HomeMy WebLinkAbout2018-10-09 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
October 9, 2018
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-319-RZ
13589 232 Street
Lot 7 Section 29 Township 12 New Westminster District Plan 11173
Maple Ridge Official Community Plan Amending Bylaw No. 7391-2017
To amend Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 – Land Use Plan and Figure 3A – Blaney Hamlet, from Eco Cluster to
Low/Medium Density Residential and Conservation.
To amend Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley
Figure 4 – Trails/Open Space, to add Conservation area.
Maple Ridge Zone Amending Bylaw No. 7387-2017
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential District). The
current application is to permit a future subdivision of approximately five lots.
2) 2017-434-RZ
24364 112 Avenue
Lot A Section 10 Township 12 New Westminster District Plan7408
Maple Ridge Official Community Plan Amending Bylaw No. 7488-2018
To amend Schedule “B” from Conservation to Low/Medium Density Residential and
Low/Medium Density Residential to Conservation.
To amend Schedule “C” to remove from Conservation and to add to Conservation.
Maple Ridge Zone Amending Bylaw No. 7399-2017
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) utilizing the Density Bonus provision. The current application is to
permit a future subdivision of approximately 15 (371m2) lots.
PUBLIC HEARING AGENDA
October 9, 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.
3) 2016-176-RZ
23710 133 Avenue
Lot 4 Section 28 Township 12 New Westminster District Plan EPP73927
Maple Ridge Zone Amending Bylaw No. 7259-2016
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential).
The current application is to permit a future development of 16 townhouse units.
4) 2017-271-RZ
11970 Glenhurst Street
Lot 21 Section 16 Township 12 New Westminster District Plan 18232
Maple Ridge Zone Amending Bylaw No. 7361-2017
To rezone from RS-3 (One Family Rural Residential) to RT-1 (Two Family Urban
Residential). The current application is to permit future construction of a duplex.
5) 2017-320-RZ
12327 203 Street
Lot 14 District Lot 263 Group 1 New Westminster District Plan 19098
Maple Ridge Official Community Plan Amending Bylaw No. 7380-2017
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The
current application is to permit a future subdivision of 2 lots.
6) 2018-218-RZ
Auto Wrecking Services
Maple Ridge Zone Amending Bylaw No. 7455-2018
Zoning Bylaw Text Amendment to prohibit auto wrecking services from the M-2 (General
Industrial) zone.
7) 2018-320-RZ
Cannabis Retail Sales
Maple Ridge Zone Amending Bylaw No. 7487-2018
Zoning Bylaw text amendment to permit cannabis retail in the CS-1 Highway Commercial,
C-2 Community Commercial, and C-3 Town Centre Commercial Zones subject to
prescribed separation requirements from schools and other cannabis retail outlets.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, October 9, 2018 to
consider the following bylaws:
1) 2017-319-RZ
13589 232 Street
Lot 7 Section 29 Township 12 New Westminster District Plan 11173
Maple Ridge Official Community Plan Amending Bylaw No. 7391-2017
To amend Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 – Land Use Plan and Figure 3A – Blaney Hamlet, from Eco Cluster to
Low/Medium Density Residential and Conservation (Map 956)
To amend Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley
Figure 4 – Trails/Open Space, to add to Conservation area (Map 957)
Map No. 956 Map No. 957
Maple Ridge Zone Amending Bylaw No. 7387-2017
To rezone from RS-3 (One Family Rural Residential) to R-1 (Residential District). The
current application is to permit a future subdivision of approximately five lots.
2) 2017-434-RZ
24364 112 Avenue
Lot A Section 10 Township 12 New Westminster District Plan7408
Maple Ridge Official Community Plan Amending Bylaw No. 7488-2018
To amend Schedule “B” from Conservation to Low/Medium Density Residential and
Low/Medium Density Residential to Conservation. (Map 980)
To amend Schedule “C” to remove from Conservation and to add to
Conservation (Map 981)
Map 980 Map 981
Maple Ridge Zone Amending Bylaw No. 7399-2017
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) utilizing the Density Bonus provision. The current application is to
permit a future subdivision of approximately 15 (371m2) lots.
3) 2016-176-RZ
23710 133 Avenue
Lot 4 Section 28 Township 12 New Westminster District Plan EPP73927
Maple Ridge Zone Amending Bylaw No. 7259-2016
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential).
The current application is to permit a future development of 16 townhouse units.
4) 2017-271-RZ
11970 Glenhurst Street
Lot 21 Section 16 Township 12 New Westminster District Plan 18232
Maple Ridge Zone Amending Bylaw No. 7361-2017
To rezone from RS-3 (One Family Rural Residential) to RT-1 (Two Family Urban
Residential). The current application is to permit future construction of a duplex.
5) 2017-320-RZ
12327 203 Street
Lot 14 District Lot 263 Group 1 New Westminster District Plan 19098
Maple Ridge Official Community Plan Amending Bylaw No. 7380-2017
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The
current application is to permit a future subdivision of 2 lots.
6) 2018-218-RZ
Auto Wrecking Services
Maple Ridge Zone Amending Bylaw No. 7455-2018
Zoning Bylaw Text Amendment to prohibit auto wrecking services from the M-2 (General
Industrial) zone.
7) 2018-320-RZ
Cannabis Retail Sales
Maple Ridge Zone Amending Bylaw No. 7487-2018
Zoning Bylaw text amendment to permit cannabis retail in the CS-1 Highway Commercial,
C-2 Community Commercial, and C-3 Town Centre Commercial Zones subject to
prescribed separation requirements from schools and other cannabis retail outlets.
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 September 27, 2018 to October 9, 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 Director of Corporate Administration or by
sending an email to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, October 9, 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 27th day of September, 2018.
Laura Benson, CPA, CMA
Director of Corporate Administration
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-319-RZ
File Manager: Michelle Baski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Environmental Assessment by Envirowest Consultants Inc. dated March 22, 2018
Aboricultural Assessment Report by Michael J. Mills Consulting dated March 19, 2018
Geotechnical Site Assessment by Able Geotechnical Ltd. dated May 16, 2018
Wildfire Hazard Assessment by B.A. Blackwell & Associates Ltd. dated March 19, 2018
1.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2017-319-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7391-2017
Second Reading
Zone Amending Bylaw No. 7387-2017
13589 232 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 13589 232 Street, from
RS-3 (One Family Rural Residential) to R-1 (Residential District), to permit a future subdivision of
approximately five lots. Council granted first reading to Zone Amending Bylaw No. 7387-2017 and
considered the early consultation requirements for the Official Community Plan (OCP) amendment on
October 10, 2017. The minimum lot size for the current RS-3 (One Family Rural Residential) zone is
8,000 m² (2 acres) and the minimum lot size for the proposed R-1 (Residential District) zone is 371
m² (3,993 ft²).
This application requires an amendment to the OCP to re-designate the land use from Eco Clusters
to Conservation and Low/Medium Density Residential. This OCP amendment can be supported as
the five lots fall within the density range of both the Low/Medium Density Residential designation
and the Eco Clusters designation. An amendment to the OCP is also required to adjust the area
designated Conservation around the watercourse.
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 $25,500.00.
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. 7391-2017 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. 7391-2017 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. 7391-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7391-2017 be given first and second
readings and be forwarded to Public Hearing;
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5) That Zone Amending Bylaw No. 7387-2017, as amended in this report, dated September 18,
2018, be given second reading, and be forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails/Open
Space;
iii) Road dedication on 136 Avenue and the new road, as required;
iv) Park dedication as required, including construction of a multi-purpose trail; and removal of
all debris and garbage from park land;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant for Tree Protection;
vii) Registration of a Restrictive Covenant for Stormwater Management;
viii) Removal of existing buildings;
ix) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site, if required;
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject property. If so, a Stage 1 Site Investigation Report is required to e nsure that the
subject property is not a contaminated site; and
xi) That a voluntary contribution, in the amount of $25,500.00 ($5,100.00/lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: D. Laird, Aplin & Martin Consultants
Legal Description: Lot 7, Section 29, Township 12, New Westminster District Plan
11173
OCP:
Existing: Low/Medium Density Residential, Eco Clusters and Conservation
Proposed: Low/Medium Density Residential and Conservation
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Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential, under application for townhouses
Zone: A-2 (Upland Agricultural), under application to rezone to RM-1
(Townhouse Residential)
Designation: Medium/High Density Residential, Conservation, and Civic
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Eco Clusters and Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Open Space, Conservation, and Eco Clusters
West: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.4 ha (1 acre)
Access: 136 Avenue and new road
Servicing requirement: Urban Standard
2) Project Description:
The subject property, located at 13589 232 Street, is located on the south-west corner of 136
Avenue and 232 Street and slopes from east to west towards Cattell Brook (see Appendices A and
B). There is an existing single family dwelling located on the eastern side of the property, and several
trees located on the western half of the property.
The property to the north of the subject property is currently under application for a townhouse
development of approximately 54 units, and the property to the east is currently under application
for a single-family development of approximately 10 lots.
The applicant is proposing to rezone the property from RS-3 (One Family Rural Residential) to R-1
(Residential District) to allow the future subdivision of approximately five single family lots. As the
subject property is located within 50 m (164 ft.) of the top of bank of a watercourse and contains
some slopes greater than 15%, a Watercourse Protection and Natural Features Development Permit
is required.
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3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Blaney Hamlet of the Silver Valley Area Plan in the OCP. A
strip along the western property line is designated as Conservation, the north half of the property is
designated as Low/Medium Density Residential and the south half of the property is designated as
Eco Clusters. The Low/Medium Density Residential designation is intended to provide 15 to 40
units per hectare, and will be located adjacent to schools, commercial uses, and civic uses. The Eco
Clusters designation is intended to allow for a group of housing units, condensed within clearly
defined limits, surrounded by open space and linked to other parts of the Silver Valley community by
a single local road. Eco Clusters are intended to provide development opportunities in sparsely
developed or rural areas, in a cluster form which support sensitive implementation, minimal site re -
grading and tree clearing, and integration of housing into a forest setting. A n Eco Cluster includes
varying levels of density, ranging from 5 to 15 units per hectare, in the form of single family and/or
multifamily units; however, due to the property’s proximity to the Hamlet Centre, a density of 15 units
per hectare is appropriate.
The five lots on this property result in a density of 12.5 units per hectare, which falls within the
density range of both the Low/Medium Density Residential designation and the Eco Clusters
designation. Staff are proposing an OCP amendment for housekeeping reasons to make the
designation boundary consistent with the zone boundary, and a Conservation boundary adjustment
is required (see Appendix C). This OCP amendment can be supported, as it is administrative in
nature and would not impact an Eco Cluster development from occurring to the south.
ii) Zoning Bylaw:
Zoning Bylaw No. 7387-2017 was given first reading on October 10, 2017, with the intent to rezone
to the RS-1b (One Family Urban (Medium Density) Residential) zone. The proposed subdivision and
Zoning Bylaw have since been amended to the R-1 (Residential District) zone, to allow for the
required road dedication and maintain the original proposal of five lots (see Appendices D and E).
Variances are being requested, as discussed below.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix F):
Zoning Bylaw No. 3510–1985, Part 6, Section 601C. REGULATIONS FOR THE SIZE,
SHAPE AND SIZING OF BUILDINGS AND STRUCTURES, (11) Buildings and Structures for
One Family Residential Use in the R-1 zone, (c) (i), to reduce the front yard setback from
5.5 m (18 ft.) to 4.5 m (14.8 ft.)
Zoning Bylaw No. 3510–1985, Part 6, Section 601C. REGULATIONS FOR THE SIZE,
SHAPE AND SIZING OF BUILDINGS AND STRUCTURES, (11) Buildings and Structures for
One Family Residential Use in the R-1 zone, (c) (ii), to reduce the rear yard setback from
8.0 m (26.2 ft.) to 6.0 m (19.7 ft.)
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Zoning Bylaw No. 3510–1985, Schedule D – Minimum Lot Area and Dimensions, to
reduce the minimum lot depth from 24 m (78.7 ft.) to 22 m (72.2 ft.) for proposed lots 4
and 5.
Subdivision and Development Services Bylaw No. 4800 – 1993, City of Maple Ridge
Design and Construction Documents – Part 4: Supplementary Standard Detail Drawings:
To reduce the minimum road Right-of-Way for a Silver Valley Local 1 road from 13.0 m
(42.7 ft.) down to 12.0 m( 39.4 ft.).
The requested variances will be the subject of a future Council report. Note that the requested
variances for the front and rear setbacks are not required for the creation of the lots, but will impact
the size of the home that can be built on proposed lots 4 and 5. Should Council not support the
setback variances, the homes can be designed to comply with the regulations of the R-1 (Residential
District) zone.
iv) Off-Street Parking And Loading Bylaw:
The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw No. 4350–1990, and will need to comply with Section 403 (7) of the Zoning
Bylaw, which states that there needs to be 7.5 m (24.6 ft.) of visual clearance at an intersection with
a street, preventing the construction of any fence, wall, or structure within that distance . Section
401 (3) of the Zoning Bylaw also prohibits a driveway that is within 7.5 m (24.6 ft.) of the point of
intersection of an exterior side lot line with a front lot line or rear lot line.
v) Development Permits:
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation and protection of the
natural environment of Cattell Brook and the adjacent slopes. The developer will provide restoration,
enhancement and replanting works as required, and a security will be taken as a condition of the
issuance of the Development Permit to ensure that the Development Permit Area guidelines are met.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development 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. An application for the Wildfire Development Permit has been received. Adherence of this
project to the guidelines will be the subject of a future report to Council and a security will be taken
as a condition of the issuance of the Development Permit to ensure that the Wildfire Development
Permit Area guidelines are met.
vi) Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
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vii) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on July 12, 2018. Six
people attended the meeting. A summary of the main comments and discussions with the attendees
was provided by the applicant and include the following main points:
There were some traffic concerns from residents to the west, with the development
having access off of 136 Avenue.
There were concerns with speeding on 136 Avenue, a resident requested a four-way stop
at the intersection of 230A Street and 136 Avenue.
One resident would have liked to have seen higher density at this location.
The following are provided in response to the issues raised by the public:
The applicant responded that the traffic generated from this development would likely
head east to 232 Street, so would have little impact on the residents to the west.
The installation of a four-way stop would need to be justified by a warrant review. Current
traffic patterns in this area suggest that a four-way stop at this location would not be
warranted.
The proposed density complies with the OCP land use designation for the property.
viii) 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 will be required to be dedicated as a condition of final reading.
4) Environmental Implications:
The Environmental Assessment, the Arborist Report, the Geotechnical Report, the Wildfire Hazard
Assessment, and the Stormwater Management Plan have been reviewed. The Registered
Professional Forester will be coordinating their recommendations with the environmental consultant,
civil engineer, and arborist to ensure the environmental objectives are achieved.
Restoration measures with a cost estimate and security deposit are required, including a five-year
maintenance period.
5) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Required servicing
will include:
Curb and gutter, sidewalk, road drainage, storm system, street lighting, and street trees,
will be required for the new 231A Street frontage. Upgrades will also be required for the
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existing 136 Avenue. These could include, but not be limited to: road widening, curb and
gutter, sidewalk, street lights, street trees and road drainage. Improvements on 232
Street are currently being constructed as part of the City’s 232 Street Road and Drainage
Improvement Project.
Servicing will need to fit within the proposed reduced road Right-of-Way width for 231A
Street for this proposed subdivision to be approved in its current form.
ii) Parks & Leisure Services Department:
The Parks Planning and Development Section has reviewed the development application and
supports the proposed trail connection along the western property line.
iii) Fire Department:
The Fire Department reviewed the Wildfire Hazard Assessment and found it acceptable.
6) External Agency Implications:
i) 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. The School District responded on April 9,
2018 and September 4, 2018, with the following information:
“The proposed application would affect the student population for the catchment areas currently
served by Yennadon Elementary and Garibaldi Secondary School.
Yennadon Elementary has an operating capacity of 635 students. For the 2017-18 school year, the
student enrolment at Yennadon Elementary is 571 students (91.34% utilization) including 130
students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1050 students. For the 2017-18 school
year, the student enrolment at Garibaldi Secondary School is 748 students (71% utilization)
including 258 students from out of catchment.”
7) 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 make the designation boundary
consistent with the zone boundary and amend 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.
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.
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CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7391-2017,
that second reading be given to Zone Amending Bylaw No. 7387-2017, as amended in this report,
and that application 2017-319-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM Public Works & Development Services
“Original signed by Kelly Swift” 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. 7391-2017
Appendix D – Zone Amending Bylaw No. 7387-2017
Appendix E – Subdivision Plan
Appendix F – Proposed Variances
DATE: Jul 26, 2017
2017-319-RZ
13589 232 St
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
Marsh
River
Major Rivers & Lakes
DATE: Jul 26, 2017
2017-319-RZ
13589 232 St
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
Marsh
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7391-2017
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. 7391-2017."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure 3A - Blaney Hamlet, are hereby amended for the parcel or tract of land and premises
known and described as:
Lot 7 Section 29 Township 12 New Westminster District Plan 11173
and outlined in heavy black line on Map No. 956, 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 7 Section 29 Township 12 New Westminster District Plan 11173
and outlined in heavy black line on Map No. 957, 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 18th day of September, 2018.
READ a second time the 18th day of September, 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
136 AVE.
137 AVE.231A ST.232A ST.230A ST.230B ST.135 AVE.BLANEY RD13679
13517
13536
13662
1 3 6 9 6
2311813546
13671 13672
1 3 6 8 7
2306613552
13516
2308213495
13547
1 3 6 8 3
13442/58
13542
1 3 6 8 0
13586
1 3 6 7 5
23112135561 3 6 6 7
13658
13479
13493
1 3 6 6 8
1348723100 13490
13616
13548
1 3 6 8 4
230762314013602 (PUMP STATION)
1 3 6 8 8
1356023106230601 3 6 7 1
1 3 6 8 6
230461 3 6 7 9
13589
13680
231831 3 5 2 6 1352723141
2305623092230881 3 6 7 6
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PARK 13
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39
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11 2
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6
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9
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2
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21
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P 43567
EPP 60285EPP 44846 EPP 60118EPP 65844
RP 10274
EPP 60071
RP 17267
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P 43567EPP 59915 EPP 60118P 15063EP 26705
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P 2409
P 11173
EPP 65849
EPP 70286
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EPP 44846
P 11173
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EPP 70286
EPP 59915
EPP 60071
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EPP 60285
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P 40424
BCP 48908
EP 79495EPP 61272EPP 37092
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EPP 60313EPP 83548EPP 61697EPP 61697BCP 42569EPP 49227
EPP 60286 EPP 61805EPP 61805232 ST´
SCALE 1:220,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Figure 2 and Figure 3A of the Silver Valley Area PlanLow/Medium Density Residential and Eco Clusters
Conservation Low/Medium Density Residential
7391-2017956
136 AVE.
137 AVE.231A ST.232A ST.230A ST.230B ST.135 AVE.BLANEY RD13679
13517
13536
13662
1 3 6 9 6
2311813546
13671 13672
1 3 6 8 7
2306613552
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2308213495
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1 3 6 8 3
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13542
1 3 6 8 0
13586
1 3 6 7 5
23112135561 3 6 6 7
13658
13479
13493
1 3 6 6 8
1348723100 13490
13616
13548
1 3 6 8 4
230762314013602 (PUMP STATION)
1 3 6 8 8
1356023106230601 3 6 7 1
1 3 6 8 6
230461 3 6 7 9
13589
13680
231831 3 5 2 6 1352723141
2305623092230881 3 6 7 6
2310623103230411 3 6 9 2
1 3 6 7 8
1 3 6 6 2
1 3 6 7 2
PARK
41
1
11
18
40
20
7
1
44
4
45
11
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2
16
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PARK 13
PARK
5
46
17
14
6
3
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19
S PART 9
6
18
1
57
39
22
Rem B
8
9
PARK
4
2
A
7
3
12
3 A
11 2
10
15
38
6
PARK
9
19
PARK
A
8
17
105
2
9 10
14
43
21
PARK
A
P 43567
EPP 60285EPP 44846 EPP 60118EPP 65844
RP 10274
EPP 60071
RP 17267
EPP 27588
BCP 48906
EPP 60071
P 43567EPP 59915 EPP 60118P 15063EP 26705
*PP155
P 2409
P 11173
EPP 65849
EPP 70286
EPP 60285 EPP 60118P 8175
EPP 44846
P 11173
EPP 65849EPP 60118EPP 70486
EPP 70286
EPP 59915
EPP 60071
EPP 60071
EPP 65849
EPP 60285
EPP 59915
P 40424
BCP 48908
EP 79495EPP 61272EPP 37092
BCP 48909EPP 49148 EPP 83548EPP 60286EPP 83548R
W 4
6
8
0
8EPP 62660EPP 61697EPP 49148
EPP 60313EPP 83548EPP 61697EPP 61697BCP 42569EPP 49227
EPP 60286 EPP 61805EPP 61805232 ST´
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
7391-2017957
SCALE 1:2,500
CITY OF MAPLE RIDGE
BYLAW NO. 7387-2017
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. 7387-2017."
2. That parcel or tract of land and premises known and described as:
Lot 7 Section 29 Township 12 New Westminster District Plan 11173
and outlined in heavy black line on Map No. 1732 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 10th day of October, 2017.
READ a second time the 18th day of September, 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
136 AVE.230A ST.137 AVE.231A ST.230A ST.135 AVE.
13517
13536
2311813546
2306613552
13516
2308213495
13547
13442/58
13542
13586
231121355613479
134931348723100 13490
13616
13548
230762314013602 (PUMP STATION)135602310623060230461358923183
1 3 5 2 6 1352723141
230562309223088231062310323041PARK
1
18
40
7
1
4
11
4
2
PARK
PARK
PARK
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14
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PARK
S PART 9
6
1
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9
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19
PARK
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8 105
2
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PARK
A
P 43567
EPP 60285EPP 44846
EPP 65844
RP 10274
EPP 60071
RP 17267
EPP 27588
BCP 48906
EPP 60071
P 43567EPP 59915 P 15063EP 26705
*PP155
P 2409
P 11173
EPP 65849
EPP 70286
EPP 60285
P 8175
EPP 44846
P 11173
EPP 65849EPP 70486
EPP 70286
EPP 59915
EPP 60071
EPP 65849
EPP 60285
EPP 59915
P 40424
BCP 48908
EP 79495
EPP 37092
BCP 48909EPP 49148
EPP 60286R
W 4
6
8
0
8EPP 62660EPP 49148
EPP 60313BCP 42569EPP 49227
EPP 60286 232 ST´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)
7387-20171732
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-434-RZ
File Manager: Wendy Cooper
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Environmental Assessment by Phoenix Environmental Services dated December 22, 2017
Aboricultural Assessment Report by Michael J. Mills Consulting dated December 18, 2017
Geotechnical Site Assessment by Valley Geotechnical Engineering Services Ltd. dated November 3, 2017
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2017-434-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7488-2018;
Second Reading
Zone Amending Bylaw No. 7399-2017;
24364 112th Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 24364 112 Avenue from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential)
utilizing the Density Bonus provision which allows to facilitate a subdivision of approximately 15
(371m2) lots. Council granted first reading to Zone Amending Bylaw No. 7399-2017 and considered
the early consultation requirements for the Official Community Plan (OCP) amendment on November
14, 2017. The minimum lot size for the current RS-3 (One Family Rural Residential) zone is 0.80 ha.
The proposed RS-1b (One Family Urban (Medium Density) Residential) zone, utilizing the Density
Bonus complies with the policies of the Official Community Plan (OCP). However, an amendment to
the OCP is required to adjust the area designated Residential Low Density to amend the
Conservation boundary. The southern portions of the property will be dedicated as park for
conservation purposes.
In order to achieve the Density Bonus provision of the RS-1b (One Family Urban (Medium Density)
Residential) zone a Density Bonus contribution of approximately $46,500.00 will be required.
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 $76,500.00.
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. 7488-2018 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. 7488-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
- 2 -
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7488-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7488-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7399-2017 be given second reading, and be forwarded to Public
Hearing; and
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule “C”;
iii) Road dedication on 112th Avenue as required;
iv) Park dedication as required and removal of all debris and garbage from park land;
v) Registration of a Restrictive Covenant for the Geotechnical Report , which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas (wetlands) on the subject property;
vii) Registration of a Statutory Right-of-Way plan and agreement for a watermain;
viii) Registration of multiple Restrictive Covenants for Tree Protection, Geotechnical, Habitation
and Restoration Plan and Stormwater Management;
ix) Removal of existing building/s;
x) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage 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;
xi) That a voluntary contribution, in the amount of $76,500.00($5,100 per lot x 15 lots) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions; and
xii) Payment of the Density Bonus provision of the RS-1b (One Family Urban (Medium Density)
Residential) zone, in the amount of $46,500 ($3,100 per lot x 15 lots).
- 3 -
DISCUSSION:
1) Background Context:
Applicant: Aplin & Martin Consultants - David Laird
Legal Description: Lot A, Section 10, Township 12, Plan NWP7408
OCP:
Existing: Conservation, Low/Medium Density Residential
Proposed: Conservation,Low/Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential) density
bonus to R-1
Surrounding Uses:
North: Use: Single Family Homes
Zone: RS-1b (One Family Urban (Medium Density) Residential) with
Density Bonus to R-1 (Residential District).
Designation: Low/Medium Density Residential
South: Use: Single Family Homes and Vacant land
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
East: Use: Single Family Home
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential and Conservation
West: Use: Single Family Home
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Subdivision into 15 single family lots with conservation areas
and park dedication.
Site Area: 3.76 ha (9.29 acres)
Access: 112th Avenue
Servicing requirement: Urban Standard
2) Project Description:
The applicant has requested to rezone the subject property from RS-3 (One Family Rural Residential)
to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus.
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot
area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density)
Residential) zone and shall be applied as follows:
- 4 -
a. A Density Bonus Contribution of $3,100 per lot will be required in any subdivision containing
one or more lots with an area of less than 557 m2, payable when the Approving Officer
approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and
supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density)
Residential) zone.
The proposal consists of 15 R-1 (Residential District) sized lots, amounting to a Density Bonus
Contribution of approximately $46,500.00. As per Council direction, this application will also be
subject to the City-wide Community Amenity Contribution Program which will require a contribution of
$5,100.00 per lot.
3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Albion Area Plan and is currently designated Low -Medium
Density Residential and Conservation.
The Low-Medium Density Residential designation corresponds with single detached or duplex
housing with lot sizes ranging from 891 m2 (9590 ft2) to 557m2 (5996 ft2). High densities many be
supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning
Bylaw.
The Conservation Designation identifies ecologically sensitive lands that require pr otection in order
to ensure that their health, diversity and integrity are maintained. They are considered to be of high
environmental or geological sensitivity.
Albion Plan Policy 10.2.2 – is intended to meet the needs of the community and respond to changes
in housing form and demand over time by enabling an additional means of providing neighbourhood
amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density
Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’
density may be achieved through an Amenity Contribution toward community amenities that will be
located within the boundaries of the Plan Area.
The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the
Density Bonus Program, and in compliance with the proposed Zone Amending Bylaw No. 6996-
2013, that permits a Density Bonus option in the Residential Low-Medium Density designation in the
Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
For the proposed development, an OCP amendment will be required to adjust the Conservation
area boundary for protection of the natural features.
- 5 -
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 24364 - 112 Avenue from RS-3
(One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a
Density Bonus, to permit future subdivision into 15 R-1 (Residential District) sized single family lots.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Density Bonus Contribution of $3,100 per lot for
each lot that is less than 557 m2 is required, as discussed in the Project Description above. As per
Council direction, this application will also be subject to the City-wide Community Amenity
Contribution Program and will result in a contribution of $76,500.00.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variance:
To reduce the minimum rear yard setback from 8 m (26.25 ft.) down to 6 m (19.68 ft.) at
its shortest distance.
The requested variances to R-1 (Residential District) (One Family Urban (Medium Density)
Residential) zone will be the subject of a future Council report. With the density provision of the RS-
1b (One Family Urban (Medium Density) Residential) zone the R-1 (Residential District) zone siting
requirements apply.
iv) 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.
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”;
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.
v) Development Information Meeting:
A Development Information Meeting was held at Kanaka Elementary School on July 10, 2018. There
were 6 people that attended the meeting. A summary of the main comments and discussions with
the attendees was provided by the applicant and include the following main points:
- 6 -
There were concerns for speeding on 112th Avenue and the amount of traffic.
Some neighbours would like to see a bus route on 112th Avenue and more sidewalks along
112th Avenue. The applicant, commented that the completion of 2 developments to the
west of this site that within 2 years the majority of 112th Avenue west of 244th Street will
have a sidewalk on at least one side.
vi) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 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 will be required to be dedicated as a condition of Final Reading.
4) Environmental Implications:
The subject property is influenced by slopes; trees; and a water course. The applicant’s Professional
Environmental Professional has submitted the following documents in support of the application:
Environmental Impact Assessment;
Geotechnical Report;
Arborist Report; and
Watercourse Assessment report.
The Environmental Section is satisfied that the reports submitted are satisfied that they meet Maple
Ridge’s environmental Development Permit objectives and requirements.
5) Interdepartmental Implications:
i) Engineering Department:
112th Avenue will require upgrades along the frontage of the subject property to an urban
arterial standard as a condition of the subdivision approval process. In addition the
applicant will be responsible for the construction of the roads and lane.
Part of the subdivision process will require a watermain along the east property line form
112th Avenue to the south property line.
Road dedication across the property frontage on 112th Avenue to give an ultimate road right-
of way width of 26.0 m.
A Statutory Right of Way will be required along the east property line to accommodate a
watermain.
6) 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 and no response has been received to date.
- 7 -
7) 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, a revision of 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.
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.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7488-2018,
that second reading is given to Zone Amending Bylaw No. 7399-2017, and that application 2017-
434-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP,RPP
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
“Original signed by Kelly Swift” 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. 7488-2018
Appendix D – Zone Amending Bylaw No. 7399-2017
Appendix E – Site Plan
DATE: Aug 30, 2018
FILE: 2017-434-RZ
24364 112 AVENUE
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
2018-159-RZ
2017-262-RZ
2018-159-SD
2017-262-SD
2014-012-RZ
2017-002-RZ
2017-002-SD
2017-002-DP
2018-160-RZ
2018-160-SD
2018-182-RZ
2018-182-SD
2016-238-RZ
´
Scale: 1:2,500 BY: LP
DATE: Sep 28, 2017
FILE: 2017-434-RZ
24364 112 AVENUE
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: PC
112 A AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7488-2018
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 Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7488-2018
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot A, Section 10, Township 12, New Westminister District Plan 7408
and outlined in heavy black line on Map No. 980, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot A, Section 10, Township 12, New Westminister District Plan 7408
and outlined in heavy black line on Map No. 981, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding and removing Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 18th day of September, 2018.
READ a second time 18th day of September, 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
CAMERON CRT.112 AVE.243 ST.112 AVE.244 ST.243B ST.243A ST.112A AVE.
112 AVE.242852435911235
11211
11250
2436511230
11246
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11265
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BCP 49216´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Low/Medium Density Residential
Conservation
7488-2018980
CAMERON CRT.112 AVE.243 ST.112 AVE.244 ST.243B ST.243A ST.112A AVE.
112 AVE.242852435911235
11211
11250
2436511230
11246
2440911207
242711106011225
11238
11252
244052436411220
11235
24414244422440611228
11223
11242
2441011233
11045
11243
24413242502426524279244192429611241
11252
11201
11251
243852429524395244021122211221
11265
2437511240
11231
2 2
6
A
25
15
2
11
12
6 4
5
10
5
24 23
11
32
916
33
12
34
5
32
B
29
26
Rem 11
1
3
10
3
27
14
4
3PARK
5
1110
33
3
A
6
Rem 1
1
8
4
3
4
7
2671PARK
1 28
31
13 EPP 56127 EPP 62331
P 22387
EPP 52282P 7408
P 23217
P 61001
P 66748
EP 15693
P 61001
EPP 56126
P 66748EPP 56127EPP 62331P 809
P 43223 EPP 62330P 7408
EPP 31277
EPP 31277P 77744
EP 30021
EPP 27594
EP 77745
RW 61287EPP 48794EPP 31383
EPP 68744RW 66747
EPP 44335
BCP 49216´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C as shown
To Add To Conservation
7488-2018981
CITY OF MAPLE RIDGE
BYLAW NO. 7399-2017
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. 7399-2017."
2. That parcel or tract of land and premises known and described as:
Lot A Section 10 Township 12 New Westminster District Plan7408
and outlined in heavy black line on Map No. 1736 a copy of which is attached hereto and
forms part of this Bylaw, is/are 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 14th day of November, 2017.
READ a second time the 18th day of September, 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
CAMERON CRT.112 AVE.243 ST.112 AVE.244 ST.243B ST.243A ST.112A AVE.
112 AVE.242852435911235
11211
11250
2436511230
11246
2440911207
2427111060112 2 5
11238
11252
244052436411220
112 3 5
24414244422440611228
11223
11242
2441011233
11045
11243
24413242502426524279244192429611241
11252
11201
11251
243852429524395244021122211221
11265
2437511240
11231
2 2
6
A
25
15
2
11
12
6 4
5
10
5
24 23
11
32
916
33
12
34
5
32
B
29
26
Rem 11
1
3
10
3
27
14
4
3PARK
5
1110
33
3
A
6
Rem 1
1
8
4
3
4
7
2671PARK
1 28
31
13 EPP 56127 EPP 62331
P 22387
EPP 52282P 7408
P 23217
P 61001
P 66748
EP 15693
P 61001
EPP 56126
P 66748EPP 56127EPP 62331P 809
P 43223 EPP 62330P 7408
EPP 31277
EPP 31277P 77744
EP 30021
EPP 27594
EP 77745
RW 61287EPP 48794EPP 31383
EPP 68744RW 66747
EPP 44335
BCP 49216112 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7399-20171736
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-176-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:
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2016-176-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7259-2016
23710 133 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23710 133 Avenue, from
RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the future
development of 16 townhouse units. Council granted first reading to Zone Amending Bylaw No.
7259-2016 on July 26, 2016.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount of
$65,600.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7259-2016 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iii) Registration of a Restrictive Covenant for Visitor Parking;
iv) Registration of a Restrictive Covenant for Stormwater Management;
v) Registration of a Restrictive Covenant for a private Sanitary Pump;
vi) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site;
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 that the
subject property is not a contaminated site; and
- 2 -
viii) That a voluntary contribution be provided in keeping with the Council Policy 6.31 with
regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Brookside Properties Ltd.
Legal Description: Lot 4 Section 28 Township 12 New Westminster District Plan
EPP73927
OCP:
Existing: Medium/High Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential) and
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: CD-1-93 (Amenity Residential District)
Designation: Medium/High Density Residential
South: Use: Park
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation
East: Use: Park
Zone: P-1 (Park and School)
Designation: Neighbourhood Park, Conservation, Medium/High Density
Residential
West: Use: Multi-Family Residential
Zone: RM-1 (Townhouse Residential)
Designation: Medium/High Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.34 ha (0.84 acres)
Access: 133 Avenue
Servicing requirement: Urban Standard
2) Project Description:
The subject property is 0.34 ha (0.84 acres) in area, and is bound by single family and multi-family
lots to the west, single family lots to the north, Maple Ridge Park Creek to the south, and Cedar Park
to the east (see Appendices A and B). Large boulders and rocky outcrops have been identified
throughout the property, with a significant feature located along the northeast boundary of the site.
There was a recently approved rezoning and subdivision application directly south of the watercourse
(application 2016-175-RZ/SD) for the creation of three single family lots. The subject property was
originally part of the larger parent parcel that was recently subdivided, creating the aforementioned
three single family lots. The area around Maple Ridge Park Creek was also dedicated to the City as
part of the same development.
- 3 -
The applicant is proposing a townhouse development consisting of 16 units. Access to the
townhouse site will be from 133 Avenue. All units are proposed to have double-car garages. A
common activity area is proposed along the eastern property boundary. Retaining walls are
proposed along the western property boundary to mitigate the grade changes on site. The
architectural aesthetics of the proposed development utilize both traditional and modern elements,
to include a gable roof form, as well as contemporary details of clean straight building lines , neutral
colours and large windows.
3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Silver Valley Area Plan, just outside the River Village. The
Official Community Plan (OCP) designation for the subject property is Medium/High Density
Residential, which allows both single family and multi-family housing forms. Densities of 30-50 units
per hectare are encouraged for the River Village area and may include attached as well as detached
fee-simple housing. The proposed RM-1 (Townhouse Residential) development, at 16 units per 0.34
hectare, is approximately 47 units per hectare, and therefore complies with the Medium/High
Density Residential designation within the Silver Valley Area Plan.
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 on the peripheries of River Village, but
maintains the higher density found within the River Village. As per the ‘Design Guidelines for
Residential Developments’ within the Silver Valley Area Plan, “The form and character of
townhousing developments should be compatible with neighbouring residential scale and should
reflect the design variety of its context.”
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit the future development of
approximately 16 townhouse units (see Appendix D).
The maximum allowable density of the RM-1 (Townhouse Residential) zone is a floor space ratio of
0.6 times the net lot area, excluding a maximum of 50 m² of habitable basement area per unit. This
development is proposing a floor space ratio of 0.6, so it complies with the allowable maximum
density.
A preliminary review of the plans indicates that the proposal generally complies with the Zoning
Bylaw and the Subdivision and Development Services Bylaw; however, variances will be requested,
as discussed below.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
- 4 -
1. To reduce the minimum front yard setback from 7.5 m (25 ft.) to 6.0 m (20 ft.) to the
principal building face.
2. To reduce the minimum rear yard setback for Block 3 from 7.5 m (25 ft.) to 4.0 m (13 ft.).
3. To increase the maximum building height for Blocks 1-4 from 11 m (36 ft.) to 12.21 m (40
ft.) at its highest point.
4. To reduce the minimum required Usable Open Space for Blocks 1, 2 and 3. Note that the
shortfall in individual unit Useable Open Space is provided in Community Amenity Space.
Overall the required amount of Community Amenity Space is 80 m² (861 ft²) and 112 m²
(1,206 ft²) is being provided.
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
Council report.
iv) Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires two parking spaces per unit and 0.2 spaces per
unit to be provided as visitor parking spaces, requiring 36 spaces in total. The applicant is providing
a total of 32 residential parking spaces and five visitor parking spaces, with one of them provided as
accessible parking, for a total of 37 parking spaces. All units are proposed to be double-car garages.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
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 Protection Development Permit application is
required for all development and subdivision activity or building permits for areas identified as
wildfire risk areas, as identified on the Wildfire Development Permit Area map.
- 5 -
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans (see Appendices E and F) at a meeting held on May 16, 2018.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that:
Make a connection from the proposed south pathway to the central drive aisle;
Provide building, landscape and amenity lighting plans;
Introduce alternative colour palettes and contrast for the buildings;
Consider adding accent colours or features to enliven the facades;
Consider the addition of master bedroom patios;
ADP has consistently requested that vinyl material not be applied;
Architecturally improve the end elevations of the buildings.
The 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.
vii) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary on June 18, 2018. Five
people attended the meeting. A summary of the main comments and discussions with the
attendees was provided by the applicant and include the following main points:
Concern over the reduction to the front and rear yard setbacks;
Maintain as much green space as possible
The following were provided by the applicant in response to the issues raised by the public:
The reduced front and rear yard setbacks are requested due to the narrowness of the
development site; as well, the reduced buildable land due to the conservation area around
the watercourse to the south;
The project has provided more outdoor amenity space than the bylaw requires; as well, a
vegetated rain garden with landscaping is provided in the south west corner of the
development site.
4) Environmental Implications:
An Environmental Assessment, Arborist Report, and Geotechnical Report were provided as part of
the development application. The north-eastern portion of the subject property is higher in elevation
and slopes down towards the south-west. Vegetation on the subject property is mainly comprised of
mixed forest that remains relatively undisturbed. Large boulders and rocky outcrops have been
identified throughout the property, with one significant large boulder identified along the northeast
boundary of the site. The boulder feature will be retained, as this is the proposed location of the
Common Activity Area (see Appendix F). As mentioned above, the watercourse to the south of the
subject property, Maple Ridge Park Creek, was dedicated to the City of Maple Ridge as part of the
recently approved southern development. The applicant has proposed to outfall their stormwater
from the development into Maple Ridge Park Creek, and as such, an appropriate design has been
provided for the stormwater outfall channel.
- 6 -
5) Interdepartmental Implications:
i) Engineering Department:
The existing road on 133 Avenue has already been constructed to a collector road standard, with no
further widening required. There is an existing sanitary sewer that services the subject property;
however, due to topography, the applicant is proposing a private sanitary pump. The existing asphalt
sidewalk across the frontage of the subject property is required to be replaced with a separated
concrete sidewalk, to connect to the existing concrete sidewalk on the east side of Cedar Park.
Street trees are required across the property frontage. A new water service will also be required at
the Building Permit stage.
ii) Parks & Leisure Services Department:
A pedestrian trail, on the north side of Maple Ridge Park Creek, will be provided as part of the
recently approved southern development. The area around Maple Ridge Park Creek, to the south of
the subject property, was dedicated as Park as part of the recently approved rezoning application to
the south.
iii) Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m and
rated to their specifications, which were provided to the developer. Signage indicating that the lanes
are fire lanes and that no parking is permitted within the lanes is required. A unit directional
addressing sign, which is visible in all weather conditions, is to be permanently mounted at the main
entrance.
6) External Agency:
i) School District No. 42 Comments:
A referral was sent to School District No. 42, and they provided the following information:
“The proposed application would affect the student population for the catchment areas currently
served by Yennadon Elementary and Garibaldi Secondary School.
Yennadon Elementary has an operating capacity of 635 students. For the 2017-18 school year the
student enrolment at Yennadon Elementary is 571 students (91% utilization) including 130
students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1,050 students. For the 2017-18 school
year the student enrolment at Garibaldi Secondary School is 748 students (71% utilization)
including 258 students from out of catchment.”
7) Citizen/Customer Implications:
A Development Information Meeting was held on June 18, 2018. The results of the concerns
expressed at that meeting are discussed above. The Public Hearing will provide an additional
opportunity for citizens to express their concern or support of the development.
- 7 -
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7259-2016 and that
application 2016-176-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 Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” 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 – Zone Amending Bylaw No. 7259-2016
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Jul 10, 2018
FILE: 2016-176-RZ
23710 133 AVENUE
PLANNING DEPARTMENT
SUBJECT PROPERTY
2018-111-DP
2015-155-RZ
2018-190-RZ
2017-367-DP
2017-410-DP
2017-367-SD
2015-373-RZ´
Scale: 1:2,000 BY: LP
Legend
Stream
Ditch Centreline
Indefinite Creek
Active Applications (RZ/SD/DP/VP)
DATE: Jul 10, 2018
FILE: 2016-176-RZ
23710 133 AVENUE
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7259-2016
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. 7259-2016."
2. That parcel or tract of land and premises known and described as:
Lot 4 Section 28 Township 12 New Westminster District Plan EPP73927
and outlined in heavy black line on Map No. 1683 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 26th day of July, 2016.
READ a second time the 18th day of September, 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
237A ST.L A R C H A V E .133 AVE.236 ST.BRYANT DRIVE132 AVE.237A ST.132A AVE.
132A AVE.23650133242362123746 13301
13289 2366113265
13336
2361313315 133282363713305
13260
23745
23755238112
3
8
2
323658
236162
3
83
5
13295
13320
2358523799133221322023640236052366923741
13275
13314
238032364623659133202371123691
2 3 7 3 7
2362913332
13321
235932371213276 2379223747
2367513292
13318
23796236832365523743
13230
238102381523808236272366313313
2380623589237022372813277 23677237352380923613
13215
13227 236622381513260
1332613325
2367223723238032383013160 237102 3 7 4 2
13251 238152366713283 23645238072365123653237952380513165
13257
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238212368523787237912373813225
13250
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23697 2372023818237291328223679 13330133182370923687
2374813322 13326132352371613245
2378813238
13331
13205 13210 23796237131321523733 13268 2 3 8 2 7
13295
238332359713312
13317
2 3 7 3 8
13325
13316133092367323668 13310
13306
23742PARK
4
19
4
A
30
SL2
18
7
5
15
27
11
16
9
10
24
2
25
8
9
1
14
29
3
22
15
21
2
47
2
PARK
46
9
3
12
15
23
PARK4
24
10
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PARK
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11
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27
2
1 1
7
7
28
417
4
7
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18
30
17
14
16
3
15
17
17
SL4
3
311413
SL9
10 4
18
2
SL14
16
32
28
17
17
Rem 1
12
3
PARK
2
2
16
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18
27
3
8
6
4
26
5
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8
PARK
5
21
10
5 19
26
1
1
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33
9
20
13
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SL1
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Rem 1
5
1920
48
A
23
1
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22
5
15
20
21
SL10
8
11
44 49
4
3
PARK 3
4
SL3
1
7 6
6
22
19 16
25
EPP 12481EPS 4275
BCP 11178P 47603
P 2637
EPS 1393LMP 35466*
BCP 29631
P 2637
EPP 32491
LMP 52337
(EPS 2081)
EPP 21932
BCP 16892
EPS 1393EPP 73927
EPP 32491
LMP 35466*BCP 11178BCP 11178BCP 19979EPP 72327
EPP 73927
BCP 19979LMP 35466*EP 13725 LMP 35466EPP 72565
BCP 19979EPP 12189BCP 19979
EPP 18791 EPP 21932P 48925
BCP 11178BCP 19980
EPP 47795EPP 75173E P P 1 2 4 8 4 BCP 29630EPP 32492E P P 12482EPP 12484
BCP19981EPP 33955BCP 11179E P P 1 2 4 8 4
BCP 23304EPP 53011LMP 35468
LMP 52339
LMP 35465BCP 19980LMP 35465LMP 35467
EPP 53011
EPP 12482
E P P 1 2 4 8 2 LMP 35467EPP 12483LMP 35467
EPP 39714LMP 38113
BCP 29631
EPP 53011
EPP 32492
EPP 29868EPP 42087132 AVE.132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7259-20161683
Urban Area Boundary
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-271-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:
Arborist Report by BC Plant Health Care Inc., revised July 31, 2018
4.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2017-271-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7361-2017
11970 Glenhurst Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11970 Glenhurst Street
from RS-3 (One Family Rural Residential) to RT-1 (Two Family Urban Residential), to permit the future
construction of a duplex. Council granted first reading to Zone Amending Bylaw No. 7361-2017 on
October 10, 2017.
One of the two duplex dwelling units is subject to a $4,100 charge as part of the Community Amenity
Contribution (CAC) Program Policy 6.31, as updated December 12, 2017.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7361-2017 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on Glenhurst Street as required;
iii) Registration of a Restrictive Covenant for Duplex Design;
iv) Registration of a Restrictive Covenant for On-Site Stormwater Management;
v) Removal of existing building/s;
vi) Notification to the Ministry of Environment for ditch infill works, if required;
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 that the
subject property is not a contaminated site; and
viii) That a voluntary contribution, in the amount of $4,100 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Silver Valley Homes Limited, Gordon W. Knuttila
Legal Description: Lot 21, Section 16, Township 12, New Westminster District Plan
18232
OCP:
Existing: Urban Residential
Proposed: No change
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RT-1 (Two Family Urban Residential)
Surrounding Uses:
North: Use: Single family dwelling
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
South: Use: Single family dwelling
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
East: Use: Single family dwelling
Zone: R-1 (Residential District)
Designation: Urban Residential
West: Use: Single family dwelling
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single family dwelling
Proposed Use of Property: Duplex
Site Area: 0.109 ha (0.269 acres)
Access: Glenhurst Street
Servicing requirement: Urban Standard
2) Project Description:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RT-1 (Two Family Urban Residential), to permit the development of a duplex. The
subject property, located at 11970 Glenhurst Street, is a rectangular shaped lot that is 1,090 m2
(0.269 acres) in size. The subject property and surrounding lots are characterized by single family
dwellings of one to two storeys in height. The existing house on the property will require removal as
part of the rezoning approval. The subject property is relatively flat with a few trees spread across the
lot (see Appendix A and B).
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The subject property is designated Urban Residential – Neighbourhood Residential. The following
OCP policies apply to the current application:
Policy 3-1 encourages growth within the Urban Area Boundary (UAB) and to accommodate
growth through infill by promoting a mix of housing types and tenures.
Policy 3-19 Neighbourhood Residential Infill, and 3-21 Compatibility Criteria. They require
development to be compatible with the surrounding neighbourhood with regards to size, scale,
massing and architectural elements. They also require development to reinforce the physical
patterns and characteristics of established neighbourhoods, with particular attention to
setbacks and lot configuration with the existing pattern of development in the area.
Policy 3-19 supports a change in unit type and specifically cites duplexes as well as triplexes
as compatible.
The proposed rezoning to RT-1 (Two Family Urban Residential) is in conformance with the Urban
Residential – Neighbourhood Residential designation and OCP policies listed above.
ii) Housing Action Plan
The Housing Action Plan was endorsed in 2014, and includes a number of goals and principles
aimed at providing safe, affordable and appropriate housing for the community. Specific goals in
support of duplex housing include: “To improve housing choice for all current and future
households”. Strategy #1 Housing Action Plan relates to housing mix and inn ovation and reads
“support the development of a mix of housing forms”. The current application for a duplex
development aligns with the intent of the Housing Action Plan.
iii) Zoning Bylaw:
The current application proposes to rezone the subject property at 11970 Glenhurst Street from RS-
3 (One Family Rural Residential) to RT-1 (Two Family Urban Residential) to permit the development
of a duplex (see Appendix C). The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 8,000 m2, and the minimum lot size for the proposed RT-1 (Two Family Urban
Residential) zone is 891 m2. Therefore, the subject property’s size, 1,090 m2, meets the existing
RT-1 zone’s lot size requirement. It is also larger than several in-stream RT-1 zone amending bylaw
applications that would further reduce the minimum lot size to 750 m2.
The subject property’s dimensions, after road dedication, will be 21.3 m wide and 49.5 m deep. The
current minimum dimensions for the RT-1 zone are 22 m by 30 m respectively. The subject property
is sufficiently deep, but approximately 70 cm less than the required lot width. However, this shortfall
is minimal and does not have any impact on the proposed duplex building. Furthermore, several in -
stream RT-1 zone amending bylaw applications, which are nearing completion, propose to reduce
the lot width requirement to 20 m. In this case, the current application would comply with the future
requirements of an amended RT-1 zone. For these reasons, no variance is requested regarding the
minimum lot width in this application.
The current application does not require any other variances either from the RT-1 zone’s current
requirements.
- 4 -
iv) Off Street Parking And Loading Bylaw:
The current application proposes two off street parking spaces inside the garage of ea ch unit for a
total of four off street parking spaces. This conforms with the requirements of the City’s Off Street
Parking and Loading Bylaw 4350-1990. All off street parking spaces can be accessed from a
common access driveway from Glenhurst Street.
v) Development Permits:
A Development Permit is not required for this rezoning, as a duplex is exempt from the Development
Permit Area Guidelines. However, a Section 219 Restrictive Covenant will be required to regulate the
form and character of the duplex (see Appendices D and E). The RT-1 (Two Family Urban
Residential) zone does not permit secondary suites, and this restriction will be included in the
restrictive covenant.
vi) Advisory Design Panel:
A Form and Character Development Permit is not required because this is a duplex project;
therefore, this application does not need to be reviewed by the Advisory Design Panel.
vii) Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than 5 dwelling units.
4) Interdepartmental Implications:
i) Engineering Department:
New concrete curb, gutter, asphalt widening and ditch enclosure are required across the property
frontage. A sidewalk, street trees and street lighting would also normally be required across the
property frontage. However, as the stormwater ditch in front of the property, despite being enclosed,
will remain to convey stormwater drainage, cash in lieu of construction will be taken. A new storm
sewer must be constructed across the property frontage because it does not currently exist.
The applicant must confirm whether the enclosure of the ditch has received the approval from the
proper agencies if notification is required. Finally, road dedication of approximately 1.5 m is required
off the property frontage along Glenhurst Street.
A Rezoning Servicing Agreement detailing these upgrades must be completed and registered as a
restrictive covenant on title as a condition of final reading.
ii) Building Department:
This project’s stormwater management plan must conform with the City’s 3-tier stormwater
management requirements. Registration on title of a restrictive covenant of an approved Stormwater
Management Plan will be required as a condition of final reading.
- 5 -
CONCLUSION:
The development proposal is in compliance with the OCP. It has been reviewed by internal
departments and found to be in conformance with relevant policies and bylaws. Therefore, it is
recommended that Council grant second reading be given to Zone Amending Bylaw No. 7361-2017,
and that application 2017-271-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 Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
“Original signed by Kelly Swift” 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 – Zone Amending Bylaw No. 7361-2017
Appendix D – Site Plan
Appendix E – Building Elevation Plans
DATE: Jun 23, 2017
2017-271-RZ
11970 Glenhurst Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Jun 23, 2017
2017-271-RZ
11970 Glenhurst Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7361-2017
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. 7361-2017."
2. That parcel or tract of land and premises known and described as:
Lot 21 Section 16 Township 12 New Westminster District Plan 18232
and outlined in heavy black line on Map No. 1722 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban
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 18th day of September, 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
HAWTHORNE ST.HAWTHORNE ST.234 ST.GLENHURST ST.DEWDNEY TRUNK RD.
NIGHTINGALE AVE.
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P 81017LMP 575 LMP 36868RW 71471
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RT-1 (Two Family Urban Residential)
7361-20171722
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-320-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:
5.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2017-320-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Second Reading
Zone Amending Bylaw No. 7380-2017
12327 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12327 203 Street from
RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit a future subdivision of
approximately 2 lots. Council granted first reading to Zone Amending Bylaw No. 7380-2017 on
October 10, 2017. This application is in conformance with the Major Corridor Infill policies of the
Urban Residential designation within the Official Community Plan
One of the two single-family lots is subject to a $5,100 charge as part of the Community Amenity
Contribution (CAC) Program Policy 6.31 as updated December 12, 2017.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7380-2017 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Road dedication on 203 Street and 123 Avenue as required;
iii) Registration of a Restrictive Covenant for Stormwater Management;
iv) Removal of existing building/s;
v) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
vi) That a voluntary contribution, in the amount of $5,100 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
- 2 -
DISCUSSION:
1) Background Context:
Applicant: Aplin & Martin Consultants, David Laird
Legal Description: Lot 14, District Lot 263, Group 1, New Westminster District Plan
19098
OCP:
Existing: Urban Residential
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single family dwelling
Zone: RS-1
Designation: Urban Residential
South: Use: Single family dwelling
Zone: RS-1
Designation: Urban Residential
East: Use: Single family dwelling
Zone: RS-1
Designation: Urban Residential
West: Use: Single family dwelling
Zone: RS-1
Designation: Urban Residential
Existing Use of Property: Single family dwelling
Proposed Use of Property: Two single family dwellings
Site Area: 916 m2 (0.226 acres)
Access: 123 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2017-320-SD
2) Project Description:
The subject property, located at 12327 203 Street, is a square shaped corner lot that is 916 m2
(0.22 acres) in size (see Appendix A). The subject property and surrounding lots are characterized by
low (i.e. one to two storey) single family dwellings in a well established residential neighbourhood
(see Appendix B). The subject property is flat with a few trees on the lot, and a tall hedge around the
property. A bike lane on 203 Street runs along the subject property’s eastern edge.
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit the subdivision and construction of two single
family dwellings (see Appendix D).
- 3 -
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the Urban Area Boundary near the western edge of Maple
Ridge. It is currently designated Urban Residential. No OCP amendment is required to support the
proposed R-1 (Residential District) zoning.
The development of the property is subject to the Major Corridor infill policies of the OCP because it
is located adjacent to 203 Street, an arterial street and Major Corridor. These policies require that
development be compatible with the surrounding neighbourhood, with particular attention given to
site design setbacks and lot configuration with the existing pattern of development in the area.
While the R-1 zone will allow smaller lots than the surrounding RS-1 zoned properties, the single
family dwellings on these two lots would not significantly alter the character of the surrounding
neighbourhood. Furthermore, the proposed R-1 (Residential District) zone is in conformance with the
Major Corridor Infill policies of the Urban Residential designation of the OCP.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property located at 12327 203 Street from
RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a two lot subdivision and
construction of two single family dwellings (see Appendix C). The minimum lot size for the current
RS-1 zone is 668 m2, while the minimum lot size for the proposed R-1 zone is 371 m2. No variations
from the proposed R-1 zone are required.
iii) 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 with the requirements of the City’s Off Street Parking and Loading
Bylaw 4350-1990. All off street parking spaces are accessed from 123 Avenue.
iv) Development Permits:
A Development Permit is not required for R-1 single-family rezoning applications.
v) 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.
vi) 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 5 dwelling units.
vii) Community Amenity Contribution:
Pursuant to Council Policy 6.31, a voluntary Community Amenity Contribution (CAC) charge of $5,100
is requested for this application. This is derived from the value of $5,100 per single family lot,
excluding the first lot.
viii) Environmental Implications:
This project’s stormwater management plan must conform with the City’s 3-tier stormwater
management requirements. Registration on title of a Restrictive Covenant of an approved
Stormwater Management Plan will be required as a condition of final reading.
- 4 -
ix) 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 this application’s Zone
Amending Bylaw No. 7380-2017 will be required as a condition of final reading. At this time, the
Ministry has granted preliminary approval of the development application.
4) Interdepartmental Implications:
i) Engineering Department:
Road dedication of approximately 2.0 m is required off the property frontage along 203 Street, and
1.5 m from 123 Avenue. Completion of a subdivision servicing agreement detailing required service
upgrades will be a condition of subdivision.
CONCLUSION:
The development proposal is in compliance with the OCP. It has been reviewed by internal
departments and found to be in conformance with relevant policies and bylaws. Therefore, it is
recommended that Council grant second reading be given to Zone Amending Bylaw No. 7380-2017-
2017, and that application 2017-320-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 Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
“Original signed by Kelly Swift” 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 – Zone Amending Bylaw No. 7380-2017
Appendix D – Subdivision Plan
DATE: Aug 22, 2018
FILE: 2017-320-RZ
12327 203 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
203 St203 St123 Ave
Telep Ave 122B
2016-209-RZ
2016-209-SD
´
Scale: 1:2,000 BY: JV
Legend
Ditch Centreline
Active Applications (RZ/SD/DP/VP)
DATE: Aug 22, 2018
FILE: 2017-320-RZ
12327 203 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
123 Ave203 StTelep Ave
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: JV
Legend
Stream
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7380-2017
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. 7380-2017."
2. That parcel or tract of land and premises known and described as:
Lot 14 District Lot 263 Group 1 New Westminster District Plan 19098
and outlined in heavy black line on Map No. 1729 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 10th day of October, 2017.
READ a second time the 18th day of September, 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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SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7380-20171729
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-218-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:
6.
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2018-218-RZ
FROM: Chief Administrative Officer MEETING: COUNCIL
SUBJECT: Zoning Bylaw Amendments for Auto Wrecking Services
Zone Amending Bylaw No. 7455-2018
EXECUTIVE SUMMARY:
On July 17, 2018, Council directed staff to prepare amending bylaws to prohibit auto wrecking
services, meaning vehicle wrecking, salvaging and storing of wrecked or salvaged vehicles, in the M-
2 (General Industrial) zone. This report summarizes the proposed amendments to the Zoning Bylaw,
and outlines the implications of these changes on existing auto wrecking businesses.
As a result of the proposed changes, if approved, the auto wrecking use will only be permitted in the
M-5 (High Impact Industrial) zone. New auto wrecking businesses will be required to undertake a
rezoning process, as there are currently no properties zoned M -5 (High Impact Industrial) in Maple
Ridge, providing Council with the opportunity to review each proposal on a case-by-case basis. This
report presents Zone Amending No. 7455-2018 for first and second reading, and Council’s referral
to a Public Hearing date in October.
RECOMMENDATION:
That Zone Amending Bylaw No. 7455-2018 be given first and second reading and be forwarded to
Public Hearing.
BACKGROUND:
The Commercial and Industrial Strategy identified the limited amount of fully serviced, development -
ready industrial land in Maple Ridge as a key constraint to creating local high-value jobs. Given this
limitation, staff have been exploring strategies to maximize the employment density on existing
industrial land by encouraging greater employment densification. On July 17, 2018, the Economic
Development Department presented a report to Council outlining the City’s current auto wrecking
regulations, and the number of existing and in-stream auto wrecking business licenses. The report
noted that auto wrecking businesses fail to meet the objectives of maximizing employment density,
and recommended that stricter controls on this use be implemented. Council directed staff to bring
forward an amending bylaw to prohibit the auto wrecker use in the M-2 (General Industrial) zone with
the following resolution:
That staff prepare amendments to the City’s Zoning Bylaw and Business Licensing Bylaw to prohibit
auto wrecker use in the M2 General Industrial Zone.
It is noted that after further staff discussion, no concurrent amendments to the Business Licensing
and Regulation Bylaw are required at this time. The requirement for auto wrecking businesses to
have Automobile Recyclers’ Environmental Association of BC (AREA) membership as identified in the
July 17, 2018 staff report, can be achieved through the existing Business Licensing Bylaw.
PLANNING ANALYSIS AND IMPLICATIONS:
Auto wrecking services are currently permitted as an industrial use in the M-2 (General Industrial)
and M-5 (High Impact Industrial) zones. The proposed Zone Amendment Bylaw No. 7455-2018 will
2
exclude vehicle wrecking, salvaging and storage of wrecked or salvaged vehicles as a permitted
principal use in the M-2 (General Industrial) zone (see Appendix A). The wrecking and salvaging of
non-vehicular goods, such as appliances and electronics will continue to be permitted in the M -2
(General Industrial) zone, and will continue to require screening of outdoor storage.
As a result of the proposed Zoning Bylaw amendments, if approved, all current auto-wrecking
businesses, as well as those businesses in the process of obtaining a business license for an auto-
wrecking use (seven in total) will become legally non-conforming and are subject to the provisions
outlined in Part 14, Division 14 of the Local Government Act. The legally non-conforming status
allows the businesses to continue their operation for as long as desired, and permits building
additions, alterations or maintenance that do not increase the amount of non-conformance. Should
the use cease on any of the seven properties for more than six months, or in the event that a
building is damaged over 75% by fire, the businesses would need to comply with the current Zoning
Bylaw.
New auto wrecker businesses could still be accommodated under the M-5 (High Impact Industrial)
zone; however, such future applicants would be required to go through the rezoning process as there
are currently no properties zoned M-5 (High Impact Industrial) in Maple Ridge. Appropriate
properties for this use are currently designated Industrial or Rural Resource along the Lougheed
Highway and 256 Street north of 128 Avenue, excluding land designated Industrial – Business Park
such as Maple Meadows and Albion.
Interdepartmental Implications:
The proposed Zoning Bylaw changes have been discussed with the Economic Development and Civic
Property Department and Bylaw and Licensing Services, and both departments are in support of the
amendments. Staff will provide the seven identified businesses with a letter informing them of the
proposed amendments and providing an explanation of the legal non-conforming implications.
CONCLUSION:
This report outlines proposed Zoning Bylaw amendments to prohibit the auto wrecking use from the
M-2 (General Industrial) zone, as directed by Council on July 17, 2018. It is recommended that
Zoning Bylaw No. 7455-2018 be given 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, R PP
Director of Planning
“Original signed by Christine Carter”_____________for_________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” for_________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
Appendix A - Zone Amending Bylaw No. 7455-2018
CITY OF MAPLE RIDGE
BYLAW NO. 7455-2018
A Bylaw to amend the text of Maple Ridge 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:
This Bylaw may be cited as "Maple Ridge Zoning Bylaw Text Amendment No. 7455-2018."
1.PART 8 INDUSTRIAL ZONES SECTION 802 GENERAL INDUSTRIAL M-2, Item 1) PRINCIPAL
USES is amended by the addition of the following under a) Industrial Uses not including:
viii. Vehicle wrecking, salvaging and storing of wrecked or salvaged vehicles.
2.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 18th day of September, 2018.
READ a second time the 18th day of September, 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
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-320-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:
7.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 18, 2018
and Members of Council FILE NO: 2018-320-RZ
FROM: Chief Administrative Officer ATTN: Council
SUBJECT: Cannabis Retail Zoning Bylaw Text Amendment
First & Second Reading Bylaw No. 7487-2018
EXECUTIVE SUMMARY:
On September 4, 2018, Council directed staff to prepare bylaw amendments to direct the retail
sales of non-medical cannabis, which will become legal on October 17, 2018. The zones that
were considered appropriate for this use were CS-1 Highway Commercial, C-2 Community
Commercial, and C-3 Town Centre Commercial with prescribed separation requirements from
schools and other cannabis retail outlets. The proposed bylaw amendment as endorsed by
Council is attached to this report as Appendix A.
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No. 7487-2018 be given First and Second Readings and
be forwarded to Public Hearing.
BACKGROUND:
At the September 4, 2018 Council Workshop, Council passed the following resolutions:
1) That the proposed Maple Ridge Zone Amending Bylaw No. 7487-2018 attached to this
report be brought forward at the September 18, 2018 Council Meeting for First and
Second Readings and forwarded to Public Hearing; and
2) That staff be directed to bring forward bylaw amendments to the Business Licencing
and Regulation Bylaw to establish business licencing fees and conditions for cannabis
retail use; and further
3) That staff be directed to bring forward bylaw amendments to the Zoning Bylaw to
regulate the commercial production of cannabis on lands within the Agricultural Land
Reserve.
This report addresses resolution # 1, to bring forward zoning bylaw amendments for cannabis
retail. The proposed bylaw to define and establish cannabis retail in the following specified
zones: CS-1 Highway Commercial, C-2 Community Commercial, and C-3 Town Centre Commercial.
In addition, the zoning bylaw amendment prescribes separation requirements from schools and
other cannabis retail outlets. These separation requirements will effectively limit the numbers of
cannabis retail outlets to 1 in the Town Centre, to a total of about 4 or 5 within municipal limits.
The proposed bylaw is appended to this report as Appendix A. The September 4, 2018 workshop
report is appended as Appendix B.
- 2 -
Staff reports addressing the remaining resolutions will be brought forward to Council after Maple
Ridge Zone Amending Bylaw No. 7487-2018 receives first and second reading.
CONCLUSION:
The proposed bylaw has been reviewed at the September 4 Council Workshop, where it was agreed
to bring it forward to the September 18, 2018 Council meeting to proceed to first and second
reading. On this basis, it is recommended that the bylaw be given first and second reading.
Additional work will commence as next steps, including work on the Business Licencing and
Regulation Bylaw, and a review of the Zoning Bylaw as applied to cannabis production facilities.
These reports will be presented in a future Council meeting.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL., MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA. P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift” for
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Zone Amending Bylaw No. 7487-2018
Appendix B – September 4, 2018 Council Workshop report, titled “Cannabis Retail Amendment
Options”.
CITY OF MAPLE RIDGE
BYLAW NO. 7487-2018
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. 7487-2018”.
2. Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
a) PART 2, INTERPRETATION, is amended by the addition of the following
definition in correct alphabetical order:
“Cannabis” means dried flowers, leaves, stems and seeds of the cannabis
Cannabis sativa plant, cultivated for the purpose of inhaling or ingesting.
“Cannabis Retail” means a retail use devoted to sales of non-medical
cannabis products in accordance with Federal and Provincial Regulations.
b) PART 4, GENERAL REGULATIONS, Section 401, USES OF LAND, BUILDINGS
AND STRUCTURES is amended by deleting prohibited use (3)(h) in its
entirety and replacing it with the following:
The retail sale of cannabis products if located within the following distance,
measured in a straight line from the property lines, to one of the following
uses:
i. 200 meters from an elementary or secondary school,
ii. 1000 metres from a cannabis retail use.
c) PART 7, COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL,
C-2, is amended by the addition of the following new principal use 1)p) as
follows:
Cannabis Retail
d) PART 7, COMMERCIAL ZONES, SECTION 703, TOWN CENTRE COMMERCIAL,
C-3, is amended by the addition of the following new principal use 1)t) as
follows:
Cannabis Retail
e) PART 7, COMMERCIAL ZONES, SECTION 708, SERVICE COMMERCIAL, CS-1,
is amended by the addition of the following new principal use 1)v) as
follows:
Cannabis Retail
3. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 18th day of September, 2018.
READ a second time the 18th day of September, 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
TO: Her Worship Mayor Nicole Read MEETING DATE: September 4, 2018
and Members of Council FILE NO: 2018-320-RZ
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Cannabis Retail Amendment Options
EXECUTIVE SUMMARY:
Cannabis will become a legal controlled substance on October 17, 2018, when applicable Federal
laws come into full effect. Similar to most Lower Mainland municipalities, Maple Ridge has taken
a measured approach to date. On March 27, 2018, Council adopted bylaw No. 7428-2018 to
prohibit the retail sale of cannabis in all zones in Maple Ridge (under application # 2018-022-RZ).
This measure was considered to be prudent and an interim step prior to eventual legalization of
recreational cannabis. It effectively prevented illegal dispensaries from becoming legally non-
conforming upon legalization. The intention was to later consider bylaw amendments once the
use was legal, and Federal and Provincial regulations were in place.
The Provincial role with legalization will be as a central distributor and licence administrator.
Fortunately, municipalities have some control over where retail outlets may set up. In addition,
the Agricultural Land Commission has recently released regulations requiring that all new
construction in the ALR for cannabis production be soil based. It is understood that this measure
has been taken to avoid excessive permanent landscape alterations for cannabis production in
the Agricultural Land Reserve. The provincial control over supply and distribution will assist in
maintaining a balance between the supply and demand of cannabis.
This report recommends zoning bylaw amendments directing the sale of cannabis within the
community. A draft bylaw has been prepared based on recommendations in this report. It is
recommended that this bylaw e forwarded to the September 18, 2018 Council Meeting for first
and second reading. A second report will be before Council with information and appropriate
bylaw recommendations in response to the revised regulations of the Agricultural Land
Commission as it relates to cannabis production.
RECOMMENDATION:
1) That the proposed Maple Ridge Zone Amending Bylaw No. 7487-2018 attached to this report
be brought forard at the September 18, 2018 Council Meeting for First and Second Readings
and forwarded to Public Hearing; and
2) That staff be directed to bring forward bylaw amendments to the Business Licencing and
Regulation Bylaw to establish business licencing fees and conditions for cannabis retail use;
and further
3) That staff be directed to bring forward bylaw amendments to the Zoning Bylaw to regulate the
commercial production of cannabis on lands within the Agricultural Land Reserve.
- 2 -
BACKGROUND:
a) Federal, Provincial and Municipal Jurisdiction
Cannabis will become a legal controlled substance in October 2018. A summary of responsibilities
as they involve Federal, Provincial and Local governments is provided below.
i. Government of Canada
Under the new legislation, the Federal government is responsible for establishing and maintaining a
comprehensive and consistent national framework for regulating production, setting standards for
health and safety, and establishing criminal prohibitions.
ii. Province of British Columbia: Application Process for Cannabis Retail
Through the Liquor and Cannabis Regulation Branch (LCRB), the province will be issuing licences for
non-medical cannabis retail stores. Licence applications for retail stores are first submitted to the
LCRB, who will then notify the local government of the area where the proposed store will be located.
From the outset, the proposed retail store must be a stand alone business. The issuance of any
Provincial licence will require the input and a positive recommendation from the affected local
government.
If the local government chooses to make comments and recommendations on a licensee’s
application to the LCRB, it must gather the views of residents. (The City of Maple Ridge has an
established practice in place for the issuance of liquor licence retail stores). If the local government
makes a positive recommendation, the LCRB has discretion whether or not to issue the licence, but
must consider the local government’s recommendation. The local government has the ability to
charge an application fee for cost recovery for the purpose of assessing applications.
iii. Local Governments:
Within their geographical limits, British Columbia municipalities have regulatory powers in permitting
cannabis retail stores. These powers include: zoning bylaw restrictions regarding the location and
siting of cannabis retail stores, business licensing bylaws, that can limit the hours of operation, or
sign bylaws to specify signage requirements.
CANNABIS REGULATION OVERVIEW:
a) Municipal Scan
A table outlining the steps taken by other BC municipalities for cannabis retail is attached as
Appendix A. This information shows that many municipalities have prohibited cannabis retail
outright. The City and the Township of Langley indicates that their prohibition may continue after
legalization occurs. Some municipalities are now in the process of drafting bylaw amendments in
support of this use. A summary of these other BC municipalities follows:
i. Site Specific Rezoning Required
This requirement is being established in Port Moody, Port Coquitlam, Richmond, and West
Vancouver.
ii. Permit Government Retail Stores Only
The City of Burnaby and the District of Mission have specified that only government retail outlets
would be supported. Other municipalities have been less specific, indicating that a combination of
government and private retail outlets would be supported. (The LCRB has indicated that employees
of government stores will receive wages above “Living Wage” salaries, and therefore will be bringing
quality employment into the communities with government stores.)
- 3 -
iii. Place Caps on Number of Outlets
The City of Burnaby is initially limiting one retail outlet per town centre area, which would amount to
about 4 retail outlets in total in the city. New Westminster has established a cap of 5 outlets. The
City of White Rock places a cap on one retail use in their town centre, to be permitted as a temporary
use only.
iv. Separation Requirements
Separation requirements have been specified from schools, parks, and other retail outlets in
Vancouver, District of North Vancouver, Whiterock, Port Coquitlam, New Westminster, and Kamloops.
For schools, community centres, and youth facilities, these requirements range from 100 metres to
300 meters across this municipal scan. The required separation between cannabis retail outlets
ranged from 150 metres (Kamloops) to 1000 metres (Port Coquitlam).
v. Business Licence Bylaws
Revised fee schedules for business licencing and cannabis retail is being proposed in the City of
Richmond, Vancouver, and New Westminster. New Westminster has an annual licence fee of
$2698.00, with an initial licence assessment fee of $5,400.00. Richmond has a $4,000.00 base
fee with increments based on retail area. Vancouver has an business licence fee of $30,000.00 per
year. (It should be noted that the business licence fee must be an accurate reflection of the cost of
service for the municipality.)
b) Cannabis Production
In a bulletin issued on August 15, 2018, the Agricultural Land Commission has directed that all new
structures built for the purpose of commercial cannabis production be soil based. This measure will
effectively prevent permanent and potentially excessive landscape alterations such as concrete
bunkers for cannabis cultivation. These new regulations along with proposed bylaw amendments
will be discussed further in a follow-up report.
BYLAW AMENDMENT OPTIONS FOR MAPLE RIDGE:
This report assesses three options, as follows:
Option 1. Continued prohibition.
This approach is being pursued in both the City and the Township of Langley.
Advantages: allows Council to take a principled stand, and to avoid problems that could
arise from this new use.
Disadvantages: Loss of retail dollars as consumers seek other municipality to meet this
demand.
Option 2. Limiting the number of retail outlets.
This approach is being pursued in Burnaby, New Westminster, and White Rock.
Advantages: allows some capture of retail dollars that would otherwise be spent outside of
Maple Ridge, and to increase the number of retail outlets should demand warrant the
increase.
Disadvantages: may compromise values of Council, and might not initially capture all the
local retail market.
- 4 -
Option 3. Minimal restrictions on cannabis retail outlets.
This approach appears to have been taken in the City of Vancouver, although certain
conditions of use and siting restrictions have been established.
Advantages: will satisfy specific business interests, capture greatest market share.
Disadvantages: Risk of over-investment, leading to proliferation of retail outlets, possible
store closures, and displacement of other neighbourhood serving businesses.
This report recommends Option 2. Given the degree of control held in provincial requirements, there
seems little need for site specific Zoning Bylaw amendments, given the extent of local control, as
municipalities will need to review, gather community input, and positively recommend each retail
outlet to the Provincial Government before approval can occur. The centralization of control for
production and distribution of cannabis at federal and provincial levels will help to mitigate the
potential for excessive retail floor space being allocated to this use.
For this reason, likely the most appropriate approach for addressing this use in Maple Ridge will
follow a similar position to liquor stores. The recommendation is that Cannabis Retail be located in
commercial zones that serve the broader community and also allow licensed retail stores. These
zones are typically located in larger commercial areas with a range of commercial opportunities. The
recommended zones are CS-1, C-2, and C-3 Commercial zones.
Separation requirements are recommended, as follows: 200 metres of separation from schools, and
1000 metres of separation between cannabis retail outlets.
A scan of available commercial areas indicates that with these separation requirements the number
of outlets that could be located in Maple Ridge would be consistent with the caps placed in Burnaby
(4) and New Westminster (5).
To consider an application in other commercial zones, a text amendment permitting cannabis retail
could be made to the smaller scale commercial zones that also allow Licensee Retail Stores. These
zones could include C-5 Village Centre Commercial, CRM Commercial/Residential, H-1 Heritage
Commercial, and H-2 Hammond Village Commercial.
a) Proposed Zoning Bylaw Amendments
Recommended Zoning Bylaw amendments include the following:
Definitions: Introduction of the term “Cannabis” and “Cannabis Retail Store” in the zoning
bylaw
General Regulations: Separation requirements for Cannabis Retail Stores will be outlined in
the General Regulations.
Specific Zones: CS-1, C-2, and C-3 Zones will be amended to allow this use.
The proposed bylaw amendment is attached as Appendix B.
INTERGOVERNMENTAL ISSUES:
The introduction of this new use will involve coordination with the province through the Liquor and
Cannabis Regulations Branch.
CITIZEN/CUSTOMER IMPLICATIONS:
All zoning bylaw amendments must first proceed through a Public Hearing. As identified in the
provincial process, community input will be required prior to locating any retail outlet within the
community.
- 5 -
INTERDEPARTMENTAL IMPLICATIONS:
It is recommended that a review of Business Licence fees as it applies to this new use be
undertaken for Councils consideration.
ALTERNATIVES:
This report identifies three options for Council’s consideration, ranging from continuing the existing
prohibition, allowing a restricted number of outlets in specified zones, to opening up the option
further with more outlets and fewer restrictions. The recommended approach is Option 2, to allow
this retail use but effectively restrict the number of outlets through separation requirements.
However, Council may wish to direct that a different approach be taken.
CONCLUSION:
The eventual legalization of cannabis, and its introduction into retail outlets is prompting Canadian
municipalities to amend their bylaws in response to this new use. Initially, prohibition was advised,
but now bylaw amendments are being proposed in support of this new use. It is recognized that the
extent of market uptake is not clear at this point. For this reason, the recommended approach is to
proceed cautiously, with bylaw amendments and separation requirements that will limit the number
of outlets that can be located within Maple Ridge. Council may direct that further work be carried
out to assess the optimum number of cannabis retail outlets in the municipality. As a result of this
work, further bylaw amendments could be warranted.
“Original Signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“Original Signed by Frank Quinn” for
_______________________________________________
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 - Municipal Scan for Cannabis Retail
Appendix B - Zone Amending Bylaw No. 7487-2018
Municipality Current Stage Retail Sales Regulatory Measures Minimum Siting Distances/ Requirements Other Regulations/ Bylaw Amendments City of Abbotsford In Progress - Public Consultation (online survey), develop regulatory framework for fall 2018 •Interim Zoning Bylaw Amendments to prohibit allnon-medical cannabis usesN/A N/A City of Burnaby In Progress - Report to Council July 28, 2018 Public Hearing Scheduled for August 28, 2018 •Will allow government cannabis retail stores only(private stores subject to further review in thefuture)•Initial role out of stores in the four town centresonly, limit of one store per town centre.Permitted in Commercial Zone (C2, C3)•Will prepare development guidelines similar toliquor store Rezoning applicationsN/A N/A City of Coquitlam Waiting - Develop final "Cannabis Legalization Framework" & Community and stakeholder feedback once additional information on the provincial legislation for non-medical cannabis is available. •Interim Zoning Bylaw Amendments to prohibit allnon-medical cannabis usesN/A N/A City of Delta Waiting - Additional Zoning By-law amendments will be forthcoming once and an internal group of staff are currently reviewing the information •Cannabis dispensary, cannabis production andcannabis research and development prohibited inall zonesN/A •Council gave three readings to a new DeltaSmoking Regulation Bylaw and associatedamendments to the Bylaw NoticeEnforcement Bylaw and the MunicipalTicketing Information Bylaw
City of Kamloops In Progress - Zoning Bylaw amended to allow for retail and procedure for Council Resolution and Business License process •Currently Public Retail permitted only (The Citywill not accept applications for private non-medical cannabis retail stores until the federaland provincial regulations have been fullyimplemented)•Retails sale of cannabis will be managed similarlyto retail sale of liquor and within the same zones•150 metres bufferfrom P-3 zones(Schools) and othercannabis retail stores•Procedure to obtain Council Resolution andBusiness License Process are forthcomingCity of Langley Waiting - no current indication that they will be moving forward with a regulatory framework •Retail sales of cannabis currently prohibited(Zoning Bylaw)N/A N/A City of New Westminster In Progress - Public Hearing scheduled for early Fall 2018 •Number of initial application be limited to 5 (1per core commercial areas)•Both private and public retail stores permitted•Site specific Rezoning Application in areas zonedor designated for commercial retail uses•Cannabis Retail Rezoning Policy - outlinesguidelines for evaluation of rezoning applications•200 metres betweencannabis retail uses•150 metres fromSchools, CommunityFacilities, PublicPlaygrounds(measured from the centre point of the main entrance of the proposed retail cannabis location to nearest property line of a school or playground and centre point of the public entrance for schools and community centres) •Business License Bylaw amended to include thefollowing requirements for retail cannabislocations which have been delegated tomunicipal authority•Smoking Control Bylaw consistent with currenttobacco smoking regulations•Staff recommends that a non-fundableapplication fee to operate a cannabis retailstore be set at $5400.00 and that an annuallicensing fee to operate a cannabis retail storebe set at $2698.67City of North Vancouver In Progress - Public Consultation - Survey currently in progress until August 10, 2018 Draft policy in progress to guide Rezoning & Business licensing applications •Currently cannabis retail is prohibited•No applications requesting cannabis retail salesand production be processed until policies and/orBylaws are adopted to regulate such activitiesN/A N/A
City of Pitt Meadows Waiting - Currently on the Strategic Priorities for Q3 2018 (July 1 - Sep 30) • Distribution of cannabis is currently prohibited N/A N/A City of Port Coquitlam In Progress – Public Hearing will be held in November after public consultation • Marihuana dispensaries are currently prohibited • Site specific Rezoning application similar to how liquor establishments are regulated • Propose that a Council Policy be developed to detail criteria for evaluation of the application • 1 km separation between other cannabis retail • 200-metre distance requirement from schools, playgrounds, community centers and sports fields • Not located within the downtown core • Amendment of the Development Procedures Bylaw to set out the process for consideration of Branch referrals, including application requirements • Amendment of the Fees and Charges bylaw to set fees for applications • Amendment of enforcement bylaws to set penalties for infractions • Amendment of the Business License bylaw to permit issuance of a business license for a cannabis retail sales use. City of Port Moody In Progress - On June 12, Council passed a motion to prepare an amendment to the Zoning Bylaw • Currently retail cannabis sales are prohibited. • Site specific Rezoning application required for cannabis retail (private or public) considered case-by-case N/A • Smoking Regulation Bylaw amended to prohibit smoking of cannabis indoors (eg. hooka lounge) • Fees Bylaw should be amended to include cannabis similarly to the Licenses Liquor Primary City of Richmond In Progress - Retail sales of cannabis products would only be permitted through a site specific rezoning application. • Zoning Bylaw Amendments to prohibit all non-medical cannabis uses • Site specific Rezoning application required for cannabis retail (private or public) N/A • Fee Bylaw amended for cannabis-related activities: $4,000 base fee plus an incremental fee ($28.25 per 100 m2 for the first 1,000 m2 of floor area; $17.50 per 100m2 of floor area for all building area in excess of 1,000 m2) City of Surrey Waiting - Additional Zoning By-law amendments will be forthcoming once recreational cannabis becomes legal later in 2018 • Interim Zoning Bylaw Amendments to prohibit non-medical (recreational) cannabis production and distribution N/A N/A
City of Vancouver Completed - New regulations to operate were passed by City Council on June 24, 2015 •A new conditional land use (Zoning andDevelopment By-law) and business category(License By-law) will be created•Development Permit (time limited and renewableannually), Building Permit and Business Licenserequired•300 metres fromschool, communitycentre or youth facility•300 metres fromanother cannabisretailer•Not permitted on theDTES, GranvilleEntertainment District,or minor street•Business License which will require:a. standard application information (i.e. names,contact information) b. annual Police Information Check for theapplicant and all employees c. a fee of $30,000 per year (based on costrecovery for regulation) d. a Good Neighbour AgreementCity of White Rock Waiting - Development of a application package and procedures for retail store to be brought forward after legalization occurs •Single cannabis store permitted in the TownCentre area under a Temporary Use Permit (pilotstore)•A new Type of TUP is proposed with specificregulations in accordance with general conditionsconsistent with the parameters proposed•Limited within TownCentre land use200 metres away fromschool site•1000 metres awayfrom any othercannabis store•100 metres away froma child care facility•30 metres away fromparkland in the TownCentre•Smoking Protection Bylaw was updated toreflect the use of cannabis and define where itcannot be smokedTownship of Langley Waiting - no current indication that they will be moving forward with a regulatory framework •Retail sales of cannabis currently prohibited(Zoning Bylaw)N/A N/A District of Mission In Progress - Once Provincial regulations are made public and municipal authority is clear Mission will bring forward bylaw amendments for consideration •Currently the sale of cannabis, medical cannabisand cannabis products, and includes the sale ofdrug paraphernalia such as bongs, hookah pipes,glass pipes, and other smoking aids areprohibited within all zones•Will only consider Government operated stores inidentified established shopping malls (number ofstores will not be regulated).A new zone will be created in addition tocommercial uses - rezoning of a specificcommercial retail unit will be requiredN/A •Amend the Smoking Regulation Bylaw to treatvaping and smoking of cannabis in the sameway as smoking tobacco in the future
District of North Vancouver In Progress - Public Consultation - Survey currently in progress until September •Staff recommend amending our existing ZoningBylaw to allow non-medical cannabis retail storesin zones that allow liquor stores•The District would accept applications from anysite with the appropriate zoning, permissionwould not be guaranteed, but subject to publicinput•200 or 300 metresbuffer from schools•Recommended that the Business License Bylawamended to include retail cannabis stores as anew business class•Recommend amending the Fees and ChargesBylaw by adding "Non-medical CannabisRetail Store" to the list of business types•Recommend amending the Bylaw NoticeEnforcement Bylaw by adding fines for anycontraventions regarding cannabis•Recommend amending the Smoking RegulationBylaw to add cannabis and vaping under the'Smoking' definitionDistrict of West Vancouver In Progress - working on a regulatory framework that will not be presented until after legalization •Interim Zoning Bylaw Amendments to prohibit allnon-medical cannabis uses•Site specific Rezoning application will beconsidered on a case-by-case basis and allow theDistrict to determine specific conditionsN/A •Future amendments for Smoking RegulationBylaw, Bylaw Notice Enforcement Bylaw &Municipal Ticket Information Bylawforthcoming
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. BYLAW NO. BYLAW NO. BYLAW NO. 7487748774877487----2018201820182018
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
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WHEREASWHEREASWHEREASWHEREAS, it is deemed expedient to amend the Maple Ridge Zoning Bylaw No. 3510-1985 as
amended:
NOW THEREFORENOW THEREFORENOW THEREFORENOW 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. 7487-2018”.
2. Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
a) PART 2, INTERPRETATION, is amended by the addition of the following
definition in correct alphabetical order:
“Cannabis” means dried flowers, leaves, stems and seeds of the cannabis
Cannabis sativa plant, cultivated for the purpose of inhaling or ingesting.
“Cannabis Retail” means a retail use devoted to sales of non-medical
cannabis products in accordance with Federal and Provincial Regulations.
b) PART 4, GENERAL REGULATIONS, Section 401, USES OF LAND, BUILDINGS
AND STRUCTURES is amended by deleting prohibited use (3)(h) in its
entirety and replacing it with the following:
The retail sale of cannabis products if located within the following distance,
measured in a straight line from the property lines, to one of the following
uses:
i. 200 meters from an elementary or secondary school,
ii. 1000 metres from a cannabis retail use.
c) PART 7, COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL,
C-2, is amended by the addition of the following new principal use 1)p) as
follows:
Cannabis Retail
d) PART 7, COMMERCIAL ZONES, SECTION 703, TOWN CENTRE COMMERCIAL,
C-3, is amended by the addition of the following new principal use 1)t) as
follows:
Cannabis Retail
e) PART 7, COMMERCIAL ZONES, SECTION 708, SERVICE COMMERCIAL, CS-1,
is amended by the addition of the following new principal use 1)v) as
follows:
Cannabis Retail
3. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
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