HomeMy WebLinkAbout2018-06-19 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
June 19, 2018
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1)2015-318-RZ
11650 224 St
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4
Block 2 District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Official Community Plan Amending Bylaw No. 7329-2017
To Amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre
Area Land-Use Designation Map from Ground Oriented Multi-Family to Low Rise
Apartment.
Maple Ridge Zone Amending Bylaw No. 7198-2015
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit the construction of approximately 130
unit Multi-Family building.
PUBLIC HEARING AGENDA
June 19, 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.
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, June 19, 2018 to
consider the following bylaws:
1)2015-318-RZ
11650 224 St
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4
Block 2 District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Official Community Plan Amending Bylaw No. 7329-2017
To Amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre
Area Land-Use Designation Map from Ground Oriented Multi-Family to Low Rise
Apartment.
Maple Ridge Zone Amending Bylaw No. 7198-2015
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit the construction of approximately 130
unit Multi-Family building.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Planning Department Counter of City Hall, between 8:00 a.m.
and 4:00 p.m. from June 8, 2018 to June 19, 2018, 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, June 19, 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 8th day of June, 2018.
Laura Benson, CPA, CMA
Director for Corporate Administration
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-318-RZ
File Manager: Diane Hall
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2015-318-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7329-2017;
Second Reading
Zone Amending Bylaw No. 7198-2015;
11650 224 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11650 224 Street from
RS-1 (One Family Urban Residential), C-3 (Town Centre Commercial) to RM-2 (Medium Density
Apartment Residential) , to permit the future construction of a 130 unit Multi-Family building.
Council granted first reading to Zone Amending Bylaw No. 7198-2015 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on January 16, 2016.
The minimum lot size for the current RS-1 One Family Urban Residential Zone is 668 m2.
This application requires an amendment to the Official Community Plan (OCP) to re-designate a
portion of the site from Ground Oriented Multi-Family to Low-Rise Apartment.
After this application received first reading approval, in December 2017 the Community Amenity
Contribution Program was amended to remove the exemption given to Town Centre rezoning
applications. This proposal is no longer exempt, and therefore, pursuant to Council policy, this
application is subject to the Community Amenity Contribution Program at a rate of ($3,100.00 per
apartment dwelling unit), for an estimated amount of $403,000.00.
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. 7329-2017 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. 7329-2017 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. 7329-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7329-2017 be given first and second
readings and be forwarded to Public Hearing;
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5) That Zone Amending Bylaw No. 7198-2015 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map;
iv) Road dedication on Fraser Street and 224th Street as required;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
viii) Registration of a Restrictive Covenant for Stormwater Management
ix) That a voluntary contribution, in the amount of $3100.00 per unit for a total of
$403,000.00 be provided in keeping with the Council Policy with regard to Community
Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture And Urban Design Inc. Wayne Bissky
Legal Description: D.L.: 398, Block: 2, Plan: NWP155
OCP:
Existing: Ground-Oriented Multi-Family, Town Centre Commercial
Proposed: High Density Residential
Zoning:
Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: 2 lots, Strata condominium
Zone: RM-2 (Medium Density Apartment Residential)
Designation: Low Rise Apartment
- 3 -
South: Use: Apartment
Zone: RM-3
Designation: Low-Rise Apartment
East: Use: Single Family
Zone: Land Use Contract
Designation: Ground Oriented Multi-Family
West: Use: 2 properties, single family and vacant
Zone: C-3 Town Centre Commercial
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Mix of Ground Oriented, Medium Density, and High Density
Residential Uses
Site Area: 0.901 HA. (2.25 acres)
Servicing requirement: Urban Standard
2) Project Description:
This application for multi-family residential housing is for a split designated parcel in the Town
Centre. This proposal reflects a comprehensive residential development that will link two adjacent
buildings through its landscape design. The two separately z oned portions of the site will be
subdivided as part of this proposal in a separate application. The existing C-3 Town Centre Zoned
portion of the site will not change and will be developed separately after completion of the
subdivision application. This proposed rezoning is for the east side of the property, facing Fraser
Street. A 130 unit multi-family building is proposed, offering a central courtyard, and stepped
building heights of 6 storeys to the west, and 3 storeys to the east. The housing types include 76
one bedroom apartments, and 49 two bedroom apartments, with the ground oriented housing
fronting Fraser Street providing 5 three bedroom units.
This project will include the completion of Fraser Street, thereby bridging the north and south
portions of the site.
3) Planning Analysis:
Official Community Plan:
The development site is located within the Town Centre Area Plan to the immediate east of Port
Haney and has 2 land use designations (Town Centre Commercial and Ground Oriented Multi-
Family). The portion of the site that is designated Town Centre Commercial fronts 224th Street and
aligns with the C-3 Town Centre Zoning for that portion of the site. However, an OCP amendment will
be required to re-designate the eastern portion of the site fronting Fraser Street from Ground
Oriented Multi-Family to Low-Rise Apartment to allow the proposed RM-2 Medium Density Apartment
Zoning.
- 4 -
This required amendment to the Official Community Plan is supportable as the proposed
development is designed for compatibility with the diverse neighbourhood context. The stepped
design of the building is proposed to be a 3 storey ground oriented townhouse at the eastern edge
adjacent to Fraser Street that transitions to a 6 storey format on the central portion of the site. This
range of building heights will attain consistency with adjacent developments, from the ground
oriented housing designation across Fraser Street to the proposed 6 storey structure of the C-3 Town
Centre Commercial portion of the site to the West. This portion fronting 224th Street will be
developed at a later date.
Housing Action Plan
This application has not proposed rental housing, and Council did not require that rental units be
provided in their first reading approval. It should be noted that the Maple Ridge Housing Action
Plan, endorsed by Council in 2014, contains strategies to increase the scope of affordable and
appropriate housing to meet diverse housing needs.
The implementation of this work is in progress, but will not be completed in time for this application.
In advance of this work, Council may wish to consider for this application additional requirements in
support of housing options for the community.
Zoning Bylaw:
The eastern portion of the site is proposed to be rezoned from RS-1 (One Family Urban Residential),
to RM-2 (Medium Density Apartment Residential) to permit a 130 unit multi-family building. The
minimum lot size for the current RS-1 One Family Urban Residential Zone is 668m2, and the
minimum lot size for the proposed RM-2 Medium Density Apartment Zone is 1300 m2. Any
variations from the requirements of the proposed zone will require a Development Variance Permit
application.
Off-Street Parking And Loading Bylaw:
Required parking for 130 multi-family units in the RM-2 Zone is 1.5 per unit, or 195 stalls. An
additional parking requirement for visitor parking is 0.2 stall per unit, or 26 stalls, for a minimum
requirement of 221 stalls. The proposal contains a total of 225 stalls, of which 5 are accessible,
and 7 are small car stalls. These provisions meet or exceed the requirements of the bylaw.
The provisions for bicycle parking require that townhouse units provide long term bicycle storage
within their attached garage space, and short term bicycle storage at a ratio of 3 per 20 units.
Based on these requirements, 5 townhouse units will require 0.6 or 1 short term bicycle parking spot
(provided). Long term bicycle parking for the apartment portion is 1 per 4 dwelling units, or 31.25
spots for 125 apartment units (32 spots have been provided). Short term bicycle parking is to be
provided at a ratio of 6 spaces per 20 units, or 37.5 spots for 125 apartment un its (38 spots have
been provided).
In addition to the above, staff will be pursuing a voluntary provision of electric charging stations.
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, Section 604, Part 6 and Part 7;
- 5 -
o To vary the front yard setback from 7.5 metres to 2.0 meters
o To vary the height of the structure from 4 storeys maximum to 6 storeys.
The Building Department has also noted over height retaining walls on the site plan that will require
Council approval for the variance. The requested variances to the RM-2 (Medium Density Apartment
Residential District) Zone and will be the subject of a future Council report.
Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on January 17, 2018.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that:
File No. 2015-318-DP be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Landscape Comments:
1. Consider adding a trellis feature at the entrances to public pathway;
2. Consider adding bench at north west and south west corner of 2m path;
3. Continue the paving material of the 2m pathway eastward through to the public
sidewalks on Fraser Street at both the North and South sides;
4. Consider replacing the concrete with unit pavers in the perimeter walkway if acceptable
by the Fire Department;
5. Consider a decorative paving treatment at the lower and upper parking accesses.
Architectural Comments:
1. Extend and distinguish the public sidewalk through the driveway to municipal sidewalk
on Fraser Street;
2. Review the requirements for guardrails on the retaining walls and add as required;
3. Emphasize the main entrance to the building with both hard and soft landscaping
materials - Consider enhancing the stairway entrance as a secondary entrance; provide
wayfinding to direct pedestrians to building entrance from top of stairs;
4. Follow the municipal guidelines for the recycling component of the building and consider
expanding the component and locate on both P1 & P2;
5. Add windows to bedrooms (Corner units) on 6th floor;
6. Emphasize the continuity of the red colour accent throughout the courtyard’s guardrail
having some form of architectural, landscape or decorative elements;
7. Provide lighting along perimeter path (either as bollards or on the building) to improve
visibility and improve CPTED concerns;
8. Integrate storm water management into the landscaping plans as appropriate;
- 6 -
9. Consider possibility of registering a public easement between 224th to Fraser Street for
continuous public walkway along the south side of this and the future project to the
West.
ADP concerns have been addressed and are reflected in the current plans. A detailed description of
how these items were incorporated into the final design will be included in a future development
permit report to Council.
Development Information Meeting:
A Development Information Meeting was held at the FraserView Village Fireside Lounge, at 22610
116th Avenue on Wednesday, March 7, 2018. Approximately 30 people from the community
attended with 24 names provided on the attendance sheet. Four comment sheets were filled in.
Concerns noted:
Some were enquiring about purchasing a unit.
Some south apartment residents were concerned about the gravel access currently partially
on the subject site; they want to know if the new development will impede access.
Some raised concerns about traffic after Fraser Street is completed.
A few did not agree with the proposal.
Several concerns about parking, and concerned about street parking although the proposal
meets the required parking in the bylaw.
One individual wanted to see more handicap accessible suites.
Concerns were raised about street lights, want to make sure they are installed for added
security in the area; “the more light the better” was the comment.
The following are provided in response to the issues raised by the public:
A marketing plan for these units will address the concerns of those wishing to purchase units
Although public access to the private property will not be made possible, the proposal does
increase the connectivity for pedestrians and vehicular traffic.
Parking provided exceeds the requirements of the bylaw.
Accessibility and street lighting are to be provided in accordance with bylaw requirements.
In general there seemed to be an overall interest in the project with a few people voicing their
opposition to the project.
4) Environmental Implications:
The Ministry of Environment has provided a certificate of compliance for remediation of
contaminated sites, dated July 21, 2017.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
- 7 -
6) Interdepartmental Implications:
i. Engineering Department:
The Engineering Department requirements include road dedication along 224th Street, and
submission of funds to be held in trust for its completion to a collector standard. Dedication
and construction of Fraser Street to an 11.6 metre wide collector will be required, including
street lighting and street trees. Upgrades to the water system, demonstration of sanitary sewer
capacity, and possible upgrades to the storm sewer system will be required.
ii. License, Permits and Bylaws Department:
Building Department comments focused on the need to integrate the stormwater management
plan in the geotechnical report. A 3.0 metre Statutory Right of Way will be required at the south
edge of the apartment site to link the storm system to Fraser Street. A development variance
permit may be required for over-height retaining walls.
iii. Fire Department:
The Fire Department provided guidance regarding addressing, fire alarms, sprinkler, emergency
access, building security, a fire safety plan, and the need for the submission of architectural
plans for pre-incident planning purposes.
iv. Operations:
Conflicts were noted in the servicing provisions and the landscape plan, which will require
redress prior to final approval.
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. School District No. 42 responded to the
referral on May 2, 2017 and expressed concerns about the existing schools within the catchment
area already operating above capacity.
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, from Ground Oriented Multi-Family to
Low Rise Apartment, 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.
- 8 -
8) Citizen/Customer Implications:
Community benefits to be realized by this proposal include the improved connectivity through the
construction of Fraser Street fronting the site to an urban standard.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7329-2017,
that second reading be given to Zone Amending Bylaw No. 7198-2015, and that application 2015-
318-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
“Original signed by Frank Quinn” for
_______________________________________________
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. 7329-2017
Appendix D – Zone Amending Bylaw No. 7198-2015
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
DATE: Oct 16, 20152015-318-RZ BY: JV
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
´
Scale: 1:2,500
11650 224 St2011 Image
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Oct 16, 20152015-318-RZ BY: JV
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
City of Maple Ridge´
Scale: 1:2,500
11650 224 St2011 ImageLegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
DATE: Oct 16, 2015
2015-318-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
11650 224 St
2011 Image
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7329-2017
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. 7329-2017."
2. Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre Area Land-
Use Designation Map is hereby amended for that parcel or tract of land and premises
known and described as:
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4 Block 2
District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 941, 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 8th day of May, 2018.
READ a second time the 8th day of May, 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
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SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Town Centre Area Plan Schedule 1Ground Oriented Multi-Family
Low Rise Apartment
7329-2017941
CITY OF MAPLE RIDGE
BYLAW NO. 7198-2015
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. 7198-2015."
2. That parcel or tract of land and premises known and described as:
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4 Block
2 District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 1655 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
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 12th day of January, 2016.
READ a second time the 8th day of May, 2018.
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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2250922510224 ST.FRASER ST.NORTH AVENUE
116 AVE.
116 AVE.
BRICKWOOD
CALLAGHAN AVE.
ST. ANNE AVE.
117 AVE.
CLOSE 225 ST.BRICKWOOD CLOSEFRASER ST.44
21
P 155
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10
12
13
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1
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A
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7198-20151655