HomeMy WebLinkAbout2018-12-04 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge
Note: If required, the meeting will recess at 2:50 p.m. and reconvene at 4:10 p.m.
Chair: Acting Mayor
1. CALL TO ORDER
2. ADOPTION AND RECEIPT OF MINUTES
3. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
4. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2016-411-RZ, 21188 Wicklund Avenue, RS-1 to R-4
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7505-2018 to rezone from RS-1 (One Family Urban
Residential) to R-4 (Single Detached [Infill] Urban Residential) to permit
subdivision into two single family homes be given first reading and that the
applicant provide further information as described in Schedule B of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
COMMITTEE OF THE WHOLE
AGENDA
December 4, 2018
1:30 p.m.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council. The meeting is live
streamed and recorded by the City of Maple Ridge.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
December 4, 2018
Page 2 of 5
1102 2017-432-RZ, 20234 Lorne Avenue, RS-1 to RT-2
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7398-2017 to rezone from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) to allow for future development
of approximately five townhouse units be rescinded and that Maple Ridge
Zone Amending Bylaw 7518-2018 to rezone from RS-1 (One Family Urban
Residential) to RT-2 (Ground-Oriented Residential Infill) to allow for a fourplex
development be given first reading and that the applicant provide further
information as described on Schedules C, D and E of the Development
Procedures Bylaw No. 5879-1999.
1103 2018-381-RZ, 20873 123 Avenue, A-2 to R-1
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7508-2018 to rezone from A-2 (Upland Agricultural) to
R-1 (Residential District) to permit a two lot subdivision be given first reading
and that the applicant provide further information as described on Schedules
B and E of the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
1104 2018-430-RZ, 23717 and 23689 Fern Crescent, RS-2 to RM-1
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7520-2018 to rezone from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) to permit future development of
approximately 33 townhouse units be given first reading and that the
applicant provide further information as described on Schedules A, C, D, E, F
and G of the Development Procedures Bylaw No. 5879-1999, along with the
information required for an Intensive Residential Development Permit and a
Subdivision application.
1105 2018-444-RZ, 21759 River Road, RS-1 to RS-1b
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7516-2018 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit future subdivision into two lots be given first reading and that the
applicant provide further information as described on Schedules B and E of
the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
Committee of the Whole Agenda
December 4, 2018
Page 3 of 5
1106 2018-458-RZ, 11310 Kingston Street, RS-3 to M-3
Staff report dated December 4, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7522-2018 to rezone from RS-3 (One Family Rural
Residential) to M-3 (Business Park) to permit the creation of a campus style
business park with 7 buildings, habitat restoration and trail development be
given first reading and that the applicant provide further information as
described on Schedules C, D, E and F of the Development Procedures Bylaw
No. 5879-1999.
1107 Latecomer Agreement LC 162/18, 24086 and 24108 104 Avenue
Staff report dated December 4, 2018 recommending that the cost to provide
excess or extended services excessive to the municipality be paid by the
owners of 24086 and 24108 104 Avenue, that Latecomer Charges be
imposed and that the Corporate Officer be authorized to sign and seal
Latecomer Agreement LC 162/18.
1108 Latecomer Agreement LC 163/18, 13660, 13702 and 13738 232 Street
Staff report dated December 4, 2018 recommending that the cost to provide
excess or extended services excessive to the municipality be paid by the
owners of 13660, 13702 and 13738 232 Street, that Latecomer Charges be
imposed and that the Corporate Officer be authorized to sign and seal
Latecomer Agreement LC 163/18.
1109 Award of Contract ITT-EN18-78: North Lane Sanitary Sewer Replacement by
Pipe Bursting
Staff report dated December 4, 2018 recommending that Contract ITT-EN18-
78: North Lane Sanitary Sewer Replacement by Pipe Bursting be awarded to
PW Trenchless Construction Inc., that a contingency be approved to address
potential variations in field conditions and that the Corporate Officer be
authorized to execute the contract.
Committee of the Whole Agenda
December 4, 2018
Page 4 of 5
5. CORPORATE SERVICES
1131
6. PARKS, RECREATION & CULTURE
1151
7. ADMINISTRATION (including Fire and Police)
1171
8. OTHER COMMITTEE ISSUES
1191
10. ADJOURNMENT
Committee of the Whole Agenda
December 4, 2018
Page 5 of 5
9. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to speak with
Council on items that are of concern to them, with the exception of Public Hearing
bylaws that have not yet reached conclusion.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
- 1 -
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2016-411-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First Reading
Zone Amending Bylaw No. 7505-2018
21188 Wicklund Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21188 Wicklund Avenue,
from RS-1 (One Family Urban Residential) to R-4 (Single Detached (Infill) Urban Residential), a newly
drafted zone, to permit subdivision into two single family residential lots.
The subject application, which previously proposed a rezoning to R-1 (Residential District) to create
two lots, has been deferred twice by Council as it did not comply with Official Community Plan (OCP)
infill policies. A review of OCP Policy 3-19, directed by Council in April 2017, concluded that infill
housing options could be expanded through the creation of a new residential infill zone that permits
a smaller minimum lot area and width than the existing RS-1b (One Family Urban (Medium Density)
Residential) zone; but is larger than the current R-1 (Residential District) zone; and has a building
height and setbacks that reflect those currently found in established neighbourhoods. As a result of
the infill policy review conducted by staff earlier this year, staff introduced the new R-4 (Single
Detached (Infill) Urban Residential) zone to Council at the November 20 Workshop, and its amending
bylaws received first and second reading at the November 27, 2018 Council meeting.
If approved, 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. To proceed further
with this application additional information is required as outlined below. Zone Amending Bylaw No.
7505-2018 will allow the subject property to be rezoned to the newly created R-4 (Single Detached
(Infill) Urban Residential) zone.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7505-2018 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Rajinder Chhina
Legal Description: Lot 119 District Lot 242 Group 1 New Westminster District Plan
47383
- 2 -
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-4 (Single Detached (Infill) Urban Residential)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential) and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Residential
Zone: RG (Group Housing Zone)
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 969 m² (0.24 acres)
Access: Wicklund Avenue
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property is 969 m² (0.24 acres) in size and is bound by single family residential lots to
the north, west and east, and townhomes to the south. The subject property is flat with a row of
hedges to the rear of the property and a few trees located in the front and rear yards. There is an
existing house on the property that will require removal, as a condition of final reading.
c)Project Description and History:
The applicant proposes to rezone the subject property, from RS-1 (One Family Urban Residential) to
R-4 (Single Detached (Infill) Urban Residential), a newly drafted zone, to permit future subdivision
into two single family residential lots not less than 450 m².
Prior to the original development proposal being submitted, staff had a pre-application meeting with
the applicant advising that rezoning to the R-1 (Residential District) zone to create two lots would not
be supportable, based on the infill policies within the OCP. Alternative development options were
discussed, such as duplex or triplex housing, noting these options would achieve similar levels of
compliance with the OCP’s infill policies. The applicant opted to retain the R-1 (Residential District)
zone approach and requested that the subject property proceed to first reading on January 24,
2017, however, staff recommended that the application not be given first reading. Council deferred
the application and suggested that staff work with the applicant to further discuss alternative
development options. Staff met with the applicant and reiterated that duplex and triplex housing
forms were viable development options; however, the applicant decided to keep the original rezoning
- 3 -
request from RS-1 (One Family Urban Residential) to R-1 (Residential District). The application went
to Council for a second time on April 11, 2017, seeking first reading, but was further deferred with a
recommendation from Council that staff explore implications of allowing subdivision of lots with
areas and widths less than the predominant surrounding zone, as outlined in Policy 3 -19 in the OCP.
A staff report was then presented at Council Workshop on July 17, 2018 titled ‘Neighbourhood
Residential Infill Policy Change’. The outcome of that report, as directed by Council, was that staff
prepare amendments to the OCP and Zoning Bylaw to create a new single family infill zone with a
minimum lot area of 450m² and a minimum lot width of 12m. These Bylaws received first and
second readings at the November 27, 2018 Council Meeting. Under this newly created R-4 (Single
Detached (Infill) Urban Residential) zone, the subject application would satisfy the minimum zoning
requirements, and is supported by staff.
At this time the current application has been assessed to determine its compliance with the OCP and
provide a land use assessment only. Detailed review and comments will need to be made if Council
supports the proposal and once full application packages have been received. A more detailed
analysis and a further report will be required prior to second reading, should Council support this
development. Such assessment may impact proposed lot boundaries and yields, OCP designations
and Bylaw particulars, and may require application for further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential in the Official Community Plan (OCP). The
Neighbourhood Residential designation allows for single detached dwellings and other housing
forms, subject to the Neighbourhood Residential Infill Policies. Specifically, Policy 3-19 provides for
subdivision in established neighbourhoods providing that the lot area and width is not less than 80%
of the lot area and width prescribed under the predominate zone in the neighbourhood.
The application to rezone the property to the new R4 (Single Detached (Infill) Urban Residential)
zone, is compliant with the OCP infill policies and is, therefore, supportable.
Zoning Bylaw:
The current application proposes to rezone the property located at 21188 Wicklund Avenue from RS-
1 (One Family Urban Residential), to the newly proposed R-4 (Single Detached (Infill) Urban
Residential) zone (see Appendix C), to permit subdivision into two lots.
The new R-4 (Single Detached (Infill) Urban Residential) zone will be equivalent to 80% of the RS-1b
(One Family (Medium Density) Residential) zone, with a minimum lot area of 450m² and a minimum
lot width of 12 m, consistent with the existing transition between the RS-1 (One Family Urban
Residential) and RS-1b (One Family (Medium Density) Residential) zones. As well, the new zone
would also address some of the typical concerns raised by neighbours in proximity to an infill
development. As new construction can often maximize the allowable height permitted under the
zoning requirements, the new infill zone would have a lower height maximum of 9.5 m compared to
the typical 11 m to ensure better compatibility with existing (and often smaller) developments. A
maximum height of 9.5 m would still permit a two storey home to be constructed. Additionally, front
yard and side yard setbacks would also be enlarged to reflect RS-1 (One Family Urban Residential)
zone requirements, so that the siting of the homes is more consistent with existing homes.
- 4 -
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2, and the
minimum lot size for the newly proposed R-4 (Single Detached (Infill) Urban Residential) zone is
450m2. The subject property does satisfy the minimum zoning requirements of the newly proposed
R-4 zone.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application as there are fewer than five
dwelling units being proposed.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a. Engineering Department;
b. Fire Department;
c. Building Department;
d. Parks Department;
e. School District;
f. Ministry of Transportation and Infrastructure; and
g. Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
The Engineering Department has advised that as development of this infill option begins, monitoring
of the existing servicing capacity should occur to understand system impacts, and determine the
need for servicing studies. A detailed review of the servicing requirements for the subject property is
anticipated to occur between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:
The subject application has previously been deferred at two separate Council Meetings, as it did not
align with Neighbourhood Infill policies within the OCP. Based on earlier direction to staff to review
the City’s OCP infill policies, Council has since directed staff to p repare amendments to the OCP,
Zoning Bylaw, and Subdivision and Development Servicing Bylaw to create a new single family infill
zone with a minimum lot area of 450 m² and a minimum lot width of 12m. As these amending
bylaws were granted first and second reading at the November 27, 2018 Council meeting, it is,
therefore, recommended that Council grant first reading to Zone Amending Bylaw No. 7505-2018,
subject to additional information being provided and assessed prior to second reading. Any
subdivision layout provided is strictly preliminary and must be approved by the City of Maple Ridge’s
Approving Officer.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM Public Works & Development Services
“Original signed by Frank Quinn” for
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7505-2018
DATE: Aug 27, 2018
FILE: 2016-411-RZ
21188 WICKLUND AVENUE
PLANNING DEPARTMENT
SUBJECT PROPERTY 2017-066-RZ
´
Scale: 1:2,000 BY: LP
Legend
Active Applications (RZ/SD/DP/VP)
APPENDIX A
DATE: Aug 27, 2018
FILE: 2016-411-RZ
21188 WICKLUND 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
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7505-2018
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. 7505-2018."
2.That parcel or tract of land and premises known and described as:
Lot 119 District Lot 242 Group 1 New Westminster District Plan 47383
and outlined in heavy black line on Map No. 1779 a copy of which is attached hereto
and forms part of this Bylaw, is/are hereby rezoned to R-4 (Single Detached (Infill) 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 day of , 20
READ a second time the day of , 20
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
APPENDIX C
FOREST PL.GLENWOOD AVE.212 ST.WICKLUND AVE.
122 AVE.LAITY ST.12069 212202117021097120472114521133211912111112115
2114221160121162111212156
120
2
0
12090
12056
12218
2110221111211582115321137211342113621210121122114612101-5321151
21132211062120721116211072108812098
1211121195
12089
12061 212402117021101211552117821149120502119821103
2119312086
12200
1207321175211882116621139 2124712105
120702116112208
210962117512128
211502108921200211542118921152211472112812070
211232111212217
1211621120
211012109712062
12186
1205012038
1210621211211752112021196/9812145 212822118812138211992111921190/922110212209
2110221241211782114412212
21201212302118512196
21231211462110412203
12081
12209
2116521167211242122112101
12161
12171
21190211612114921127116
12
Rem N 180' E
13
119 120
182
Rem N
1
/
2
4
11
117
377
137
213
153
300
4
6
145
50
146
7
3
Rem 2
152
159
2
350
291
351
10
of S 1/2
Rem 4
289
Rem 1
136
Rem 1
1
163
149
118
294
155 360164
286
4
125
126
358
142
160
3
5
302
295290285 299
2
162
14
6
B
293
154
150
124
3
121
298
1 357
296
161
339
A
173
of 2
172
2
4
181
1
148
2
158
122
5
D
147
1175
1
171 1102
301
C
2
156
288287
359
144
138
292
143
297
2
130
157
6
174
5
1
P 62355
P 46290P 47383
P 53420
P 47383 P 47383P 48094P 53420P 45892P 48995
P 58583
P 48094
P 77954
P 19872
P 48094
EP16285
P 47383
P 47383
BCP 16192P 14112P 15470
BCP 40327
P 67224
P 8790EPP 63666P 48094
(EP 47384)NWS 1462P 7499
P 47517P 48094P 47383
P 74504
NWS 336
P 3460 LMP 39238P 62150EPP 58502RW 18394
EP 53421
LMP 38783
LMP 39636LMP
5
7
6
9LMP 38963LMP 39238EP
5
3
4
2
1
RW 18394
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-4 (Single Detached (Infill) Urban Residential)
7505-20181779
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2017-432-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First Reading
Zone Amending Bylaw No. 7518-2018
20234 Lorne Avenue
EXECUTIVE SUMMARY:
On February 27, 2018, Zone Amending Bylaw No. 7398-2017 was given first reading to rezone the
subject property, located at 20234 Lorne Avenue, from RS-1 (One Family Urban Residential) to RM-1
(Townhouse Residential) to allow for the future development of approximately five townhouse units .
The applicant has since revised their proposal to rezone to the new RT -2 (Ground-Oriented
Residential Infill) zone to allow for a fourplex development. The proposed development includes
eight parking stalls, all of which are in a tandem configuration for each of the four units.
Official Community Plan Amending Bylaw No. 7349-2017, Zone Amending Bylaw No. 7312-2017 for
the RT-2 Zone, and Off Street Parking and Loading Amending Bylaw No. 7350-2017 were given third
reading on September 25, 2018. These bylaws, when adopted, will allow new ground-oriented infill
housing such as courtyard, fourplex and triplex forms in accordance with the action items of the
Housing Action Plan Implementation Framework that were prioritized by Council in September 2015.
The current application applies the draft provisions of the new proposed RT-2 (Ground-Oriented
Residential Infill) zone and Off Street Parking and Loading Bylaw for fourplexes.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
charge of approximately $16,400.00 ($4,100.00 per attached ground -oriented dwelling unit). To
proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
1. That first reading for Zone Amending Bylaw No. 7398-2017 granted on February 27, 2018 be
rescinded;
2. That Zone Amending Bylaw No. 7518-2018 be given first reading; and
3. That the applicant provide further information as described on Schedules C, D, and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a) Background Context:
Applicant: A. Paskovic, Aplin & Martin Consultants Ltd.
Legal Description: Lot “0”, District Lots 280 and 281, Group 1, New Westminster
District Plan 20003
- 2 -
OCP:
Existing: Low Density Multi-Family
Proposed: Low Density Multi-Family
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground-Oriented Residential Infill)
Surrounding Uses:
North: Use: Single Family Residential and Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
Existing Use of Property: Single Family Residential
Proposed Use of Property: Fourplex
Site Area: 0.11 ha (0.3 acres)
Access: Lorne Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property, located at 20234 Lorne Avenue, is located south of the intersection of Lorne
Avenue and Princess Street. There is a single family dwelling on the property which would be
removed to facilitate the proposed fourplex development. The subject property is relatively flat, with
some trees located along the property lines (see Appendices A and B).
c) Project Description:
The applicant originally made an application to rezone the subject property from RS-1 (One Family
Urban Residential) to RM-1 (Townhouse Residential) to allow for the future development of
approximately five townhouse units. First reading was granted on February 27, 2018; however
Council did express concerns with the density and character of the development. The applicant has
since revised their application to rezone to the new RT-2 (Ground-Oriented Residential Infill) zone for
a fourplex development.
The new RT-2 zone provides for the infill of ground-oriented residential buildings within established
residential neighbourhoods in a form that will be incremental and sensitive to the existing and
emerging context. This new zone allows for dwelling units to be in one building with shared party
walls to create triplexes or fourplexes. These forms should resemble a single family dwelling in order
to fit seamlessly into existing neighbourhoods. Dwelling units may also be arranged individually or
attached and clustered around a shared open space, in a courtyard residential housing form. The
new RT-2 (Ground-Oriented Residential Infill) zone was given third reading on September 25, 2018.
- 3 -
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is located within the Lower Hammond Precinct of the Hammond Area Plan and
is currently designated Low Density Multi-Family. The Low Density Multi-Family designation permits
townhouse, fourplex and courtyard development forms. The intent of this designation is to
encourage an increase in density and expand the residential form. Consideration of Hammond’s
existing neighbourhood character, including historic building elements and attractive garden spaces
is an important aspect of this designation. Two areas of focus for the Lower Hammond Precinct are:
to maintain the rural character; and to enhance connectivity within the precinct and identify
opportunities to link with other Hammond localities an beyond. The proposed zone is supported by
the land use designation in the Hammond Area Plan.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-2 (Ground-Oriented Residential Infill) (see Appendix C) to permit a fourplex (see
Appendix D). The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668
m² (7,190 ft²), and the minimum lot size for the proposed RT-2 (Ground-Oriented Residential Infill)
zone is 850 m² (9,150 ft²) for a fourplex development.
The design of the fourplex is yet to be determined but will be available prior to consideration of
second reading. The attached site plan is conceptual only and is subject to change to be more
consistent with the proposed Ground-Oriented Residential Infill Design Guidelines. It should also be
noted that the current Off Street Parking and Loading Bylaw No. 4350-1990 does not currently allow
tandem parking in the new RT-2 (Ground-Oriented Residential Infill) zone. The Design Guidelines
also require that parking for residents is to be provided in a concealed structure. Should Council
support the current application’s tandem parking arrangement, a text amendment to the current Off
Street Parking Bylaw will be brought forward in the near future. Otherwise, the applicant could be
requested to consider a different design configuration of the fourplex’s units to create more space
on site for double-wide spaces.
This application represents the first proposal to increase residential densities and thus must be done
in a sensitive manner in keeping with the Hammond Area Plan and its Development Permit
Guidelines. Careful review of the proposal and its form is required after first reading. Variations
from the requirements of the proposed zone will require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.13 of the OCP, a Hammond Development Permit Area application is required
for this project. The Low Density Multi-Family Designation allows a maximum building height of three
storeys and the following characteristics should be incorporated into the development:
- 4 -
a) A site size and configuration that enables building orientation towards streets and laneways
wherever possible;
b) Careful consideration of size, location, and orientation of on -site open space areas to ensure
new development allows ample sunlight and a variety of plant materials and trees that are
complementary to the existing mature landscaping that contributes to the neighbourhood
character;
c) Design that is sensitive to surrounding built form, particularly for buildings that are three (3)
storeys in height;
d) Parking for residents is provided in a concealed structure.
Advisory Design Panel:
A Hammond Development Permit is required and must be reviewed by the Advisory Design Panel
prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application as it is the first fourplex
development in this area. Prior to second reading the applicant is required to host a Development
Information Meeting in accordance with Council Policy 6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department; and
e) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. A Hammond Area Development Permit Application (Schedule D); and
3. A Development Variance Permit (Schedule E).
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:
The development proposal is in compliance with the Hammond Area Plan of the OCP from a land use
perspective, therefore, it is recommended that Council grant first reading subject to additional
information being provided and assessed prior to second reading. Further revie w is required from a
form and character perspective to ensure the project conforms to the Development Permit
Guidelines for the area, and that variances are minimized.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7518-2018
Appendix D – Proposed Site Plan
DATE: Sep 28, 2017
FILE: 2017-432-RZ
20234 LORNE AVENUE
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
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´
Scale: 1:2,000 BY: PC
APPENDIX A
DATE: Sep 28, 2017
FILE: 2017-432-RZ
20234 LORNE AVENUE
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
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Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: PC
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7518-2018
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. 7518-2018."
2.That parcel or tract of land and premises known and described as:
Lot “0” District Lots 280 and 281 Group 1 New Westminster District Plan 20003
and outlined in heavy black line on Map No. 1784 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
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
APPENDIX C
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SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-2 (Ground-Oriented Residential Infill)
7518-20181784
LORNE AVE5'-11" [1.8m]88'-0" [26.8m]5'-11" [1.8m]24'-7 1/2" [7.5m]55'-5" [16.9m]39'-10 3/4" [12.2m]99'-10" [30.4m]119'-11 1/4" [36.6m]26'-7 1/2" [8.1m]55'-5" [16.9m]37'-10 3/4" [11.6m]SITE PLAN1/8" = 1'-0"A1.1PROPERTY INFORMATIONADDRESS: 20234 LORNE AVE, MAPLE RIDGE, BCLEGAL DESCRIPTION: LT 0 NWD, PL NWP20003PID: 008-446-199ZONING INFORMATIONEXISTING ZONING: RS-1 ONE FAMILY URBAN RESIDENTIALPROPOSED ZONING: RT-2 TOWNHOUSE RESIDENTIAL DISTRICTOCP: LDMF - LOW DENSITY MULTI-FAMILYSETBACKS:REQUIRED: PROPOSED:FRONT YARD (NORTH):7.5m (24'-6") 7.5m (24'-6")REAR YARD (SOUTH):7.5M (24'-6") 11.6m (37'-10")SIDE YARD (EAST):1.5m (4'-11") 1.8m (5'-11")SIDE YARD (WEST):1.5m (4'-11") 1.8m (5'-11")CALCULATIONS & STATISTICS:GROSS SITE AREA: 1,114.8 sq.m. / 12,000 sq.ft. (0.275 ac / 0.11 ha)NET SITE AREA: 1,114.8 sq.m. / 12,000 sq.ft. (0.275 ac / 0.11 ha)TOTAL BUILDING AREA: 420.0 sq.m. / 4,521 sq.ft.TOTAL FLOOR AREA: 806.4 sq.m. / 8,680 sq.ft.ALLOWABLE SITE COVERAGE: 45%PROPOSED SITE COVERAGE: 37.7%ALLOWABLE FAR: 0.75PROPOSED FAR: 0.72.3UNITS:TOTAL # OF UNITS: 4 (SIDE-BY-SIDE)EFFICIENCY: 18.2 u.p.a. / 45.5 u.p.ha.OUTDOOR AMENITY:REQUIRED AREA: 4 UNITS X 45 sq.m. = 180 sq.m.PROPOSED AREA:VISITOR PARKING:REQUIRED SPACES:SPACES PROVIDED:ZONING INFORMATION1A1.1SITE PLANSCALE: 1/8" = 1'-0"TRUENORTHPROJECTNORTHDRAWING NO.PROJECT NO.SHEET TITLE:SCALEDRAWINGS AND SPECIFICATIONS, AS INSTRUMENTS OF SERVICE,ARE THE PROPERTY OF APLIN & MARTIN CONSULTANTS LTD, THECOPYRIGHT IN THE SAME BEING RESERVED TO THEM. NOREPRODUCTION IS ALLOWED WITHOUT THE PERMISSION OF APLIN& MARTIN CONSULTANTS LTD AND WHEN MADE MUST BEAR ITSNAME. ALL PRINTS TO BE RETURNED.THIS DRAWING MUST NOT BE SCALED. THE CONTRACTOR IS TOVERIFY ALL DRAWING DIMENSIONS AND DATA NOTED HEREIN WITHCONDITIONS ON THE SITE AND IS HELD RESPONSIBLE FORREPORTING DISCREPANCIES TO APLIN & MARTIN CONSULTANTSLTD. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTIONPURPOSES UNTIL SIGNED BY THE CONSULTANT.PROJECT:DATE DESCRIPTIONRV17-541REVISION20234 LORNE AVENUEMAPLE RIDGE, BCTOWNHOUSEDEVELOPMENTREVDRAplin & Martin Consultants Ltd.201 - 12448 82 Avenue, Surrey, B.C. V3W 3E9Tel: (604) 597-9058, Fax: (604) 597-9061Email: general@aplinmartin.comAPPENDIX D
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2018-381-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First Reading
Zone Amending Bylaw No. 7508-2018
20873 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 20873 123 Avenue, from
A-2 (Upland Agricultural) to R-1 (Residential District) for a two-lot subdivision. To proceed further with
this application additional information is required as outlined below. Pursuant to Council policy, this
application is subject to the Community Amenity Contribution Program, and will be requested to pay
$5,100.00 per single family lot created. Although the current proposed subdivision is for two lots,
the rezoning would allow for the creation of potentially three lots in the future, therefore the
Community Amenity Contribution Program applies, for an estimated amount of $15,300.00.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7508-2018 be given first reading; and
2. That the applicant provide further information as described on Schedules B and E of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: T. Erickson
Legal Description: Parcel “A” (Reference Plan 17273), Except Part in Plan
LMP7016, Lot 3, District Lot 243, Group 1, New Westminster
Land District Plan 3512
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
- 2 -
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Urban Residential and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.16 ha (0.4 acres)
Access: 123 Avenue and 208 Street
Servicing requirement: Urban Standard
c) Project Description:
The subject property, located at 20873 123 Avenue, is located at the north-east corner of 123
Avenue and 208 Street (see Appendices A and B). The applicant is proposing to rezone the property
from A-2 (Upland Agricultural) to R-1 (Residential District) (see Appendix C), to allow for a two-lot
subdivision (see Appendix D). The remaining parcel may be subdivided further in the future but will
remain as a single family lot with the existing home until then.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential in the Official Community Plan (OCP) and
because it is a corner lot, it has frontage on both 208 Street (which is considered a Local road and
subject to Neighbourhood Infill policies) and 123 Avenue (which is a Major Corridor and is subject to
the Major Corridor Residential Infill policies in the OCP). Major Corridor Infill policies will allow for
building forms such as single detached, duplex, triplex, four-plex, townhouse, apartment and small
lot intensive residential developments. Whereas Neighbourhood Residential Infill policies would
allow for more modest forms of density, such as single detached, duplex, triplex housing forms that
resemble a single family dwelling in appearance.
In instances such as this, it is important to consider the context of the property in relation to the
neighbourhood, which in this case is a predominately single family neighbourhood. Section 3.1.4 of
the OCP contains the Compatibility Criteria which are used to determine the “fit” of a development in
a neighbourhood, with specific attention given to compatibility related to site design, setbacks,
building massing and lot configuration with the existing pattern of development in the
neighbourhood. Based on an assessment of the proposed use against OCP Compatibility Criteria, it
is concluded that the proposed two lot subdivision complies with the Official Community Plan, and is
supportable.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the subject property from A-2 (Upland Agricultural) to R-1
(Residential District) to permit a two-lot subdivision, with potential for a third lot in the future. The
minimum lot size for the current A-2 (Upland Agricultural) zone is 4 ha (10 acres), and the minimum
lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,993 ft²).
Council recently gave first and second reading to OCP Amending Bylaw No. 7493 -2018 and Zone
Amending Bylaw No. 7504-2018 to implement a new R-4 (Single Detached (infill) Urban Residential)
zone which would have a minimum lot width of 12 m (39.4 ft.) and minimum lot area of 450 m²
(4,844 ft²) specifically for infill development. The intent of this zone is to fill the existing gap in the
range of zones and offer a sensitive transition option for infill development.
Given that this property has frontage on 123 Avenue which is a Major Corridor, the applicant applied
to rezone to the R-1 (Residential District) Zone. While, Council could require this project to advance
using the R-4 (Single Detached (infill) Urban Residential) zone, staff feel that the proposed
application is supportable as it results in R-1 lots with oversized lot area and widths, that are similar
to the requirements of the R-4 (Single Detached (infill) Urban Residential) zone. One issue to
consider however, are the height requirements of the two zones. The R-1 (Residential District) Zone
allows for a height of 11 metres (36.1 feet), whereas the R-4 (Single Detached (infill) Urban
Residential) Zone limits the height of a single detached dwelling to 9.5 metres (3 1.2 feet). Council
may want to consider a similar height restriction to that of the R -4 (Single Detached (infill) Urban
Residential) zone, through a restrictive covenant.
A Development Variance Permit application will be required for the existing home as the required
road dedication and new lot configuration will reduce the front yard setback. This variance can be
supported as it is expected that the property will subdivide further in the future, and either the
existing home will be demolished or the setback will then be considered an exterior side yard
setback and will comply with the Zoning Bylaw.
Development Permits:
A Development Permit is not required for this development for environmental or intensive residential
purposes.
Advisory Design Panel:
As the proposed development is for single family development, a Form and Character Development
Permit is not required and the Advisory Design Panel does not need to review the project.
Development Information Meeting:
A Development Information Meeting is not required for this application as there are less than five
units proposed, in accordance with Council Policy 6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
- 4 -
c)Fire Department;
d)Building Department; and
e)Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.A complete Rezoning Application (Schedule B);
2.A Development Variance Permit (Schedule E); and
3.A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the Approving Officer.
“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 Frank Quinn”_______________________
Approved by: Frank Quinn, MBA, P. Eng
GM Public Works & Development Services
“Original signed by Frank Quinn” for___________
Concurrence: Paul Gill, BBA, 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. 7508-2018
Appendix D – Proposed Subdivision Plan
DATE: Nov 28, 2018
FILE: 2018-381-RZ
20873 123 AVENUE
PLANNING DEPARTMENT208 ST123 AVESKILLEN ST123 AVE
SUBJECT PROPERTY
´
Scale: 1:2,000 BY: PC
Legend
Stream
Indefinite Creek
River Centreline
APPENDIX A
DATE: Nov 28, 2018
FILE: 2018-381-RZ
20873 123 AVENUE
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT208 ST123 AVESKILLEN ST123 AVE
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: PC
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7508-2018
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. 7508-2018."
2.That parcel or tract of land and premises known and described as:
Parcel “A” (Reference Plan 17273), Except Part in Plan LMP7016, Lot 3 District Lot 243
Group 1 New Westminster District Plan 3512
and outlined in heavy black line on Map No. 1780 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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
ALPINE CRES.
KL
A
S
S
E
N
P
L
.SKILLEN ST.209 ST.SKILLEN ST.207A ST.BLANSHARD ST.
124 AVE.
123B AVE.209252087012411
12410
12405
208922088412394 2089212265
12335 2088512415
12390
12375
12270
12260
12227
12305
12290
12258
12254 2088712421
2089612355
12425
1230312400 1231120785
20910209051226120770 20878124161242112439122662071312427 2088212313
12325
1222020828 2087712239
12313
12276 2079720780122672079212430
12385
123602089012369
12443
12220 20878208952089120886208881232320798
12301
12431
12341
12391
12282
123142088320891
12232
123162078820765
12410
208932089912238 2089512400
12431
12277 1235012250
12306
1232212436
2089412312
12291
122382080412406 12401124112088912411
12271 2077912410
12310
12388 2088712390
208852087312420
12399
12334 208742072112242
12255
1230020896
2085412307 2089912250
12228
12221
12430
2088612283 1242612380
12395
2092412370
12308
12228
18
221
4
173
219
235
217
5
4
234
6
30
9
150
138
364
152
6
15
134
172
2
170 PARK
215216
128
241
237
15
165
151
24
126
148
136
Pcl 'A'
129
174 127
19
12
26
143
19
8
149
137
160
176 218
19
51
4
Rem
43Rem E 90' of 2Rem 15
1
156
PARK
147
167
125
23
154
16
169
Rem 14
Rem 19
5
14
2
14
5
7
18
Rem 17
3
Rem 162
PARK
PARK
N 60' 15
164
159
20
17
6
17
39
8
168 157
11
163
161Rem
226
133
166
131
N 60' 14
16
224
239
128
31
1
145
18
175
21
3
236
158
18
1
21
232
225222
135
144
238
132
171
7
20
Rem 16 233
Rem. 50
17
153
127
20
23
13 PARK
231
220
146
10
22
9
240
A
130
10
223
363
155
12
P 16830
*LMP 21167NWS 2038P 16830P 25866
P 19087P 25866
P 49416P 59478
P 62822P 49416P 85548
P 51063
P 16830P 19087EPP 50931 EPP 50932P 17259P 48308
P 59478 P 49416P 17921P 19087P 59478
RP 17273
P 67530
LMP 11657
P 2961P 51063P 39712P 20375*P
P
1
1
8
A
EPP 50932
LMP 6687
LMP 6687
P 59478
EPP 50932LMP 28347
P 65204
LMP 7993
P 23637P 51063P 17259EPP 50931 P 49416LMP 7015
P 49416
EPP 54835LMP 7526
RW 82431EP 46487LMP 7016
EP 66386EP 67161
EP
5
9
4
9
2
RP 65205RW 82433BCP 27186
EP 49424
EP 47468
EP 59492
EP
5
9
4
9
3
EPP 54835EP 46487208 ST.123 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
A-2 (Upland Agricultural)
R-1 (Residential District)
7508-20181780
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2018-430-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7520-2018
23717 Fern Crescent and 23689 Fern Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential), to permit the future development of approximately 33
townhouse units. To proceed further with this application additional information is required as
outlined below.
Portions of the site are influenced by a watercourse and steep slopes that are environmentally
sensitive that will need to be dedicated as park. As a result of detailed ground truthing of the site, an
Official Community Plan (OCP) amendment will be required to amend the land use designations. To
support the proposed RM-1 (Townhouse Residential) zone an amendment is required to redesignate
those portions of the property that will not be Conservation to Medium/High Density Residential and
Eco Cluster and that property that will not be Medium/High D ensity Residential and Eco Cluster to
Conservation.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution (CAC)
Program at a rate of $4,100.00 per townhouse dwelling unit; for an estimated amount of
$135,300.00.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. Boards of Education, Greater Boards and Improvements District Boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
- 2 -
That Zone Amending Bylaw No. 7520-2018 be given first reading; and
That the applicant provide further information as described on Schedules A,C,D,E,F and G of the
Development Procedures Bylaw No. 5879–1999, along with the information required for an
Intensive Residential Development Permit and a Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Aplin and Martin Consultants
David Laird
Legal Description: The East Halt of Lot 15 South East Quarter Section 28 Township
12 New Westminister District Plan 2637 and West Half Lot 15
South East Quarter Section 28 Townhsip 12 New Westminister
District Plan 2637.
OCP:
Existing: Conservation, Eco Clusters, and Medium/High Density
Residential
Proposed: Medium/High Density Residential and Eco Cluster to
Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Suburban Residential
Zone: RS-2 (One Family Residential)
Designation: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
South: Use: Park
Zone: CS-3 (Recreation Commercial)
Designation: Park
East: Use: Suburban Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation; Medium/High Density Residential;
Neighbourhood Park; Low Density Urban; and Eco Clusters
West: Use: Suburban Residential
Zone: RS-2 (One Family Residential)
Designation: Conservation and Eco Cluster
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Site Area: 2.025 HA. (5.00 acres)
Access: Fern Crescent
Servicing requirement: Urban Standard
- 3 -
b) Site Characteristics:
Located within the Silver Valley Area, the subject properties are outside of the River Village location.
A watercourse traverses the subject properties being located approximately through the centre then
running north along the east edge of the subject properties. There are steep treed slopes that run
from the north west corner to the south east corner. This topography results in an upper bench and
a lower bench conveniently divided by the creek and green slope.
c) Project Description:
The subject properties are located within the Silver Valley Area Plan, and are located outside of the
periphery of River Village and Horse Hamlet. The applicant has applied to rezone the subject
properties to RM-1 (Townhouse Residential) to permit two cluster of units (approximately 33). The
unit total may vary as detailed technical information is reviewed. The applicant is proposing to
dedicate the land adjacent to the water course and portions of the steep slopes as park.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Silver Valley Area Plan:
The development site is located within the Silver Valley Area Plan and is currently designated
Conservation, Eco Clusters, and Medium/High Desnity Residential. Adjustments to these
designations will be required to accommodate the development and will be detailed in a future
report at second reading.
An amendment to the Official Community Plan is required for the conservation boundary once it has
been determined by a Qualified Environmental Professional.
The Silver Valley Area Plan includes concentrating higher density residential development into the
Hamlets and the River Village. Residential densities located outside of these core areas are to
decline with distance by; clustering or retaining and creating larger lots; retaining significant natural
amenities and protecting view corridors.
The Silver Valley Area Plan land use designations of Eco Cluster and Medium/High Density
Residential support the proposed RM-1 (Townhouse Residential) zone through the following density
policies:
Policy 5.39 Densities
a) Medium to medium/low densities, ranging from 15 to 40 units per hectare, will be located
advent to schools, commercial uses, and civic uses.
- 4 -
Policy 5.4.6 Densities
a) Densities and housing types should be diversified with and between Eco-Clusters.
c) An Eco-Cluster includes varying levels of density, ranging from 5-15 units per hectare, in the
form of single and/or multi-family units, dependent on proximity to a Hamlet centre, slope
constraints, view impacts, and existing development.
The proposed development under the RM-1 (Townhouse Residential) zone, as presented, complies
with the density policies of the Silver Valley Area Plan.
Planning staff has had preliminary discussions with the Engineering Department with respect to
access; dedication; and road alignment along Fern Crescent and 236 Street. From these
discussions the following preliminary items have been identified:
1. The site design will be required to coordinate with the City’s planned road project along the
frontage;
2. Dedication estimates are:
Large corner cut at the intersection of 236 St and Fern Crescent to allow for roadway re -
alignment;
6m wide dedication along Fern Crescent to achieve 26m arterial ROW width;
Additional dedication at the intersection of Fern Crescent and 130 Ave for to allow for the
proposed roundabout; and
Any dedication on 236 St to be determined upon finalization of roadway design.
Zoning Bylaw:
The current application proposes to rezone the properties located at 23717 and 23689 Fern
Crescent from RS-2 (One Family Suburban Residential) to RM-1 (Townhouse Residential) to permit
approximatley 33 Townhouse units. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
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 8.10 of the OCP, a combined Watercourse and 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 %;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
- 5 -
Advisory Design Panel:
A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Utility companies; and
h) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F);
6. A Natural Features Development Permit Application (Schedule G); and
7. A Subdivision Application.
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
It is recommended that Council not require any further additional OCP consultation.
It is expected that once complete information is received, Zone Amending Bylaw No. 7520-2018 will
be amended and an OCP Amendment to adjust the Conservation boundary may be required.
The application as proposed is found to meet the overall objectives of the Silver Valley Area Plan and
is consistent with the land use designations of the subject properties with minor conservation
boundary line adjustments. The application compared against the Silver Valley Area Plan can be
supported and therefore, it is recommended that Council grant First Reading subject to additional
information being provided and assessed prior to Second Reading.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM Public Works & Development Services
“Original signed by Frank Quinn” for
_______________________________________________
Concurrence: Paul Gill, BBA, 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. 7520-2018
Appendix D – Concept land use plan
DATE: Oct 22, 2018
FILE: 2018-430-RZ
23689 & 23717 FERN CRESCENT
PLANNING DEPARTMENT
SUBJECT PROPERTIES
2015-155-RZ
2017-367-DP
2017-410-DP2018-408-RZ
2015-373-RZ
2017-367-SD
2015-373-VP
2016-370-DP2015-373-DP
2016-306-DP
´
Scale: 1:2,500 BY: RA
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
River
APPENDIX A
DATE: Oct 22, 2018
FILE: 2018-430-RZ
23689 & 23717 FERN CRESCENT
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: RA
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7520-2018
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. 7520-2018."
2. Those parcels or tracts of land and premises known and described as:
The East Half Of Lot 15 South East Quarter Section 28 Township 12 New Westminster
District Plan2637
West Half Of Lot 15 South East Quarter Section 28 Township 12 New Westminster District
Plan2637
and outlined in heavy black line on Map No. 1786 a copy of which is attached hereto and
forms part of this Bylaw, are 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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
237A ST.FERN
C
R
E
S
C
E
N
T
237 ST.130 AVE.236 ST.13050
13009
13028
2383013144
13013
13032
13025
13104
13012 238102373323653236412361213029
2371712966 2378823740/237502364713036
13016
13160
13017
13022
12950
13008
2367913002
13040
2368913055
13034
13084
23664/70613033
13003 2383113037
13085
13046
13025
4
14
50
7
SL13 SL18
SL17
12
6
18
34
SL22
1
8
SL19PARK
16
4
1
13
SL12
PARK
35
4 52
3
5
5
SL11
A
SL14
7
PARK
9
44
51
SL20
17
6
Rem 16
PARK
8
53
2
PARK
3
3
SL21
SL16
10
11
19
PARK
A
E 1/2 15
31
12
W 1/2 15
SL15
16
15
11
2
P 7739 P 16555*PP158P 64261P 2637 EPP 34654EPS 1393P 64261EPP56758P 7739
P 53482EPP 49096
P 2637
E
P
P
6
0
5
0
9
EPP 49096P 46207
EPP 18791EPS 1393P 12420
EPP 45834
EP 13725
P 39085EPP 60509RP 13095P1105
P 16555EPP 18791
P 2637
P 43375EPP 62733BCP 44989 EPP 62733EPP 61633 EP 67619EPP 45160EPP 39714EPP 47795EPP 29868
FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RM-1 (Townhouse Residential)
7520-20181786
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2018-444-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: First Reading
Zone Amending Bylaw No. 7516-2018
21759 River Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21759 River Road, from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential), to
permit future subdivision into two lots. To proceed further with this application additional information
is required as outlined below.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution (CAC)
Program, and will be requested to pay $5,100.00 for the additional lot, as the original lot is exempt
when a subdivision is proposing fewer than three lots.
RECOMMENDATIONS:
That Zone Amending Bylaw No.7516-2018 be given first reading; and
That the applicant provide further information as described on Schedules B and E of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant: Pivotal Development Consultants Ltd.
Legal Description: Lot 88 District Lot 247 Group 1 New Westminster District Plan
32510
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) (under application to
rezone to RS-1b, 2018-349-RZ)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.13 ha (0.32 acres)
Access: River Road
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 0.13 ha (0.37 acres) in area, is generally flat and has trees
located within the front yard and western property boundary. The majority of the subject property is
located within the 100 m Fraser River Escarpment area. The property is bound by single family
residential lots to the west, north and east, with River Road located to the south (see Appendices A
and B).
c) Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision
into two lots, not less than 557 m2. The proposed lot size of 595 m² and 613 m2 will ensure
compatibility with the surrounding neighbourhood and meets the minimum area requirements of the
RS-1b zone. The existing structures on site will be required to be removed as a condition of rezoning.
Access for each lot will be provided from River Road.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located in West Maple Ridge, and is currently designated Urban Residential.
This designation permits a range of housing types within the Urban Area Boundary, where infill and
densification may be possible based on compatibility and locational criteria on properties which can
be fully serviced to municipal standards.
- 3 -
The Urban Residential designation consists of two residential categories, Neighbourhood
Residential, and Major Corridor Residential. The subject property is considered a Major Corridor
Residential property, which allows for building forms such as single family, duplex, triplex, four-
plexes, townhouse and apartment, subject to satisfying compatibility criteria in the OCP Figure 4.
These compatibility criteria include respecting and reinforcing the physical patterns and
characteristics of its established neighbourhood.
The subject property is located within the Fraser River Escarpment Area. Policies 6.23 and 6.24 have
been established relating to building construction within the area bounded by 207 Street to the
West, 124 Ave to the North, 224 Street to the East and the top of crest of the Fraser River
Escarpment along the South. When a property is located within the Fraser River Escarpment area,
additional construction, engineering and covenants may apply, depending on the property’s location
within the escarpment. The purpose of these policies is to set out conditions under which subdivision
of, or building on land can be considered within the escarpment area without compromising the
stability of the escarpment, and to have control of surficial and groundwater discharge in the area.
As part of rezoning, connections to the existing storm sewer will be required.
On December 12, 2017 Council amended the city-wide Community Amenity Contribution Program
policy, which permits amenity contributions for residential development throughout Maple Ridge,
including the provision of affordable and special needs housing in a financially sustainable manner.
Each CAC will be based on a contribution rate of $5,100 per single family lot created. For single
family residential subdivisions proposing fewer than three lots, only the original lot is exempt, after
which the CAC program applies to each additional lot.
Zoning Bylaw:
The current application proposes to rezone the property located at 21759 River Road from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into two lots. The minimum lot size for the current zone is 668m2, and the
minimum lot width is 18 metres. The minimum lot size for the proposed RS-1b (One Family Urban
(Medium Density) Residential) zone is 557 m2 with a minimum lot width of 15 metres. The applicant
is proposing two lots that are just under the 15 m width requirement; therefore, a Development
Variance Permit application is required to vary the width.
Housing Action Plan:
The Housing Action Plan (HAP) was endorsed by Council in September, 2014, and identifies five
goals:
1. To improve housing choice for all current and future households.
2. To encourage the provision of affordable, rental, and special needs housing in Maple Ridge.
3. To increase the opportunity for low income residents and those with unique needs to access
appropriate housing and supports.
4. To raise awareness and increase support for initiatives that improve housing choice and
affordability.
5. To build the capacity of the community to innovate and improve access and opportunity for
affordable housing and housing choice.
This was reaffirmed with the endorsement of the Housing Action Plan Implementation Framework in
September, 2015. While implementing the HAP, a new zone, RT-2 (Ground-Oriented Residential
Infill), is currently in process to be integrated into the Zoning Bylaw to allow for triplex, fourplex and
courtyard housing forms; while the RT-1 (Two Family Urban Residential) zone is amended to better fit
- 4 -
current standards. Applicants are encouraged by staff to assess the feasibility for these housing
forms on their sites.
Advisory Design Panel:
This application does not need to be reviewed by the Advisory Design Panel because a Form and
Character Development Permit is not required.
Development Information Meeting:
A Development Information Meeting is not required for this application, as there are fewer than five
dwelling units being proposed.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Ministry of Transportation and Infrastructure; and
h) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Development Variance Permit (Schedule E); and
3. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM Public Works & Development Services
“Original signed by Frank Quinn” for
_______________________________________________
Concurrence: Paul Gill, BBA, 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. 7516-2018
Appendix D – Proposed Subdivision Plan
DATE: Oct 29, 2018
FILE: 2018-444-RZ
21759 RIVER RD
PLANNING DEPARTMENT
SUBJECT PROPERTY
2015-327-RZ
2017-243-DP
2018-349-RZ
2018-349-VP
2018-349-SD
´
Scale: 1:2,500 BY: RA
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Nov 8, 2018
FILE: 2018-444-RZ
21759 RIVER RD
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: RA
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7516-2018
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. 7516-2018."
2.That parcel or tract of land and premises known and described as:
Lot 88 District Lot 247 Group 1 New Westminster District Plan 32510
and outlined in heavy black line on Map No. 1782 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 day of , 20
READ a second time the day of , 20
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
APPENDIX C
RIVER RD.CARR ST.117 AVE.218 ST.117 AVE.2164611753
2169911690
216732166211691
11717
217692164011683
11707
11702
11699
11708
11738
2180521759216372164211754
11762
11750
11737
2185011748
11670
218532164911720
2173321715/192176011729
21821216592177111767
2167821778218012175911714/16
216472169421730217562188511772
21692217212186711762
2174411728
21731217302174511706
11747
11718/20
11662
216952171611696
11712
2177811709
2164321768217832171011741
21808216462186611757
2171321826218411172111713
21746217472167411726
11738
21677SL22
14
186
SL6
2
B
B
78161
5
276
70
17
42
"B"
2
279
Rem
E1/2
6
243
5
10
SL23
83
SL13
SL8
C
74
1
1Rem 2
13
A
3
CP
6
SL10
C
CP
SL151
W1/2
11
SL3
8180
7
4
4
12
Rem
76
SL19
SL9
A
75
SL16
D
160 77
SL21
3
SL5
185 1
SL20
8
1
PCL. A
2
3
2
SL17
785
88
7
71
5
SL4
79
6
73
18
16
164
2
242
SL7 SL18
SL11
7
SL14
1587
SL24
189
2
89
163
82
2
SL12
CANADIAN PACI
FI
C
R
AI
L
W
A
Y
9
241
2PCL. A
187
1
240
90
188
D
278
277
5
*
6
84
244
P 35974
P 20269P 18776
P 6664
P 11112
P 9226BCS 607*PP066
P 7118P 38855P 32510
P 13839P 13839P 32510
P 4213
P32876
P 908 P 12386P 11112
LMP 13219
P 6664
P 33311P 17205 BCS 60713250
(P 84920)
P 12133
P 15184P 32510NWS 1848LMP
*PP075
P 32510 P 13161LMP 3152P 36904 P 12386P 13161P 67720 P 32510P 13429 P 35974P 8950
P 17205P 23996P 77955P 6349
P 4966
P 3068943175 BCP 8450BCPLMP 38267BCP49047
43175
43175EP 7795752239EP 77956BCP
EP 36421
BCP
4
2
8
4
7
BCP 45560
BCP
BCP 44031
BCP
BCP48915
47607
BCP
43175
RP 30988
BCP
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7516-20181782
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 2018-458-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First Reading
Zone Amending Bylaw No. 7522-2018
11310 Kingston Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to M-3 (Business Park). The development proposal is to create a campus style business
park with 7 buildings, habitat restoration, and trail development. The plan includes road dedication
to provide a north-south connecting link between Wharf Street and Kingston Street.
The subject property is designated Maple Meadows Business Park Industrial in the Hammond Area
Plan. To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7522-2018 be given first reading; and
That the applicant provide further information as described on Schedules (C, D, E, and F) of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a) Background Context:
Applicant: AD Hazelwood Development
Legal Description: Lot 2, District Lot 280, Plan BCP50883
OCP:
Existing: MMBP (Maple Meadows Business Park)
Proposed: Maple Meadows Business Park
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Business Park
Zone: M-3 Business Park
Designation: Maple Meadows Business Park
- 2 -
South: Use: 13 properties, 12 single family, 1 light industrial
Zone: RS-3 One Family Rural Residential and M-2 General Industrial
Designation: Maple Meadows Business Park
East: Use: Single Family
Zone: RS-1 One Family Urban Residential
Designation: Single Family and Compact Residential
West: Use: Vacant (transected by Golden Ears Way)
Zone: RS-3 One Family Rural Residential
Designation: Maple Meadows Business Park
Existing Use of Property: Vacant
Proposed Use of Property: Business Park
Site Area: 16.6 HA. (41.0 acres)
Access: Kingston Street.
Servicing requirement: Urban Standard
b) Site Characteristics:
Located in South West Maple Ridge, the irregular shaped subject site (Appendix A) is strategically
located for industrial development. It is situated near the Golden Ears Bridge and is within the 200-
year flood plain of the Fraser River, making it subject to flood construction levels for industrial
development.
Since 2007, there has been interest in developing this site in accordance with its industrial land use
designation. A previous TransLink application for a combined bus fleet overhaul facility and heavy
equipment training facility (RZ/057/07) pertained to the southern part of the subject site.
Preliminary site preparation in support of this work included the placement of a significant amount of
fill. However, this earlier application was withdrawn in 2009.
In 2012, the current property owner applied to rezone the subject property for business park
purposes, but the application (2012-031-RZ) expired prior to receiving final approval. Considerable
work was carried out as the application progressed, including habitat protection measures, multi-
modal trail development, and traffic impact assessments. Road dedication and off site works to
improve local access and alleviate traffic congestion were included in the development details.
The 2017 decision to remove tolls from the Golden Ears Bridge has generated significantly greater
regional traffic volumes than originally anticipated in the previous applications. The applicant has
provided a revised transportation impact assessment in support of this current proposal. The report
identifies transportation options for off site works to attain desired outcomes for local traffic
circulation. This work is currently being reviewed by the Engineering Department.
c) Project Description:
This proposal to rezone the subject site to M-3 (Business Park zone), utilizes a great deal of the work
of the previous expired application 2012-031-RZ. This earlier work involved public input, and
professional consultant services to create a development plan with multi-purpose trails, watercourse
protection measures, stormwater management and road dedication. In addition to providing a
pleasant business park work environment, this development plan aimed to provide multi-faceted
community benefits for the local economy, the enviroment, and neighbourhood connectivity.
- 3 -
This more recent proposal builds on this previous work of habitat restoration and trail development
to create a campus style business park composed of 7 buildings. Five of these structures will be
constructed as multi-tenanted spaces and 2 will be developed as build to suit for specific business
needs. The applicant has provided a design rationale and a preliminary site plan, which are attached
as Appendix C.
The project includes road dedication along the western perimeter of the site, connecting with Wharf
Street to its south, and aligning with Kingston Street to the north of the site.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Hammond Area Plan and is designated Maple Meadows
Business Park. The proposed land use aligns well with this designation. There are environmentally
sensitive areas within the site. Although these areas would normally be dedicated as conservation,
an amendment to the Official Community Plan may not be required as these areas may be protected
through a conservation covenant.
Hammond Area Plan:
The Hammond Area Plan recognizes the subject property as key to transportation planning in South
West Maple Ridge and to the regional highway network due to its location near Lougheed Highway
and the Golden Ears Bridge, and states:
When the undeveloped lands to the south of 113b Avenue eventually develop, an alternative
access to the area will be required. This will be particularly beneficial for emergency access.
The Plan also notes the importance of the site for fostering multi-modal transportation options, as
follows:
As the Business Park continues to develop (particularly to the south) and redevelop,
opportunities will be identified for creating linkages, where appropriate, for pedestrian and
bicycle activity.
For these reasons, the applicant has engaged in preliminary meetings with the Planning and
Engineering Departments to ascertain preliminary concerns.
Zoning Bylaw:
The current application proposes to rezone the property located at 11310 Kingston Street from RS-3
(One Family Rural Residential) to M-3 (Business Park) to permit Business Park Development. The
minimum lot size for the current RS-3 One Family Rural Residential zone is 8000 m2, and the
minimum lot size for the proposed M-3 (Business Park) zone is 2000 m2. Any variations from the
requirements of the proposed zone will require a Development Variance Permit application.
- 4 -
The proposed M-3 (Business Park zone) allows maximum lot coverage of 60% of the site and a
maximum height of buildings to be 15.0 metres. The required front yard setback is 6.0 meters; rear
yard setback is 3.0 meters; exterior side yard setback is 4.5 metres and the interior side yard
setback is 1.5 meters. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application. This will be determined before the Second Reading report
is brought forth for Council consideration.
Development Permits:
The subject property is within the Hammond Area Plan. Policy 3-38 of the Hammond Area Plan
states the following:
Lands within the Maple Meadows Business Park designation will be subject to existing
policies to regulate Business Parks with the Maple Ridge Official Community Plan.
As outlined in this policy, Section 8.6 of the Official Community Plan will provide the guidelines for
the required Industrial Development Permit application to ensure that the form and character of the
current proposal meets the needs of industry, through attractive design that is compatible with
adjacent development.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is also required to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
Advisory Design Panel:
An Industrial Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) Ministry of Transportation and Infrastructure;
g) Fisheries & Oceans Canada;
h) Ministry of Environment; and
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been formally referred to the Engineering Department for comments at this
time; therefore, a full evaluation of servicing requirements has not been undertaken. We anticipate
that this evaluation will take place between First and Second Reading.
- 5 -
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.A complete Rezoning Application (Schedule C);
2.An Industrial Area Development Permit Application (Schedule D);
3.A Development Variance Permit (Schedule E);
4.A Watercourse Protection Development Permit Application (Schedule F);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading subject to additional information being provided and assessed prior to Second
Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“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 Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, BBA, 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. 7522-2018
Appendix D – Design Rationale and Proposed Site Plan
DATE: Nov 6, 2018
FILE: 2018-458-RZ
11310 KINGSTON ST
PLANNING DEPARTMENT
SUBJECT PROPERTY
2017-432-RZ
2017-185-RZ
2017-185-SD
2018-245-DP
´
Scale: 1:5,500 BY: RA
Legend
Canal Edge
Ditch Centreline
Edge of River
Edge of Marsh
Canal
Lake or Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
DATE: Nov 6, 2018
FILE: 2018-458-RZ
11310 KINGSTON ST
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:5,500 BY: RA
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7522-2018
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. 7522-2018."
2.That parcel or tract of land and premises known and described as:
Lot 2 District Lot 280 And 281 Group 1 New Westminster District Plan BCP50883
and outlined in heavy black line on Map No. 1787 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to M-3 (Business Park).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
20
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.KINGSTON ST.´
SCALE 1:6,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
1787RS-3 (One Family Rural Residential)
M-3 (Business Park)
7522-2018
City of Pitt Meadows
APPENDIX D
06-2240-20 Page 1 of 2
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 11-5245-20-2012-119
06-2240-20 & 11-5245-20-1156
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Latecomer Agreement LC 162/18
EXECUTIVE SUMMARY:
The lands at 24086 and 24108 104 Avenue are currently under development. Part of the
development servicing is considered to be excess or extended servicing in accordance with the Local
Government Act that benefits adjacent properties. Latecomer Agreement LC 162/18 provides the
municipality’s assessment of the attribution of the costs of the excess or extended servicing to the
benefiting lands.
The developers have the opportunity to recover costs for service capacity over and above that
required for their specific development should development occur on those parcels identified in
Schedule A. Cost recovery may also be possible where a property connects to the Latecomer-eligible
utility.
RECOMMENDATION:
That the cost to provide the excess or extended services at 24086 and 24108 104 Avenue is, in
whole or in part, excessive to the municipality and that the cost to provide these services shall be
paid by the owners of the land being developed; and
That Latecomer Charges be imposed for such excess or extended services on the parcels and in the
amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement LC 162/18 with the
developers of the lands at 24086 and 24108 104 Avenue.
DISCUSSION:
a) Background Context:
The lands at 24086 and 24108 104 Avenue are currently under development. Part of the
development servicing is considered to be excess or extended servicing in accordance with
the Local Government Act that benefits adjacent properties. The attached map identifies the
lands which are involved in the development and those which will benefit from the excess or
extended services. The cost breakdown for each excess or extended service is shown on
attached Schedule A.
In addition, a copy of Latecomer Agreement LC 162/18 is also attached for information
purposes.
06-2240-20 Page 2 of 2
b) Policy Implications:
Part 14, Division 11, of the Local Government Act provides that where a developer pays all or
part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and
determine the proportion of the cost of the service to be attributed to parcels of land which
the municipality considers will benefit from the service. Latecomer Agreement LC 162/18
will provide such determination.
CONCLUSION:
A developer has provided certain services in support of the development of lands at 24086 and
24108 104 Avenue. Some of the services benefit adjacent lands therefore, it is appropriate to
impose Latecomer Charges on the benefitting lands. Latecomer Agreement LC 162/18 summarizes
the municipality’s determination of benefitting lands and cost attribution and also establishes the
term over which such Latecomer Charges will be applied.
“Original signed by Mike Canning”
Prepared by: Mike Canning, PEng.
Manager of Infrastructure Development
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, BBA, CPA, CGA
Chief Administrative Officer
Attachments:
(A) Schedule A
(B) Benefitting Property Map
(C) Latecomer Agreement
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. EXTENDED NOMINAL SERVICE
Service Total Number of
Equivalent
Development
Units
(EDU)
Total Cost Of
Benefit
Cost Per
EDU
EDU’s On
Benefiting
Property
Benefit
Attributed
By Property
Excluding
Development
Road 520
$212,558.00 $408.77 14
Rem. Lot 7, P14750
RN 84325-0100-1
1 x $5,723.00
25 Lot 8, P14750
RN 84325-0200-5
1 x $10,219.00
157 Lot 1, EPP80804
RN 84323-1001-0
1 x $64,176.00
64 Lot 2, EPP80804
RN 84323-1002-0
1 x $26,161.00
17 Rem Lot D, RP7139
RN 84307-0000-6
1 x $6,949.00
42 Lot B, P13554
RN 84310-0000-4
1 x $17,168.00
45 Lot K, P20434
RN 84306-0200-8
1 x $18,394.00
28 Lot C, P14864
RN 84312-0100-9
1 x $11,446.00
Storm
Sewer
219 $54,554.00 $249.11 31 Lot 2, EPP80804
RN 84323-1002-0
1 x $7,722.00
A total of all of the aforementioned services for each property is as follows:
Lot A, Section 10,Township 12, NWP 22743
RN 84325-0101-3
$8,090.00
Rem Lot 7, Sec. 10, Twp 12, NWP 14750
RN 84325-0100-1
$18,984.00
Lot 8, Sec. 10, Twp 12, NWP 14750
RN 84325-0200-5
$15,838.00
Lot 1, Sec. 10, Twp 12, EPP 80804
RN 84323-1001-0
$97,440.00
Lot 2, Sec. 10, Twp 12, EPP 80804
RN 84323-1002-0
$33,883.00
Service Total Number of
Equivalent
Development
Units
(EDU)
Total Cost Of
Benefit
Cost Per
EDU
EDU’s On
Benefiting
Property
Benefit
Attributed
By Property
Excluding
Development
Watermain 536 $120,471.00 $224.76 36 Lot A, P22743
RN 84325-0101-3
1 x $8,090.00
59 Rem. Lot 7, P14750
RN 84325-0100-1
1 x $13,261.00
25 Lot 8, P14750
RN 84325-0200-5
1 x $5,619.00
148 Lot 1, EPP80804
RN 84323-1001-0
1 x $33,264.00
30 Lot A, P21769
RN 84307-0200-3
1 x $6,743.00
18 Lot B, P21769
RN 84307-0300-7
1 x $4,046.00
49 Rem Lot D, RP7139
RN 84307-0000-6
1 x $11,013.00
43 Lot B, P13554
RN 84310-0000-4
1 x $9,665.00
Lot A, Sec. 3, Twp 12, NWP 21769
RN 84307-0200-3
$6,743.00
Lot B, Sec. 3, Twp 12, NWP 21769
RN 84307-0300-7
$4,046.00
Rem Lot D, RP7139, Sec. 3, Twp 12, NWD
RN 84307-0000-6
$17,962.00
Lot B, Sec. 3, Twp 12, NWP 13554
RN 84310-0000-4
$26,833.00
Lot K, Sec. 3, Twp 12, NWP 20434
RN 84306-0200-8
$18,394.00
Lot C, Sec. 3, Twp 12, NWP 14864
RN 84312-0100-9
$11,446.00
Page 1 of 4
LATECOMER AGREEMENT
LC 162/18
THIS AGREEMENT made the day of , 2018
BETWEEN: Homestead Developments Ltd. and Nordel Homes Ltd.
6377 188 Street 701-17665 66A Avenue
Surrey BC V3S 7T9 Surrey BC V3S 2A7
(Hereinafter called the “Developers”)
OF THE FIRST PART
AND: City of Maple Ridge
11995 Haney Place
Maple Ridge BC V2X 6A9
(Hereinafter called the “City”)
OF THE SECOND PART
WHEREAS:
A. The Developers have developed certain lands and premises located within the City of
Maple Ridge, in the Province of British Columbia, and more particularly known and
described as:
Lot 7, Section 3, Township 12, NWP 11176 New Westminster District and
Lot A, Section 3, Township 12, EPP 49494, New Westminster District
(Hereinafter called the “said lands”);
B. In order to facilitate the approval of the development of the said lands, the
Developers have constructed and installed the road, storm sewer and watermain
shown on the design prepared by D.K. Bowins & Associates Inc., dated May 2014,
sheets 1 to 14 and marked “Reviewed as Noted” by the Municipality on December 8,
2015.
Maple Ridge Project No. 5245-20-1156 and 5245-20-2012-119.
(Hereinafter called the “Extended Services”);
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
D. The City considers its cost to provide the Extended Services to be excessive;
E. The Developers have provided the Extended Services in the Amount of $387,583.00.
Page 2 of 4
F. The City has determined that:
Lot A, Section 10, Twp 12, NWP 22743
Rem Lot 7, Sec. 10, Twp 12, NWP 14750
Lot 8, Sec. 10, Twp 12, NWP 14750
Lot 1, Sec. 10, Twp 12, EPP 80804
Lot 2, Sec. 10, Twp 12, EPP 80804
Lot A, Sec. 3, Twp 12, NWP 21769
Lot B, Sec. 3, Twp 12, NWP 21769
Rem Lot D, RP7139, Sec. 3, Twp 12, NWD
Lot B, Sec. 3, Twp 12, NWP 13554
Lot K, Sec. 3, Twp 12, NWP 20434
Lot C, Sec. 3, Twp 12, NWP 14864
(the “Benefitting Lands”) will benefit from the Extended Services;
G. The City has imposed as a condition of the owner of the Benefitting Lands connecting
to or using the Extended Services, a charge (the “Latecomer Charge”) on the
Benefitting Lands in the following amounts:
Lot A, Section 10,Twp 12, NWP 22743
RN 84325-0101-3
• $8,090.00 for use of the watermain on 104 Avenue
Rem Lot 7, Sec. 10, Twp 12, NWP 14750
RN 84325-0100-1
• $5,723.00 for use of the road on 104 Avenue other than for access to the
existing single-family dwelling
• $13,261 for use of the watermain on 104 Avenue other than the existing
single-family house connection
Lot 8, Sec. 10, Twp 12, NWP 14750
RN 84325-0200-5
• $10,219.00 for use of the road on 104 Avenue other than for access to the
existing single-family dwelling
• $5,619.00 for use of the watermain on 104 Avenue other than the existing
single-family house connection
Lot 1, Sec. 10, Twp 12, EPP 80804
RN 84323-1001-0
• $64,176.00 for use of the road on 104 Avenue
• $33,264.00 for use of the watermain on 104 Avenue
Lot 2, Sec. 10, Twp 12, EPP 80804
RN 84323-1002-0
• $26,161.00 for use of the road on 104 Avenue
• $7,722.00 for use of the storm sewer on 104 Avenue
Lot A, Sec. 3, Twp 12, NWP 21769
RN 84307-0200-3
• $6,743.00 for use of the watermain on 104 Avenue
Page 3 of 4
Lot B, Sec. 3, Twp 12, NWP 21769
RN 84307-0300-7
• $4,046.00 for use of the watermain on 104 Avenue
Rem Lot D, RP7139, Sec. 3, Twp 12, NWD
RN 84307-0000-6
• $6,949.00 for use of the road on 104 Avenue
• $11,013.00 for use of the watermain on 104 Avenue
Lot B, Sec. 3, Twp 12, NWP 13554
RN 84310-0000-4
• $17,168.00 for use of the road on 104 Avenue
• $9,665.00 for use of the watermain on 104 Avenue
Lot K, Sec. 3, Twp 12, NWP 20434
RN 84306-0200-8
• $18,394.00 for use of the road on 104 Avenue other than for access to the
existing single family dwelling
Lot C, Sec. 3, Twp 12, NWP 14864
RN 84312-0100-9
• $11,446.00 for use of the road on 104 Avenue other than for access to the
existing single family dwelling
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager Public Works & Development Services
of the City (the “Completion Date”) to the date of connection of the Benefitting Lands
to the Extended Services;
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the City shall pursuant to Section 508 (2) of the Local Government Act
R.S.B.C. 2015, c.1 be paid to the Developers as provided for in this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 505 (5) of the Local Government Act
R.S.B.C 2015, c.1, the parties hereto agree as follows:
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and
collected by the City within fifteen (15) years of the Completion Date shall be paid to
the Developers and in such case payment will be made within 30 days of the next
June 30th or December 31st that follows the date on which the Latecomer Charge was
collected by the City.
2. This Agreement shall expire and shall be of no further force and effect for any
purpose on the earlier of the payment of the Latecomer Charge by the City to the
Developers, or fifteen (15) years from the Completion Date, and thereafter the City
shall be forever fully released and wholly discharged from any and all liability and
obligations herein, or howsoever arising pertaining to the Latecomer Charge, and
whether arising before or after the expiry of this Agreement.
Page 4 of 4
3. The Developers represent and warrant to the City that the Developers have
not received, claimed, demanded or collected money or any other consideration from
the owner of the Benefitting Lands for the provision, or expectation of the provision of
the Extended Services, other than as contemplated and as provided for herein; and
further represent and warrant that they have not entered into any agreement with the
owner of the Benefitting Lands for consideration in any way related to or connected
directly or indirectly with the provision of the Extended Services. The representations
and warranties of the Developers herein shall, notwithstanding Item 2 of this
Agreement, survive the expiry of this Agreement.
4. The Developers (if more than one corporate body or person) hereby agree
that the City shall remit the Latecomer Charge to each corporate body or person in
equal shares.
5. If the Developer is a sole corporate body or person, the City shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the
following (name and address of director of corporate body, accountant, lawyer, etc.):
6. In the event that the Developer is not the owner of the said lands, the owner
shall hereby grant, assign, transfer and set over unto the Developer, his heirs and
assigns, all rights, title and interest under this Agreement.
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate
Seals, attested by the hands of their respective officers duly authorized in that behalf, the
day and year first above written.
DEVELOPER
Developer - Authorized Signatory
Developer - Authorized Signatory
CITY OF MAPLE RIDGE
Corporate Officer - Authorized Signatory
06-2240-20 Page 1 of 2
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4. 2018
and Members of Council FILE NO: 11-5245-2013-086
06-2240-20 & 11-5245-2017-169
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Latecomer Agreement LC 163/18
EXECUTIVE SUMMARY:
The lands at 13660, 13702 and 13738 232 Street have been subdivided. Part of the subdivision
servicing is considered to be excess or extended servicing in accordance with the Local Government
Act that benefits adjacent properties. Latecomer Agreement LC 163/18 provides the municipality’s
assessment of the attribution of the costs of the excess or extended servicing to the benefiting
lands.
The developers have the opportunity to recover costs for service capacity over and above that
required for their specific development should development occur on those parcels identified in
Schedule A. Cost recovery may also be possible where a property connects to the Latecomer-eligible
utility.
RECOMMENDATION:
That the cost to provide the excess or extended services at 13660, 13702 and 13738 232 Street
is, in whole or in part, excessive to the municipality and that the cost to provide these services shall
be paid by the owners of the land being subdivided; and
That Latecomer Charges be imposed for such excess or extended services on the parcels and in the
amounts as set out in Schedule A; and further
That the Corporate Officer be authorized to sign and seal Latecomer Agreement LC 163/18 with the
subdivider of the lands at 13660, 13702 and 13738 232 Street .
DISCUSSION:
a) Background Context:
The lands at 13660, 13702 and 13738 232 Street have been subdivided. Part of the
subdivision servicing is considered to be excess or extended servicing in accordance with the
Local Government Act that benefits adjacent properties. The attached map identifies the
lands which are involved in the subdivision and those which will benefit from the excess or
extended services. The cost breakdown for each excess or extended service is shown on
attached Schedule A.
In addition, a copy Latecomer Agreement LC 163/18 is also attached for information
purposes.
06-2240-20 Page 2 of 2
b) Policy Implications:
Part 14, Division 11, of the Local Government Act provides that where a developer pays all or
part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and
determine the proportion of the cost of the service to be attributed to parcels of land which
the municipality considers will benefit from the service. Latecomer Agreement LC 163/18
will provide such determination for Subdivision 2017-169-SD.
CONCLUSION:
A developer has provided certain services in support of Subdivision 2017-169-SD. Some of the
services benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the
benefitting lands. Latecomer Agreement LC 163/18 summarizes the municipality’s determination of
benefitting lands and cost attribution and also establishes the term over which such Latecomer
Charges will be applied.
“Original signed by Mike Canning”
Prepared by: Mike Canning, PEng.
Manager of Infrastructure Development
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, BBA, CPA, CGA
Chief Administrative Officer
Attachments:
(A) Schedule A
(B) Benefitting Property Map
(C) Latecomer Agreement
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. EXTENDED NOMINAL SERVICE
A total of all of the aforementioned services for each property is as follows:
Block A, RP10274, S. Part Lot 9, Section 33,
Township 12, NWP 2409
RN 73994-0000-3
$5,385.00
S. Part Lot 9, Sec. 33, Township 12, NWP 2409
RN 73993-0000-8
$35,904.00
Pcl. A, RP 17267, of Lot 6, Section 32,
Township 12,NWP 18410
RN 73949-0201-8
$4,024.00
Service Total Number of
Equivalent
Development
Units
(EDU)
Total Cost Of
Benefit
Cost Per
EDU
EDU’s On
Benefiting
Property
Benefit
Attributed
By Property
Excluding
Subdivision
Sanitary
Sewer
232 Street
82 $147,203.00
$1,795.16 3 Block A, RP10274, S.
Part Lot 9, NWP 2409
RN 73994-0000-3
1 x $5,385.00
20 S. Part Lot 9,NWP 2409
RN 73993-0000-8
1 x $35,904.00
Sanitary
Sewer
136 Ave.
64 $85,845.00 $1,341.33 3 Pcl. A, RP 17267, of Lot
6, NWP 18410
RN 73949-0201-8
1 x $4,024.00
2 Lot 19, NWP 43567
RN 73938-0300-8
1 x $2,682.00
5 Lot 7, NWP 11173
RN 73935-0000-0
1 x $6,707.00
54 Lot 2, EPP 70286
RN 73949-0200-0
1 x $72,432.00
Lot 19, Sec. NE29, Twp. 12, NWP 43567
RN 73938-0300-8
$2,682.00
Lot 7, Blk. 1, Section 29, Twp. 12, NWP 11173
RN 73935-0000-0
$6,707.00
Lot 2, Section 32, Township 12, EPP 70286
RN 73949-0200-0
$72,432.00
Page 1 of 4
LATECOMER AGREEMENT
LC 163/18 2017-169-SD
THIS AGREEMENT made the day of , 2018
BETWEEN: SV 232 Street Development Ltd.
2626 Bellevue Avenue
West Vancouver, BC V7V 1E4
(Hereinafter called the “Subdivider”)
OF THE FIRST PART
AND: City of Maple Ridge
11995 Haney Place
Maple Ridge BC V2X 6A9
(Hereinafter called the “City”)
OF THE SECOND PART
WHEREAS:
A. The Subdivider has developed certain lands and premises located within the City of
Maple Ridge, in the Province of British Columbia, and more particularly known and
described as:
Lot 1, Section 33, Township 12, New Westminster District Plan EPP 639138
(Hereinafter called the “said lands”);
B. In order to facilitate the approval of the subdivision of the said lands, the Subdivider
has constructed and installed the sanitary sewer shown on the design prepared by
Omega & Associates Engineering Ltd, Project No: 2013-323-02 (Sheets 20 and 21
of 43, Rev. No. 10) dated January 26, 2018, reviewed June 15, 2018.
Municipal Project No.5245-20-2013-086 and 5245-20-2017-169.
(Hereinafter called the “Extended Services”);
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
D. The City considers its cost to provide the Extended Services to be excessive;
E. The Subdivider has provided the Extended Services in the Amount of $233,048.00.
Page 2 of 4
F. The City has determined that:
Block A, RP10274, South Part of Lot 9, Section 33, Township 12, NWP 2409;
South Part of Lot 9, Section 33, Township 12, NWP 2409;
Parcel A, RP 17267, of Lot 6, Section 32, Township 12, NWP 18410;
Lot 19, Section NE29, Township 12, NWP 43567;
Lot 7, Blk. 1, Section 29, Township 12, NWP 11173;
Lot 2, Section 32, Township 12, EPP 70286
(the “Benefitting Lands”) will benefit from the Extended Services;
G. The City has imposed as a condition of the owner of the Benefitting Lands connecting
to or using the Extended Services, a charge (the “Latecomer Charge”) on the
Benefitting Lands in the following amounts:
Block A, RP10274, South Part of Lot 9, Sec, 33, Twp. 12, NWP 2409
RN 73994-0000-3
$5,385.00 for connection to or use of the sanitary sewer on 232 Street
South Part of Lot 9, Section 33, Township 12, NWP 2409
RN 73993-0000-8
$35,904.00 for connection to or use of the sanitary sewer on 232 Street
Parcel A, RP 17267, of Lot 6, Section 32, Township 12, NWP 18410
RN 73949-0201-8
$4,024.00 for connection to or use of the sanitary sewer on 136 Avenue
Lot 19, Section NE29, Township 12, NWP 43567
RN 73938-0300-8
$2,682.00 for connection to or use of the sanitary sewer on 136 Avenue
Lot 7, Blk. 1, Section 29, Township 12, NWP 11173
RN 73935-0000-0
$6,707.00 for connection to or use of the sanitary sewer on 136 Avenue
Lot 2, Section 32, Township 12, EPP 70286
RN 73949-0200-0
$72,432.00 for connection to or use of the sanitary sewer on 136 Avenue
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager Public Works & Development Services
of the City (the “Completion Date”) to the date of connection of the Benefitting Lands
to the Extended Services;
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the City shall pursuant to Section 508 (2) of the Local Government Act
R.S.B.C. 2015, c.1 be paid to the Subdivider as provided for in this Agreement.
Page 3 of 4
NOW THEREFORE AS AUTHORIZED BY Section 508 (5) of the Local Government Act
R.S.B.C 2015, c.1, the parties hereto agree as follows:
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and
collected by the City within fifteen (15) years of the Completion Date shall be paid to
the Subdivider and in such case payment will be made within 30 days of the next
June 30th or December 31st that follows the date on which the Latecomer Charge was
collected by the City.
2. This Agreement shall expire and shall be of no further force and effect for any
purpose on the earlier of the payment of the Latecomer Charge by the City to the
Subdivider, or fifteen (15) years from the Completion Date, and thereafter the City
shall be forever fully released and wholly discharged from any and all liability and
obligations herein, or howsoever arising pertaining to the Latecomer Charge, and
whether arising before or after the expiry of this Agreement.
3. The Subdivider represents and warrants to the City that the Subdivider has
not received, claimed, demanded or collected money or any other consideration from
the owner of the Benefitting Lands for the provision, or expectation of the provision of
the Extended Services, other than as contemplated and as provided for herein; and
further represents and warrants that he has not entered into any agreement with the
owner of the Benefitting Lands for consideration in any way related to or connected
directly or indirectly with the provision of the Extended Services. The representations
and warranties of the Subdivider herein shall, notwithstanding Item 2 of this
Agreement, survive the expiry of this Agreement.
4. The Subdivider (if more than one corporate body or person) hereby agrees
that the City shall remit the Latecomer Charge to each corporate body or person in
equal shares.
5. If the Subdivider is a sole corporate body or person, the City shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the
following (name and address of director of corporate body, accountant, lawyer, etc.):
6. In the event that the Subdivider is not the owner of the said lands, the owner
shall hereby grant, assign, transfer and set over unto the Subdivider, his heirs and
assigns, all rights, title and interest under this Agreement.
Page 4 of 4
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate
Seals, attested by the hands of their respective officers duly authorized in that behalf, the
day and year first above written.
SUBDIVIDER
Subdivider - Authorized Signatory
Subdivider - Authorized Signatory
CITY OF MAPLE RIDGE
Corporate Officer - Authorized Signatory
11-5255-50-063 Page 1 of 3
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: December 4, 2018
and Members of Council FILE NO: 11-5255-50-063
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Award of Contract ITT-EN18-78: North Lane Sanitary Sewer Replacement
by Pipe Bursting
EXECUTIVE SUMMARY:
The upsizing of the existing sanitary sewer located in North Lane, located between Lougheed
Highway and North Avenue from 223 Street to 224, is required to serve existing businesses and
accommodate ongoing development in the area. The sanitary sewer main along North Lane was
constructed of vitrified clay pipe, and a recent Closed Circuit Television (CCTV) inspection revealed
significant deficiencies along the section of sewer main due to offset joints, cracks and fractures.
The North Lane Sanitary Sewer Replacement by Pipe Bursting project is in the City’s approved 2018
Financial Plan and is solely funded by the Sewer Rehabilitation Program.
The project entails the replacement and upsizing of pipe from 200mm diameter to 250mm in
diameter for approximately 167 metres of sanitary sewer. Trenchless technology or pipe-bursting
was selected as the appropriate sewer replacement method rather than the traditional open-cut
method due to several complex site constraints.
An Invitation to Tender to replace 167 metres of sanitary sewer main was issued on October 3, 2018
and closed on November 7, 2018. One compliant tender was received by PW Trenchless
Construction Inc. at $448,807.00 (excluding taxes).
Staff have reviewed the tender and recommend that the contract be awarded to PW Trench less
Construction Inc. for the amount of $448,807.00 (excluding taxes).
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
That Contract ITT-EN18-78: North Lane Sanitary Sewer Replacement by Pipe Bursting, be awarded to
PW Trenchless Construction Inc. in the amount of $448,807.00 excluding taxes; and
That a contract contingency of $50,000.00 be approved to address potential variations in field
conditions; and
That the Corporate Officer be authorized to execute the contract.
11-5255-50-063 Page 2 of 3
DISCUSSION:
a) Background Context:
The upsizing of the existing sanitary sewer located in North Lane, located between Lougheed
Highway and North Avenue from 223 Street to 224, is required to serve existing businesses
and accommodate ongoing development in the area. The sanitary sewer main along North
Lane was constructed of vitrified clay pipe, and a recent Closed Circuit Television (CCTV)
inspection revealed significant deficiencies along the section of sewer main due to offset
joints, cracks and fractures. The North Lane Sanitary Sewer Replacement by Pipe Bursting
project is in the City’s approved 2018 Financial Plan and is solely funded by the Sewer
Rehabilitation Program.
The project entails the replacement and upsizing of pipe from 200mm diameter to 250mm
in diameter for approximately 167 metres of sanitary sewer. Trenchless technology or pipe-
bursting was selected as the appropriate sewer replacement method rather than the
traditional open-cut method due to several complex site constraints.
Tender results
An Invitation to Tender was issued on October 13, 2018 and closed on November 7, 2018.
One compliant tender was submitted as noted below:
PW Trenchless Construction Inc. is recognized as an industry leader in pipe bursting
technology and they successfully completed several pipe bursting projects for the City of
Maple Ridge.
b) Desired Outcome:
The desired outcome is to construct the necessary sanitary sewer replacement to adequately
service the 22300 block area of North Lane to serve existing businesses and to
accommodate future development.
c) Strategic Alignment:
The most recent CCTV inspection identified this sanitary sewer as a key piece of
infrastructure for replacement.
d) Citizen/Customer Implications:
Construction will commence in January 2019 and attempts will be made to minimize the
impact to everyday traffic, residents, and businesses in the neighbourhood that access the
lane.
Notifications will be delivered to surrounding businesses to inform them of the upcoming
project. The general public will be informed of the construction project progress and with
updates through the City’s website and social media sources.
e) Interdepartmental Implications:
The Engineering Department has worked with the Operations Department in developing this
project.
Tender Price (excluding taxes)
PW Trenchless Construction Inc. $448,807.00
11-5255-50-063 Page 3 of 3
f) Business Plan/Financial Implications:
The projected expenditures excluding taxes are as follows:
Construction Contract Cost
Contract Contingency
Total Projected Project Cost
The project funding sources are as follows:
Sewer Utility Fund
Total Funding Sources
$
$
$
$
$
448,807.00
50,000.00
498,807.00
500,000.00
500,000.00
Due to the complexity of this sanitary sewer replacement project using pipe bursting, staff
recommends a contract contingency in the amount of $50,000.00 that will only be utilized if
required to address unforeseen conditions.
CONCLUSION:
The replacement of the existing sanitary sewer on North Lane, located between Lougheed Highway
and North Avenue from 223 Street to 224 is required to continue to serve existing businesses and
accommodate future development. It is recommended that Council approve the award to PW
Trenchless Construction Inc. for the amount of $448,807.00
“Original signed by Jeff Boehmer”
Prepared by: Jeff Boehmer, PEng.
Manager of Design & Construction
“Original signed by Trevor Thompson”
Financial: Trevor Thompson, BBA, CPA, CGA
Concurrence: Chief Financial Officer
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, BBA, CPA, CGA
Chief Administrative Officer
Attachments:
(A) Map