HomeMy WebLinkAbout2019-01-22 Public Hearing Agenda and Reports.pdf
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-140-RZ
23953 Fern Crescent
Lot 47 Section 28 Township 12 New Westminster District Plan 63118
Maple Ridge Official Community Plan Amending Bylaw No. 7513-2018
The subject property is currently designated Low Density Urban and Conservation. An
OCP amendment to adjust conservation boundaries is required to accommodate
watercourse setbacks along Hennipen Creek.
Maple Ridge Zone Amending Bylaw No. 7390-2017
To rezone the subject property located at 23953 Fern Crescent from RS-2 (One Family
Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential). The
current application is to permit a future subdivision of four single family lots.
2) 2018-409-RZ
Maple Ridge Official Community Plan Amending Bylaw No. 7493-2018
Maple Ridge Zone Amending Bylaw No. 7504-2018
Maple Ridge Subdivision and Development Servicing Amending Bylaw No. 7507-2018
The current application is to create the R-4 (Single Detached (Infill) Urban Residential)
zone, with a minimum lot area of 450 m2 and a minimum lot width of 12 m.
PUBLIC HEARING AGENDA
January 22, 2019
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.
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 22, 2019 to
consider the following bylaws:
1) 2017-140-RZ
23953 Fern Crescent
Lot 47 Section 28 Township 12 New Westminster District Plan 63118
Maple Ridge Official Community Plan Amending Bylaw No. 7513-2018
The subject property is currently designated Low Density Urban and Conservation. An
OCP amendment to adjust conservation boundaries is required to accommodate
watercourse setbacks along Hennipen Creek.
Map No. 985 Map No. 986
Maple Ridge Zone Amending Bylaw No. 7390-2017
To rezone the subject property located at 23953 Fern Crescent from RS-2 (One Family
Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential). The
current application is to permit a future subdivision of four single family lots.
2) 2018-409-RZ
Maple Ridge Official Community Plan Amending Bylaw No. 7493-2018
Maple Ridge Zone Amending Bylaw No. 7504-2018
Maple Ridge Subdivision and Development Servicing Amending Bylaw No. 7507-2018
The current application is to create the R-4 (Single Detached (Infill) Urban Residential)
zone, with a minimum lot area of 450 m2 and a minimum lot width of 12 m.
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 9, 2019 to January 22, 2019, weekends and Statutory Holidays
excepted. The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Corporate Officer or by sending an email to
the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, January 22, 2019. Please note that
all written submissions provided in response to this consultation will become part of the public
record which includes the submissions being made available for public inspection.
Dated this 9th day of January, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-140-RZ
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:
Geotechnical report
1.
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City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: November 27, 2018
and Members of Council FILE NO: 2017-140-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7513-2018;
Second Reading
Zone Amending Bylaw No. 7390-2017;
23953 Fern Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 23953 Fern Crescent
from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density)
Residential), to permit a future subdivision of four single family lots. Council granted first reading to
Zone Amending Bylaw No. 7390-2017 and considered the early consultation requirements for the
Official Community Plan (OCP) amendment on October 10, 2017.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
OCP. Ground-truthing on the subject property has established its developable areas, and as a result,
an OCP amendment is required to revise conservation boundaries to fit site conditions.
Pursuant to Council policy 6.31, 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 $20,400.
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. 7513-2018 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. 7513-2018 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. 7513-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7513-2018 be given first and second
readings and be forwarded to Public Hearing;
5)That Zone Amending Bylaw No. 7390-2017 be given second reading, and be forwarded to Public
Hearing;
6)That the following terms and conditions be met prior to final reading:
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i) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3D - Horse Hamlet, and Figure 4 - Trails / Open
Space;
ii) Road dedication on Fern Crescent and Sheldrake Court as required;
iii) Park dedication as required along Hennipen Creek; and removal of all debris and garbage
from park land;
iv) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas on the subject property;
v) Removal of existing building/s;
vi) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site as necessary;
vii) 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 tha t the
subject property is not a contaminated site.
viii) That a voluntary contribution, in the amount of $20,400 ($5,100/lot) be provided in
keeping with the Council Policy 6.31 with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: D.K. Bowins & Associates Inc., Don Bowins
Legal Description: Lot 47, Section 28, Township 12, New Westminster District Plan
63118
OCP:
Existing: Low Density Urban, Conservation
Proposed: Conservation boundary adjustment only
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low Density Urban, Medium Density Residential and
Conservation
South: Use: Single Family Residential
Zone: RS-2
Designation: Estate Suburban Residential, Low Density Urban, and
Conservation
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East: Use: Single Family Residential and 240 Street road right of way
Zone: RS-2
Designation: Low Density Urban and Conservation
West: Use: Single Family Residential
Zone: RS-2
Designation: Estate Suburban Residential, Low Density Urban and
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.513 ha (1.27 acres)
Access: Sheldrake Court
Servicing requirement: Urban Standard
2)Project Description:
The subject property, located at 23953 Fern Crescent, is a rectangular shaped lot 5,130 m 2 (1.27
acres) in size in the Horse Hamlet of the Silver Valley Area Plan (see Appendix A). It is located at the
corner of Fern Crescent, an arterial road and principal access for Golden Ears Provincial Park, and
Sheldrake Court, a short cul-de-sac. The subject property contains a single family dwelling, and is
surrounded by single family dwellings on similarly large sized lots (see Appendix B). The topography
of the site is flat, and is covered by some trees and grass. Hennipen Creek, a fish bearing stream,
crosses the northeast portion of the subject property while a stormwater conveyance channel runs
along its northwestern edge along Sheldrake Court.
The current applicant proposes to rezone the subject property from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to accommodate the
subdivision and construction of four single family dwellings. The proposed preliminary subdivision
sketch (see Appendix D) shows that the lots front onto Sheldrake Court.
As part of this rezoning application, road dedication of 6.9 m (22.6 ft) and corner truncation is
required from the subject property’s Fern Crescent frontage, and 1.0 m (3.2 ft) is required from the
Sheldrake Court frontage. Parkland dedication on the northeast portion of the lot to protect
Hennipen Creek is also required (see Appendix E). The suitability of the proposed lot layout has been
assessed as adequate.
3)Planning Analysis:
i)Official Community Plan:
The subject property is located within the Horse Hamlet of the Silver Valley Area Plan, which forms
part of the Official Community Plan. The subject property is currently designated Low Density Urban
and Conservation. No changes to these designations are required to support the proposed RS-1b
rezoning, although an OCP amendment to adjust conservation boundaries is required to
accommodate required watercourse setbacks along Hennipen Creek.
The following policy applies to this application:
Policy 5.3.9 a) Low densities, ranging from 8 to 18 units per hectare, are located at the
fringes of the 5 minute walking distance from the centre.
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The development proposal and RS-1b zoning, which are equivalent to approximately 14 units per
hectare, are in alignment with the densities proposed in the Silver Valley Area Plan for the Horse
Hamlet. The development site is within a 5 minute walking distance from the designated centre of
the hamlet.
ii) City-wide Community Amenity Contribution Program:
As per Council Policy 6.31, a Community Amenity Contribution charge of approximately $20,400
applies to the proposed development ($5,100 per single family lot).
iii) Zoning Bylaw:
The current application proposes to rezone the subject property located at 23953 Fern Crescent
from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density)
Residential) to permit the subdivision of four single family lots. The minimum lot size for the
proposed RS-1b zone is 557 m2. The proposed subdivision plan contains lots ranging from 557 m2 to
561 m2 in size.
iv) Off-Street Parking And Loading Bylaw:
Two off-street parking spaces per lot can be accommodated inside the garage of each house or on
their driveways. This conforms to the requirements of the City’s Off Street Parking and Loading Bylaw
4350-1990.
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 4 GENERAL REGULATIONS, 406 REGULATIONS
FOR THE AREA, SHAPE AND DIMENSIONS OF LOTS THAT MAY BE CREATED BY SUBDIVISION,
o (6) No lot shall be created having dimensions less than those specified in Schedule “D”,
which requires RS-1b zoned lots to be no less than 15 m in width.
Three of the four proposed single family lots are 14.0 m in width. This lot width reduction
arises from the significant amount of land dedication being proposed (i.e. Hennipen Creek
park dedication, 6.9 m road dedication from Fern Crescent). These reductions are
supportable, as the narrower width of the lot will not affect the constructability or livability of
future houses on the lots;
o (1) (a) (ii) No lot shall be created having a building area with dimensions of less than 12.0 m
x 12.0 m in the RS-1b zone;
Lot 1 will have a minimum building envelope of 9.5 m x 12.0 m, while lots 2 and 3 will have a
minimum building envelope of 11.0 m x 12.0 m. These reductions arise from the reduction in
minimum lot width, as described above. However, they are supportable as they will not affect
the constructability or livability of future houses on the lots.
Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993, IV GENERAL
REQUIREMENTS, B. HIGHWAYS, 2. Any dedicated but undeveloped highway immediately
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adjacent to a proposed subdivision shall be improved by the applicant in accordance with
Schedule “A”, Services and Utilities. In this particular case, existing overhead utility wiring should
be converted to underground wiring. A variance to waive the requirement to bury the overhead
Major Telus lines on the subject property’s Fern Crescent frontage will be be requested, and can
be supported under Council Policy 9.05 regarding the conversion of overhead Major Telus lines.
While no other variances have been identified at this time, other variances may arise as a result of a
more detailed review of the subdivision application and detailed design servicing drawings. Any
required variances to the proposed RS-1b zone will be the subject of a future Council report.
vi)Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application has
been made (2017-140-DP) because the development is within 50 m of the top of bank of a
watercourse, Hennipen Creek, an important fish bearing system in the local area. The purpose of
the Watercourse Protection Development Permit is to ensure the preservation, protection,
restoration and enhancement of watercourse and riparian areas. Enhancement and restoration work
will be proposed as part of the development permit to improve the environmental features of the
site, and will be completed in conjunction with this rezoning application.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
(2018-165-DP), as the proposed development and subdivision is located in a wildfire risk area, as
identified on Map 1 in Section 8.12 of the OCP. 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.
vii)Advisory Design Panel:
A Form and Character Development Permit is not required for single family rezoning applications.
Therefore, this application does not need to be reviewed by the Advisory Design Panel.
viii)Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than five dwelling units.
ix)Parkland Requirement:
For this project, approximately 2,380 m2 (0.58 acres), or 44 % of the subject property is proposed to
be dedicated as park, a condition of final reading of this rezoning application.
As there are more than two additional lots proposed to be created, the developer would also be
required to comply with the park dedication requirements of Section 510 of the Local Government
Act prior to subdivision approval. However, the dedication of parklands described above has been
evaluated as sufficient, and it is anticipated that no further parkland dedication will be required as
part of this development’s subdivision approval process.
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4)Environmental Implications:
The proposed parkland dedication comprises approximately 30 m setback from the top of the bank
of Hennipen Creek, an important fish bearing system in the local area. A roadside stormwater
conveyance channel is also being proposed along Sheldrake Court beside the subject property. This
channel conveys water from Hennipen Creek to the South Alouette River in times of high flow (e.g.
spring). The applicant’s Qualified Environmental Professional will be required to provide an
environmental impact assessment, and an enhancement and habitat restoration plan for the
dedicated parkland and stormwater conveyance channel as part of the requirements of the
Watercourse Protection Development Permit, to be completed in conjunction with this rezoning
application.
A Restrictive Covenant for on-site stormwater management will need to be registered on title. This
requirement must be met as part of the subdivision approval process.
5)Traffic Impact:
Ministry approval of the Zone Amending Bylaw is not required as a condition of final reading because
it is not within 800 m of a provincially controlled access highway.
6)Interdepartmental Implications:
i)Engineering Department:
The Engineering Department has provided comments on this rezoning file. The only requirement to
be met as part of the rezoning application is road dedication along the property's Fern Crescent and
Sheldrake frontages, in accordance with the City's road standards.
In addition, a lane built to the Silver Valley Road Standard (6.0 m wide) is required through the
subject property to allow access for the neighbouring property to the southeast (23979 Fern
Crescent). If the neighbouring property redevelops, access would need to come from the lane rather
than Fern Crescent, as the latter is an arterial road and future driveway access would not be
supported. This lane dedication will be a condition of subdivision approval.
The servicing requirements for the proposed subdivision (e.g. curb, gutter, sidewalk, street lights,
drainage, etc.) for the proposed development will be handled through a Subdivision Servicing
Agreement, which will also be a condition of subdivision approval.
ii)Parks, Recreation and Culture Department:
The City’s Parks, Recreation and Culture Department (Parks) has reviewed this development
application, specifically with regards to the dedicated parklands along Hennipen Creek. The Parks
Department is satisfied with the parkland dedication, and no trail is required along this segment of
Hennipen Creek. The parklands, after the removal of invasive species and restoration works, will also
be left in a natural state, so no ongoing maintenance is generally required.
iii)Fire Department:
The subject property is located within the Wildfire Development Permit area. The applicant has
provided a Wildfire Hazard Assessment Report prepared by Diamond Head Consulting. The report
identifies wildfire risk mitigation measures, including siting buildings and structures away from the
forested edge, the treatment of potential fuel (leaves, wood debris) from houses and lands next to
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the forested edge, appropriate landscaping and use of fire and ignition resistant building materials.
Completion and registration of the Wildfire Development Permit will occur in conjunction with this
rezoning application.
7)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
and comments were received on June 21, 2018. The development site is within the catchment area
for Yennadon Elementary and Garibaldi Secondary School. Yennadon Elementary has an operating
capacity of 635 students, with the 2017-18 school year enrollments at 571 students (91.34%
utilization) including 130 students from out of catchment. Garibaldi Secondary School has an
operating capacity of 1,050 students, with 2017-18 school year enrollments at 748 students (71%)
including 258 students from out of catchment.
8)Intergovernmental Issues:
i)Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The conservation boundary adjustment required for this application is considered
to be minor in nature. It has been determined that no additional consultation beyond referral of this
application to Public Hearing is required.
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.
9)Citizen/Customer Implications:
It is recommended that this application be forward to Public Hearing, where citizens will have an
opportunity to provide comment on the development proposal.
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CONCLUSION:
The proposed RS-1b (One Family Urban (Medium Density) Residential) zone development complies
with the Low Density Urban designation within the Silver Valley Area Plan. A minor OCP amendment
is required to revise the Conservation boundaries to align with the recommended setbacks around
Hennipen Creek.
Therefore, it is recommended that first and second readings be given to OCP Amending Bylaw No.
7513-2018 to amend the conservation boundary, that second reading be given to Zone Amending
Bylaw No. 7390-2017, and that application 2017-140-RZ be forwarded to Public Hearing.
“Original signed by Chee Chan”
_______________________________________________
Prepared by: Chee Chan, 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. 7513-2018
Appendix D – Zone Amending Bylaw No. 7390-2017
Appendix E – Proposed Subdivision Plan
DATE: Nov 8, 2018
FILE: 2017-140-RZ
23953 FERN CRES
PLANNING DEPARTMENT
SUBJECT PROPERTY
2012-042-DP
2012-057-DP
2017-553-RZ
2018-219-DP
2017-553-DP
2017-553-SD
2014-108-SD
2014-108-DP
2016-037-SD
2018-018-DP
´
Scale: 1:2,500 BY: RA
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Active Applications (RZ/SD/DP/VP)
DATE: Nov 8, 2018
FILE: 2017-140-RZ
23953 FERN CRES
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: RA
130 Ave
128 Ave240 St ROWFern Cres
CITY OF MAPLE RIDGE
BYLAW NO. 7513-2018
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. 7513-2018."
2.Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D
- Horse Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 47, Section 28, Township 12, New Westminster District Plan 63118
and outlined in heavy black line on Map No. 985, 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 47, Section 28, Township 12, New Westminster District Plan 63118
and outlined in heavy black line on Map No. 986, 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 27th day of November, 2018.
READ a second time the 27th day of November, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
SHELDRAKE CRT.MILL ST.129 AVE.FE
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SCALE 1:220,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Figure 2 and Figure 3D of the Silver Valley Area PlanLow Density Urban
Conservation
7513-2018985
Urban Area Boundary
Urban Area Boundary
SHELDRAKE CRT.MILL ST.129 AVE.FE
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*PP135
P 15219
SK 9735BCP 42732P 11128
*PP130
P 55693 BCS 4198*PP129
P 10713
P 15346
P 39085
P 51027
P 10335
EPP 66380
BCP 7889
P 64261P 27196
P 13634
P 7
4
1
7
P 10335
P 63118
P 6438
P 63118
P 21921
P 11128
P 26177(P 7417)P 7794
P 2622
EPP 26868
(P 7417)
P 26297
P 7417
P 10335*LMP 22960
P 6438
P 7
3
4
7
*LMP14673BCP 50115
P 10335*LMP 29146
EP 22444
P 7656
P 39085
P
7
6
5
6
P 2622
BCP 36962
P 10713
P 25056
RW 58430
LMP 1359EP 88155
EP
P
6
9
1
2
5
EPP 30980 BCP 42631BCP 19417LMP 30056
BCP 25424
EPP 26870RP 64262EP 63119EP 59987
EPP 26869
´
SCALE 1:220,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Figure 4 of the Silver Valley Area Plan as shown
To Add To Conservation
7513-2018986
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7390-2017
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. 7390-2017."
2.That parcel or tract of land and premises known and described as:
Lot 47 Section 28 Township 12 New Westminster District Plan 63118
and outlined in heavy black line on Map No. 1734 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of October, 2017.
READ a second time the 27th day of November, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
SHELDRAKE CRT.MILL ST.129 AVE.FE
R
N
C
R
E
S
C
E
N
T23914 12933
23950238502392423874/902399023939239152399212790 2395013013
23815 23865240692384313020
2415113037
24001
13006
23970238772388212954
23859
239532384212974 2408512848
13040
23861239262400023871
24033240262390113021
2389023929(FERN CRES.)2397913005
240401287412958
240502390523863 2390523918239422398723891
13009
23915239962393013029
239212381311
2
4
A 22
26
7
3
B
14
5
4
58
4
C
D
12
5
B
6
A
2
47
Rem 3
5
232
C
33
PARK
24
4
10
1
7
1
PARK
25
1 2
25
28 Rem 18
Park
B
31 32
Rem 1
9
2
15
4
45
3
4
2
29
6
57
27
A
1
46
13
Rem 3
3
PARK
Rem 1
P 10713
*PP135
P 15219
SK 9735BCP 42732P 11128
*PP130
P 55693 BCS 4198*PP129
P 10713
P 15346
P 39085
P 51027
P 10335
EPP 66380
BCP 7889
P 64261P 27196
P 13634
P 7
4
1
7
P 10335
P 63118
P 6438
P 63118
P 21921
P 11128
P 26177(P 7417)P 7794
P 2622
EPP 26868
(P 7417)
P 26297
P 7417
P 10335*LMP 22960
P 6438
P 7
3
4
7
*LMP14673BCP 50115
P 10335*LMP 29146
EP 22444
P 7656
P 39085
P
7
6
5
6
P 2622
BCP 36962
P 10713
P 25056
RW 58430
LMP 1359EP 88155
EP
P
6
9
1
2
5
EPP 30980 BCP 42631BCP 19417LMP 30056
BCP 25424
EPP 26870RP 64262EP 63119EP 59987
EPP 26869
FERN CRESCENT
´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7390-20171734
Urban Area Boundary
Urban Area Boundary
D.K. BOWINS & ASSOCIATES INC.8955 EMIRY STREET, MISSION, B.C. V4S 1A6FAX: 604-826-4399 , FAX: 604-826-3316EMAIL: dbowins@shaw.caSITEPLAN23953 FERN CRESCENTLOT 47
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-409-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
1
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: November 27, 2018
and Members of Council FILE REFERENCE: 2018-409-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading – Residential Infill Policy and Zone
OCP Amending Bylaw No. 7493-2018
Zone Amending Bylaw No. 7504-2018
Subdivision and Development Servicing Amending Bylaw No. 7507-2018
EXECUTIVE SUMMARY:
In July 2018 Council passed the following resolution:
That staff be directed to prepare amendments to the Official Community Plan and Zoning Bylaw to
create a new single family infill zone with a minimum lot area of 450 m2 and a minimum lot width of
12 m, in conjunction with rezoning application 2016-411-RZ.
This work forms part of the implementation of the Housing Action Plan and follows a series of reports
and presentations to Council. In order to implement the new R-4 (Single Detached (Infill) Urban
Residential) single-family zone, amendments to the OCP, Zoning Bylaw and Subdivision and
Development Servicing Bylaw are required (see Appendix A,B and C for the draft amending bylaws).
The purpose of this report is to bring forward the necessary bylaw amendments to Council for
consideration of first and second reading, as directed by Council at the November 20, 2018
Workshop meeting:
That Official Community Plan Amending Bylaw 7493-2018, Zone Amending Bylaw No. 7504-2018,
and Subdivision and Development Servicing Amending Bylaw No. 7507-2018 be forwarded to the
next Council meeting scheduled for November 27, 2018, to be considered for first and second
reading.
In anticipation of the new R-4 zone, this report also notes that a rezoning application (2016-411-RZ)
for 21188 Wicklund Avenue to create two single-family lots has requested first reading
consideration. Rezoning application 2016-411-RZ is the first development to propose the new R-4
(Single Detached (Infill) Urban Residential) zone.
RECOMMENDATIONS:
1. In respect of Section 475 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
a. The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan.
2
b. The Board of any Regional District that is adjacent to the area covered by the plan;
c. The Council of any municipality that is adjacent to the area covered by the plan;
d. First Nations;
e. Board of Education, Greater Boards and Improvements District Boards, and
f. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect
of this matter beyond the early posting of the p roposed Official Community Plan
amendments on the City’s website, together with an invitation to the public to comment.
2. That Official Community Plan Amending Bylaw 7493-2018 be given first and second reading
and forwarded to Public Hearing; and
3. That Zone Amending Bylaw No. 7504-2018 be given first and second reading and forwarded
to Public Hearing; and
4. That Subdivision and Development Servicing Amending Bylaw No. 7507 -2018 be given first
and second reading and forwarded to Public Hearing.
BACKGROUND:
The adopted Housing Action Plan implementation program recommends amending bylaws to
facilitate further infill in residential areas. Since the adoption of the Housing Action Plan, staff have
been bringing forward a series of reports and presentations to further housing choice in the
community. Furthermore, staff were given additional direction in April 2017 to analyze the
implications of allowing the subdivision of lots with areas and widths less than 80% of the existing
neighbourhood, as prescribed in OCP Policy 3-19 for Urban Residential - Neighbourhood Residential
designated properties. At a Council Workshop held on July 17, 2018, staff presented its analysis
undertaken as part of the infill policy review. The outcome of that policy review was the following
resolution directing staff to move forward with OCP and Zone Amending Bylaws:
That staff be directed to prepare amendments to the Official Community Plan and Zoning Bylaw to
create a new single family infill zone with a minimum lot area of 450 m2 and a minimum lot width of
12 m, in conjunction with rezoning application 2016-411-RZ.
Further to the above noted Council resolution, Council reaffirmed direction to create a new single
family zone at the November 20, 2018 Workshop meeting with the following resolution:
That Official Community Plan Amending Bylaw 7493-2018, Zone Amending Bylaw No. 7504-2018,
and Subdivision and Development Servicing Amending Bylaw No. 7507-2018 be forwarded to the
next Council meeting scheduled for November 27, 2018, to be considered for first and second
reading.
DISCUSSION:
With the intent to inform Council of the residential infill work undertaken to date, this report presents
below the purpose of OCP Policy 3-19, the intent of the Council directed infill research, and the
proposed R-4 (Single Detached (Infill) Urban Residential) zoning regulations.
3
Planning Analysis:
The City’s OCP infill policies for Urban Residential - Neighbourhood Residential designated properties
are designed to permit properties that are larger in area and width in relation to surrounding
properties on the street to subdivide into smaller parcels. OCP Policy 3-19 establishes the extent to
which larger lots may subdivide; namely, that such subdivision must maintain lot areas and widths
that are not less than 80% of those prescribed in the neighbourhood’s predominant zoning. In most
cases, the predominant zone in mature areas of Maple Ridge is the RS-1 (One Family Urban
Residential) zone, with a lot size of 668 m2. Under the current OCP Policy 3-19, larger lots can
rezone and subdivide into RS-1b (One Family (Medium Density) Residential) lots, with a lot size of
557 m2. This reduction in lot size represents 80% of the RS-1 (One Family Urban Residential) zoned
lots.
The next lot size down from the RS-1b (One Family (Medium Density) Residential) sized lots is the R-1
(Residential District) zone. This zone has a lot size of 371 m 2, which represents a 56% reduction to
the predominant RS-1 (One Family Urban Residential) zone. Discussions with Council concluded that
the R-1 (Residential District) zone lot size did not meet the neighbourhood compatibility
requirements. To support OCP compatibility criteria and ensure neighbourhood fit of infill
development, a new zone with a larger minimum lot size than R-1 (Residential District) was
proposed.
The proposed R-4 (Single Detached (Infill) Urban Residential) zone (see Appendix B) will be
equivalent to 80% of the RS-1b (One Family (Medium Density) Residential) zone, with a minimum lot
area of 450m² and a minimum lot width of 12 m, consistent with the existing transition between the
RS-1 (One Family Urban Residential) and RS-1b (One Family (Medium Density) Residential) zones.
The creation of an additional single-family zone will fill the existing gap in the suite of zones; and
could offer a sensitive transition option for infill development. A scan of the infill areas indicates that
there are approximately 111 eligible properties for subdivision using the R-4 (Single Detached (Infill)
Urban Residential) zone.
The proposed OCP amendment to Policy 3-19 (see Appendix A), if approved, would permit properties
that do not have sufficient area and lot width for two RS-1b (One Family (Medium Density)
Residential) lots to subdivide under the new R-4 (Single Detached (Infill) Urban Residential) zone.
Further, the proposed amendment to the Subdivision and Development Servicing Bylaw would
ensure that any infill development delivers a consistent standard of servicing as other urban forms of
development.
Lastly, the R-4 (Single Detached (Infill) Urban Residential) zone would also address some of the
typical concerns raised by neighbours in proximity to an infill development. As new construction can
often maximize the allowable height permitted under the zoning requirements, the new infill zone
would have a lower height maximum of 9.5 m compared to the typical 11 m to ensure better
compatibility with existing (and often smaller) developments. A maximum height of 9.5 m would still
permit a two storey home to be constructed. Additionally, front yard and side yard set backs would
also be enlarged to reflect RS-1 (One Family Urban Residential) zone requirements, so that the siting
of the homes is more consistent with existing homes.
Rezoning Application 2016-411-RZ
In anticipation of the new R-4 zone, this report also notes that a rezoning application (2016-411-RZ)
for 21188 Wicklund Avenue to create two single-family lots has requested first reading
consideration. Rezoning application 2016-411-RZ is the first development to propose the new R-4
(Single Detached (Infill) Urban Residential) zone. Council’s consideration of this application was part
of the impetus to advance consideration of a new zone.
4
CONCLUSION:
In July 2018, Council directed staff to create a new R-4 (Single Detached (Infill) Urban Residential)
zone to further create new housing choices for the City’s Urban Residential – Neighbourhood
Residential designated properties. This report summarizes the background policy work conducted to
date, as directed by Council; and outlines the proposed R-4 (Single Detached (Infill) Urban
Residential) zone. It is recommended that Official Community Plan Amending Bylaw No.7493 -2018,
Zone Amending Bylaw No. 7504-2018, and Subdivision and Development Servicing Amending Bylaw
No. 7507-2018, be granted first and second reading and forwarded to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden, M.Urb, MCIP, RPP
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 Office
Appendix A – Official Community Plan No. 7493-2018
Appendix B – Zone Amending Bylaw No. 7504-2018
Appendix C – Subdivision and Development Servicing Amending Bylaw No. 7507-2018
CITY OF MAPLE RIDGE
BYLAW NO. 7493-2018
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. 7493-2018"
2. Schedule "A" is hereby amended by inserting the following clause into Policy 3-19 after item
1) a) i., and renumbering subsequent clauses accordingly:
ii. notwithstanding item i above, RS-1 (One Family Urban Residential) zoned parent parcels
that are unable to satisfy the 80% requirement may be eligible for R-4 (Single Detached
(Infill) Urban Residential) zoning subject to satisfying Policy 3-21
3. Appendix C – Zoning is hereby amended by adding the following zone in the Urban
Residential Designation: Neighbourhood Residential – Infill category following CD-1-93
Amenity Residential:
R-4 (Single Detached (Infill) Urban Residential)
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 27th day of November, 2018.
READ a second time the 27th day of November, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
1
CITY OF MAPLE RIDGE
BYLAW NO. 7504-2018
A Bylaw to amend the text 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. 7504-2018."
2. That PART 3 BASIC PROVISIONS, SECTION 302 ZONES (1) is amended by inserting the
following between “R-3 Special Amenity Residential” and “CD-1-93 Amenity Residential
District” and renumbering accordingly:
R-4 (Single Detached (Infill) Urban Residential)
3. That Part 6 RESIDENTIAL ZONES Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL
ZONES Subsection A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES is amended
by the addition of the following bolded column after R-3:
R-4
Agriculture
One Family Residential
Two Family Residential
Boarding
Accessory Residential
Accessory Home Occupation
Accessory Off-Street Parking
Accessory Employee Residential
Accessory Produce Sales
Elderly Citizens Residential
Temporary Residential (subject to Section 402)
Rental Stable
Temporary Tourist Accommodation
Secondary Suite Residential
Hobby Kennel
Neighbourhood Daycare
Detached Garden Suite
Hobby Beekeeping Use (subject to Section 402)
Density Bonus Option (subject to Section 402)
Medical Marihuana, Commercial Production
2
4. That Part 6 RESIDENTIAL ZONES Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL
ZONES is amended by inserting the following after Section 601C “R-3 Special Amenity
Residential District” and renumbering accordingly:
601D R-4 (Single Detached (Infill) Urban Residential)
A. PERMITTED USES
Subject to the regulations of Section 401 and Section 601, the following uses and no
others shall be permitted in the R-4 (Single Detached (Infill) Urban Residential) zone:
1. One Family Residential (limited to one per lot)
2. Boarding use (Section 401 and 601)
3. Accessory residential use
4. Accessory home occupation use (Section 402)
5. Accessory off-street parking use
6. Temporary tourist accommodation use (Section 601)
7. Temporary residential use (Section 402)
8. Secondary suite residential (Section 402)
B. DENSITY
1. No building or structures containing floor area enclosed within the building or
structures shall exceed a floor space ratio of 0.6 times the net lot area.
2. Buildings and structures together shall not exceed a lot coverage of 40%.
C. AREA AND DIMENSIONS
1. Lot Area
a) No person shall create a lot which is less than 450.0 square metres.
2. Lot Dimensions
a) Width:
(i) No person shall create a lot which is less than 12.0 metres in width.
(ii) For a lot on a street corner, no person shall create a lot which is less than
13.5 metres in width.
b) Depth:
(i) No person shall create a lot which is less than 24.0 metres in depth.
3
D. HEIGHT
1. All buildings and structures for a one family residential use shall not exceed a height
of 9.5 metres.
2. All buildings and structures for an accessory building or structure shall not exceed a
building height of 4.5 metres.
E. YARD REQUIREMENTS
1. Regulations for the size, shape and siting of a one family residential building shall be
sited not less than:
(a) 6.0 metres from a front and rear lot line
(b) 1.5 metres from an interior side lot line
(c) 3.0 metres from an exterior side lot line
2. Regulations for buildings and structures for Accessory Residential Use and Accessory
Off-Street Parking Use shall be sited not less than:
(a) 6.0 metres from a front lot line
(b) 1.0 metre from a rear lot line and interior side lot line
(c) 3.0 metres from an exterior side lot line
(d) 1.5 metres from a building for a residential use
F. OTHER REGULATIONS
1. Off-street parking spaces shall be provided in accordance with "Maple Ridge Off
Street Parking and Loading Bylaw No. 4350 - 1990."
2. A residential use shall be permitted only if the site is serviced to the standard set out
in Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 - 1993 as
amended.
5. That Schedule “D” MINIMUM LOT AREA AND DIMENSIONS be amended by adding the
following after “R-3”
R-4 12 m 24 m 450 m2
6. Maple Ridge Zoning Bylaw No. 3510 - 1985 is hereby amended accordingly.
READ a first time the 27th day of November, 2018.
READ a second time the 27th day of November, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
CITY OF MAPLE RIDGE
BYLAW NO. 7507 - 2018
A Bylaw to amend the text of Maple Ridge Subdivision and Development Servicing By-law
No. 4800 - 1993 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Subdivision and Development
Servicing By-law No. 4800 - 1993 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 Subdivision and Development Servicing
Amending Bylaw No. 7507-2018".
2. Schedule “A” Services and Utilities, is hereby replaced with Schedule “A” Services and
Utilities, attached hereto containing new R-4 zone notations.
3. Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 as
amended is hereby amended accordingly.
READ a first time the 27th day of November, 2018.
READ a second time the 27th day of November, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of ,20
ADOPTED, the day of ,20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
SCHEDULE “A”
SERVICES AND UTILITIES
All parcels within a proposed subdivision or development shall be provided with services in
accordance herewith and all highways within, or immediately adjacent to a proposed subdivision or
development shall be constructed in accordance herewith.
6479-2007
6589-2008
ZONE STREETS SERVICES LANES
(See Note 5)
A-l SD A TB
A-2 SD A TB
A-3 SD A TB
A-4 SD A TB
A-5 SD A TB
R-l - Note 3 ST W SS SD A C UW BT SW SL TB A
R-3 - Note 3 ST W SS SD A C UW BT SW SL TB A
R-4 - Note 3 ST W SS SD A C UW BT SW SL TB A
RS-l - Note 3 ST W SS SD A C UW BT SW SL TB A
RS-la - Note 3 ST W SS SD A C UW BT SW SL TB A
RS-lb - Note 3 ST W SS SD A C UW BT SW SL TB A
RS-1c - Note 3 ST W SS SD A C UW BT SW SL TB A
RS-1d - Note 3 & 4 ST W SS SD A C UW BT SW SL TB A
RS-2 W SD A BT SL TB A
RS-3 - Note 1 W SD A BT SL TB A
SRS - Note 3 ST W SS SD A C UW BT SW SL TB A
RE ST W SS SD A C UW BT SW SL TB A
RST ST W SS SD A C UW BT SW SL TB A
RT-l ST W SS SD A C UW BT SW SL TB A
RG ST W SS SD A C UW BT SW SL TB A
RG-2 ST W SS SD A C UW BT SW SL TB A
RG-3 ST SD A C UW BT SW SL TB A
RMH ST W SS SD A C UW BT SW SL TB A
RM-l ST W SS SD A C UW BT SW SL TB A
RM-2 ST W SS S D A C UW BT SW SL TB A
RM-3 ST W SS SD A C UW BT SW SL TB A
RM-4 ST W SS SD A C UW BT SW SL TB A
RM-5 ST W SS SD A C UW BT SW SL TB A
RM-6 ST W SS SD A C UW BT SW SL TB A
C-l ST W SS SD A C UW BT SW SL TB A
C-2 ST W SS SD A C UW BT SW SL TB A
C-3 ST W SS SD A C UW BT SW SL TB A
C-4 ST W SS SD A C UW BT SW SL TB A
C-4a ST SD A SL TB
C-5 ST W SS SD A C UW BT SW SL TB A
C-6 ST W SS SD A C UW BT SW SL TB A
H-l ST W SS SD A C UW BT SW SL TB A
CRM ST W SS SD A C UW BT SW SL TB A
2
CS -1 - Note 2 ST W SS SD A C UW BT SW SL TB A
CS-2 - Note 2 ST W SS SD A C UW BT SW SL TB A
CS-2a - Note 2 ST W SS SD A UW BT SL TB A
CS-3 - Note 2 ST W SS SD A C UW BT SW SL TB A
CS-4 - Note 2 ST W SS SD A C TB A
CS-5 - Note 2 ST W SS SD A C UW BT SW SL TB A
CD-2-85 ST W SS SD A C UW BT SW SL TB A
CD-1-86 ST W SS SD A C UW BT SW SL TB A
CD-1-87 ST W SS SD A C UW BT SW SL TB A
CD-2-87 - Note 1 W SD A BT SL TB A
CD-3-87 ST W SS SD A C UW BT SW SL TB A
CD-2-88 ST W SS SD A C UW BT SW SL TB A
CD-3-88 ST W SS SD A C UW BT SW SL TB A
CD-4-88 - Note 2 ST W SS SD A C UW BT SW SL TB A
CD-5-88 ST W SS SD A C UW BT SW SL TB A
CD-6-88 ST W SS SD A C UW BT SW SL TB A
CD-1-89 ST W SS SD A C UW BT SW SL TB A
CD-2-90 ST W SS SD A C UW BT SW SL TB A
CD-3-90 ST W SS SD A C UW BT SW SL TB A
CD-5-90 ST W SS SD A C UW BT SW SL TB A
CD-1-92 ST W SS SD A C UW BT SW SL TB A
CD-2-92 ST W SS SD A C UW BT SW SL TB A
CD-3-92 ST W SS SD A C UW BT SW SL TB A
CD-1-93 ST W SS SD A C UW BT SW SL TB A
CD-2-93 ST W SS SD A C UW BT SW SL TB A
CD-3-93 ST W SS SD A C UW BT SW SL TB A
M-l - Note 2 ST W SS SD A C UW BT SW SL TB A
M-2 - Note 2 ST W SS SD A C UW BT SW SL TB A
M-3 - Note 2 ST W SS SD A C UW BT SW SL TB A
M-4 - Note 2 ST W SS SD A C UW BT SW SL TB A
M-5 - Note 2 ST W SS SD A C UW BT SW SL TB A
P-l - Note 2 ST W SS SD A C UW BT SW SL TB A
P-2 - Note 2 ST W SS SD A C UW BT SW SL TB A
P-3 - Note 2 ST W SS SD A C UW BT SW SL TB A
P-4 - Note 2 ST W SS SD A C UW BT SW SL TB A
P-4a - Note 2 ST W SS SD A C UW BT SW SL TB A
P-5 - Note 2 ST W SS SD A C UW BT SW SL TB A
P-6 - Note 2 ST W SS SD A C UW BT SW SL TB A
LEGEND
W Water Distribution System
SS Sanitary Sewer
SD Storm Drainage System
A Asphalt
C Curbs and Gutters
UW Underground Wiring
BT Boulevard Treatment
SW Sidewalks
SL Street Lighting
TB Transit Bays
ST Street Tree Planting
Note 1 Parcels of at least 2.0 ha. in area located in the RS-3 zone may be exempted from the
requirements to provide a water distribution system.
3
Note 2 Subdivisions and development in the P-l, P-2, P-3, P-4, P-4a, P-5, P-6, CS-l, CS-2, CS-2a,
CS-3, CS-4, CS-5, M-1, M-2, M-3, M-4, M-5 and CD-4-88 zones which are located in the
rural area as designated on the Official Community Plan may be exempted from the
requirement to provide sanitary sewer systems, underground wiring, boulevard
treatment, street tree planting, sidewalks, curbs, and/or street lighting.
7093-2014
Note 3 Parcels created abutting highway rights-of-way serviceable by an existing above ground
utility system may be exempted from the requirement to provide underground wiring. This
exemption shall not apply when road upgrading of the fronting street to an urban
standard as part of the subdivision or development.
5195-1994
Note 4 Subdivisions in the RS-1d zone may be exempted from some of the servicing
requirements, provided it is subject to a comprehensive design scheme.
5595-1997
7093-2014
Note 5 Parcels abutting highway rights-of-way serviced by an existing above ground utility system
are exempted from the requirement to convert the existing utility system to underground
wiring on the abutting highway, provided that the parcel is located within the area
identified as the Existing Urban Area as shown on the attached map labeled Schedule
“B” and the parcel is serviced by an underground dip connection.