E).
- 6 -
5) Interdepartmental Implications:
Engineering Department:
Road dedication is required at the north-west corner of the property on Shoesmith Loop. The
remainder of the servicing requirements will be a condition of the subdivision application.
6) School District No. 42 Comments:
The School District has noted that the subject property falls within the Yennadon Elementary and
Garibaldi Secondary school catchments. Actual numbers for the 2016 school year indicate that
Yennadon Elementary is at 105% utilization, with 573 students. For secondary school enrollment
capacity, actual numbers for the 2016 school year indicate that Garibaldi Secondary is at 71%
utilization, with 748 students.
7) Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to adjust the Conservation boundary,
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.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7406-2017,
that second reading be given to Zone Amending Bylaw No. 7142-2015, and that application
2015-021-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 – OCP Amending Bylaw No. 7406-2017
Appendix D – Zone Amending Bylaw No. 7142-2015
Appendix E – Proposed Subdivision Plan
DATE: Feb 12, 2015 FILE: 2015-021-RZ BY: PC
C IT Y O F M A P L E R ID G E
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
132 AVE
240 ST´
Scale: 1:2,000
24070 132 AVENUELegend
\\Wet lan ds
GPS Creek Centreline s
Streams & Rive rs (Topographic)
Feature Type
Indefinite Creek Ce ntre line
Ditch Ce ntreline
Rive r Centreline
Rivers & Lakes (Topographic)
Feature Type
Cana l
Flood ed La nd
Lake/Reservoir
Marsh
Rive r
Major Rivers & L akes
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 12, 2015 FILE: 2015-021-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
240 STDistrict of Maple Ridge´
Scale: 1:2,000
24070 132 AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7406-2017
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" 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. 7406-2017."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 965, 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 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 966, 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 5th day of December, 2017
READ a second time the 5th day of December, 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
SHOESMITH CRES.SHOESMITH LOOP13 17 1
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13 07 1
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BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2Low Density Residential and Conservation
Conservation Low Density Residential
7406-2017965
Low Density Residential
SHOESMITH CRES.SHOESMITH LOOP13 17 1
1317513197
13 08 1
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BCP 17359P 2622
BCP 19418
BCP 24019BCP 37126BCP 24019BCP 24019P 2622
BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
To Amend Silver Valley Area Plan Figure 4 Trails/ Open Spaceas shown
To Add to Conservation To Remove from Conservation
7406-2017966
To Remove from Conservation
CITY OF MAPLE RIDGE
BYLAW NO. 7142-2015
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. 7142-2015."
2. That parcel or tract of land and premises known and described as:
Lot 8 Section 27 Township 12 Plan New Westminster District Plan 2622
and outlined in heavy black line on Map No. 1637 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 April, 2015.
READ a second time the 5th day of December, 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
SHOESMITH CRES.SHOESMITH LOOP13171
1317513197
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1
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BCP 37126
BCP 17359P 2622
BCP 19418
BCP 24019BCP 37126BCP 24019BCP 24019P 2622
BCP 36963BCP 24019BCP 17359BCP 24020BCP 36964BCP 37127RW 58430BCP 37128132 AVE.240 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7142-20151637RS-3 (One Family Rural Residential)
R-1 (Residential District)