HomeMy WebLinkAbout2019-03-19 Public Hearing Agenda and Reports.pdf
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-184-RZ
23585 128 Avenue
Lot 24 Section 28 Township 12 New Westminster District Plan 38973
Maple Ridge Official Community Plan Amending Bylaw No. 7530-2019
To re-designate a portion of the subject property from Estate Suburban Residential to
Conservation and Forest and to add to Schedule “C” areas designated as Conservation
and Forest.
Maple Ridge Zone Amending Bylaw No. 7392-2017
A text amendment to the RS-2 (One Family Suburban Residential) zone with density
bonus provisions. The current application is to create a 5 lot subdivision.
2) 2013-087-RZ
23500 and 23550 Larch Avenue
Lot 4 Section 28 Township 12 New Westminster District Plan 24142
Lot 38 Section 28 Township 12 New Westminster District Plan 40978
Maple Ridge Official Community Plan Amending Bylaw No. 7526-2018
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley Area Plan, Figure 2 - Land
Use Plan, and Figure 3C - River Hamlet from Conservation and Neighbourhood Park to
Medium/High Density Residential.
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley Area Plan, Figure 4 –
Trails / Open Space to remove from Conservation and to remove from Neighbourhood
Park.
To establish a defined boundary between the portion of the site to be developed and the
portion proposed to be developed as Neighbourhood Park to the west.
PUBLIC HEARING AGENDA
March 19, 2019
7:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You
will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
Maple Ridge Zone Amending Bylaw No. 7068-2014
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) and P-1 (Park and School). The current
application is to allow future development of approximately 19 townhouses with 0.53 ha
(1.3 acres) allocated for a future neighbourhood park and conservation lands.
3) 2017-461-RZ
11641 227 Street
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
Maple Ridge Official Community Plan Amending Bylaw No. 7525-2018
To amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: Town Centre
Area Land-Use Designation Map from Conservation to Low-Rise Apartment.
To amend Schedule “C” by removing Conservation.
To amend Schedule “A” Chapter 10.4 Town Centre Area plan, Section 3.3 Land Use
Designations, subsection 3-22 Low Rise Apartment by adding text that a low rise
apartment development be of a minimum of six (6) storeys for the subject property.
To amend the Conservation Boundary and to amend the Low Rise Apartment land use
designation to permit a 6 storey development.
Maple Ridge Zone Amending Bylaw No. 7401-2017
To rezone the subject property from RS-1 (One Family Urban Residential) to RM-2
(Medium Density Apartment Residential). The current application is to permit the future
construction of two residential apartment buildings with approximately 153 residential
units. To accommodate the project, site specific changes to the RM-2 (Medium Density
Residential) zone are required. They are as follows:
1) To increase the permitted net density from 1.8 to 2.0 FSR, and
2) To increase the building height from 15 metres (4 storeys) to 22 metres (6 storeys).
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, March 19, 2019 to
consider the following bylaws:
1) 2017-184-RZ
23585 128 Avenue
Lot 24 Section 28 Township 12 New Westminster District Plan 38973
Maple Ridge Official Community Plan Amending Bylaw No. 7530-2019
To re-designate a portion of the subject property from Estate Suburban Residential to
Conservation and Forest (Shown on Map 993) and to add to Schedule “C”
areas designated as Conservation and Forest (Shown on Map 994).
Maple Ridge Zone Amending Bylaw No. 7392-2017
A text amendment to the RS-2 (One Family Suburban Residential) zone with density
bonus provisions. The current application is to create a 5 lot subdivision.
Map 993 Map 994
2) 2013-087-RZ
23500 and 23550 Larch Avenue
Lot 4 Section 28 Township 12 New Westminster District Plan 24142
Lot 38 Section 28 Township 12 New Westminster District Plan 40978
Maple Ridge Official Community Plan Amending Bylaw No. 7526-2018
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley Area Plan, Figure 2 - Land
Use Plan, and Figure 3C - River Hamlet from Conservation and Neighbourhood Park to
Medium/High Density Residential (Shown on Map 991)
To amend Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley Area Plan, Figure 4 –
Trails / Open Space to remove from Conservation and to remove from
Neighbourhood Park (Shown on Map 992)
To establish a defined boundary between the portion of the site to be developed and the
portion proposed to be developed as Neighbourhood Park to the west.
Map 991 Map 992
Maple Ridge Zone Amending Bylaw No. 7068-2014
To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential)and P-1 (Park and School) .
The current application is to allow future development of approximately 19 townhouses
with 0.53 ha (1.3 acres) allocated for a future neighbourhood park and conservation
lands.
3) 2017-461-RZ
11641 227 Street
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
Maple Ridge Official Community Plan Amending Bylaw No. 7525-2018
To amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: Town Centre
Area Land-Use Designation Map from Conservation to Low-Rise Apartment (Shown on Map
989);
To amend Schedule “C” by removing Conservation (Shown on Map 990)
To amend Schedule “A” Chapter 10.4 Town Centre Area plan, Section 3.3 Land Use
Designations, subsection 3-22 Low Rise Apartment by adding text that a low rise
apartment development be of a minimum of six (6) storeys for the subject property.
To amend the Conservation Boundary and to amend the Low Rise Apartment land use
designation to permit a 6 storey development.
Map 989 Map 990
Maple Ridge Zone Amending Bylaw No. 7401-2017
To rezone the subject property from RS-1 (One Family Urban Residential) to RM-2
(Medium Density Apartment Residential). The current application is to permit the future
construction of two residential apartment buildings with approximately 153 residential
units. To accommodate the project, site specific changes to the RM-2 (Medium Density
Residential) zone are required. They are as follows:
1) To increase the permitted net density from 1.8 to 2.0 FSR, and
2) To increase the building height from 15 metres (4 storeys) to 22 metres (6 storeys).
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Planning Department Counter of City Hall, between 8:00 am
and 4:00 pm from March 6, 2019 to March 19, 2019, weekends and Statutory Holidays excepted.
The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Corporate Officer or by sending an email to
the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, March 19, 2019. Please note that all
written submissions provided in response to this consultation will become part of the public record
which includes the submissions being made available for public inspection.
Dated this 6th day of March, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-184-RZ
File Manager: Diane Hall
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1.
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City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 5, 2019
and Members of Council FILE NO: 2017-184-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7530-2019;
Second Reading
Zone Amending Bylaw No. 7392-2017;
23585 128 Avenue
EXECUTIVE SUMMARY:
An application has been received for a text amendment to the RS-2 (One Family Suburban
Residential) Zone with density bonus provisions. Density bonus provisions are outlined in the Maple
Ridge Official Community Plan and give Council the discretion to approve additional density in
exchange for community benefits. The proposal is to create a 5 lot subdivision on this 1.24 ha (3
acre site). The density bonus provisions and text amendment provide a mechanism to allow smaller
lot sizes than permitted under current RS-2 (One Family Suburban Residential) Zoning (see Appendix
C). The minimum parcel size in the RS-2 Suburban Residential Zone is 0.4 hectares (1 acre).
Proposed lot sizes average 0.12 hectares (one third of an acre). These proposed lot sizes and
densities are consistent with the RS-1c Zone.
Council approved a similar application on March 8, 2016 (known as the Dogwood Application 2014-
054-RZ) which voluntarily dedicated 25% of developable area for park purposes. This developable
area had significant stands of mature trees, and Council recognized the benefits of allowing them to
be retained with the clustered development and park dedication. The example set by the Dogwood
application was the consideration of density bonus provisions in exchange for the dedication of
developable area into public ownership in order to protect environmental assets. The current
application and the density it proposes will be reviewed in light of this previous application and the
recently adopted Tree Protection and Management Bylaw, which protects and retains trees in the
development process.
As the subject property is within the Fraser Sewer Area, both sewer and water connections are
available, making it possible to create parcels with smaller lot sizes. The applicant’s justification for
reduced parcel sizes is due to the voluntary dedication of developable area for park purposes.
The subject property is outside of the Urban Area Boundary in the Maple Ridge Official Community
Plan, but is designated Urban in the Metro Vancouver Regional Growth Strategy. The issue of
increased densities on qualifying properties in the Estate Suburban designation1 has been discussed
by Council for some time. On September 5, 2017, Council voted in favour of leaving the Estate and
Suburban Residential designations and their policy base unchanged (i.e. retaining the minimum lot
size at 0.4 hectare (1 acre) for subdivision purposes). The Council resolution is as follows:
1 Council has the jurisdiction to increase residential densities on Estate Suburban properties that are designated
Urban in the Regional Growth Strategy of Metro Vancouver.
Page 2 of 8
That no changes be made to the current policies in the Official Community Plan for Estate
Suburban Residential and Suburban Residential land use designations, as discussed in
the Council report dated September 5, 2017.
Based on the above Council resolution, the base density for both of these designations will remain at
0.4 hectare (1 acre) lots. However, the Official Community Plan has a policy framework for density
bonus measures to increase residential density where community benefits may be realized.
This application proposes lot sizes that are smaller than indicated in the Estate Suburban
Designation. However, due to its utilization of density bonus provisions, and the community benefits
it will provide, this application is in compliance with the OCP. The applicant has committed to
dedicating developable area as park, and Council considered these amenities in their decision to
give first reading to this application on October 17, 2017.
This application will be subject to the Community Amenity Contribution Program which for Single
Family Development would amount to $5100.00 per lot, for a total contribution of $25,500.00.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7530-2019 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7530-2019 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7530-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7530-2019 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7392-2017 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedules "B" and “C”;
iii) Road dedication on 235 A Street as required;
iv) Park dedication as required, including construction of walkways, multi-purpose trails; and
removal of all debris and garbage from park land;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
Page 3 of 8
vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas on the subject property;
vii) Registration of a Restrictive Covenant for Tree Protection and Stormwater Management
viii) Removal of existing buildings;
ix) That a voluntary contribution, in the amount of $25,500.00 ($5100.00/lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Aplin & Martin Consultants David Laird
Legal Description: Lot: 24, Section: 28, Township: 12, Plan: NWP38973
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family
Zone: RS-2 with density bonus provisions
Designation: Estate Suburban
South: Use: Single Family
Zone: RS-2 Suburban Residential
Designation: Estate Suburban
East: Use: Single Family
Zone: RS-2 Suburban Residential
Designation: Estate Suburban
West: Use: Single Family
Zone: RS-2 Suburban Residential
Designation: Estate Suburban
Existing Use of Property: Suburban Residential
Proposed Use of Property: Suburban Residential with density bonus provisions
Site Area: 1.242 HA (3 acres)
Access: 128th Avenue
Servicing requirement: Urban Standard
2) Background:
The subject property is located on 128th Street, directly south of the recently developed Dogwood
site, which also utilized density bonus provisions and a text amendment in the RS-2 Zone. The
Page 4 of 8
topography of the site is relatively flat, although a ridge transects the property on the diagonal from
the southwest to the northeast corner. The applicant has provided a tree survey showing a total of
190 trees. There are over 80 trees on the site with diameters of over 0.7 metres (2’4”) and over 40
trees with diameters over 1 meters (3’3”). The implications for development and tree retention will
be discussed further in this report.
3) Project Description:
This proposal is to follow the development pattern of the Dogwood development to its immediate
north with minimum lot sizes of 1,200 square metres. There are 5 single family lots proposed on the
1.2 hectare (3 acre) site. The subdivision layout would connect the existing 235a Street with 235 th
Street to its south at 128th Avenue. The justification for the increased density and density bonus
measures relates to the community benefits that would result from park dedication and the tree
protection measures that this application proposes. Through park dedication and covenants, for this
application the usual 5% park dedication requirements would be increased to 36.5 % of the site. The
applicant estimates that the proposal will retain an additional 55 trees (with diameters equal to or
greater than 70 centimeters) than would be protected with a conventional Estate Suburban
subdivision with the Tree Protection and Management Bylaw in place. The contiguous strip of park
and environmentally sensitive area on the east side of the site has been identified as a possible
future trail.
For the Dogwood Application to the north of the site, the Engineering Department advised that this
location may serve as a future bridge crossing for the South Alouette River, and the subject property
would be similarly affected by this project. However, at this time 240th Street has been identified for
a bridge crossing and remains the priority location for bridge construction in the Transportation Plan.
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Estate Suburban designation which typically aligns with
0.4 hectare (1 acre) lots. Under the RS-2 Zone, the subdivision potential of the 1.2 hectare (3 acre)
property would be limited to a 2 lot split, as road dedication would be required to connect 235 Street
at 128th Avenue with 235A Street to the north of the site. In order to realize higher density than is
permitted in the Official Community Plan this application proposes to utilize density bonus
provisions. The subject property is designated Estate Suburban Residential. The majority of
properties designated Estate Suburban Residential in the OCP are within the Metro Vancouver Urban
Containment Boundary, but outside of the municipal Urban Area Boundary. The Regional Urban
Containment Boundary includes the Estate Suburban Residential designated lands directly south of
Silver Valley. The Estate Suburban Residential designation aligns with land that is serviceable by the
regional sanitary service within the Fraser Sewer Area. Where these lands are within the Regional
Urban Containment Boundary, development to higher density is possible than with Suburban
Residential designated lands, which must rely on septic disposal. The following OCP policies guide
the form and density supported in the Estate Suburban Residential land use designation:
Policy 3-14 Urban-level residential densities will not be supported in areas designated Estate
Suburban Residential
Policy 3-15 Maple Ridge will support single detached and two-family residential housing in
Estate Suburban Residential areas. The Estate Suburban Residential land use
designation is characterized generally by 0.4 hectare lots.
Page 5 of 8
The RS-1c (One Family Urban (Low Density) Residential) allows for smaller lots (1200 square metres)
than does the RS-2 Suburban Residential Zone (4000 square meters). However, the RS-1c Zone is
significantly larger than most urban lots. In addition, the single detached form proposed by the
applicant meet the intent of the above mentioned policies.
An OCP amendment will be required to re-designate a portion of the subject property to Conservation
for the riparian setback area of Dogwood creek in the 128 th Avenue corridor. Similar to the previous
Dogwood application to the north, lands dedicated for tree conservation will be designated Forest.
The Forest designation is described in the OCP as a designation for the protection and maintenance
of the ecological diversity and integrity of forested land within the District. The preservation of
forested lands is recognized as both environmentally and economically beneficial to the community,
as outlined in two key OCP policies:
Policy 5-13 Maple Ridge will promote the retention of urban and mature trees and of natural
forests and woodland areas, and ensure that additional trees and plant material are
provided as part of all development proposals. To enhance the ecological integrity of
the District, the use of native trees, plants and naturescape principles will also be
encouraged.
Policy 6–62 To protect ecological diversity and the integrity of forested lands, Maple Ridge will
retain parts of the northern slope of Thornhill as Forest. Innovative development
proposals that protect unique site characteristics, ecologically sensitive areas, or
amenities on lands designated Forest and within private ownership, may be
considered for a density bonus. The value of the density bonus will be at Council’s
discretion, in return for the development providing an identified community benefit.
In particular, Policy 6-62 speaks to a density bonus framework as a mechanism for protecting unique
site characteristics, such as forested lands, that provide an identified community benefit. The
density bonus structure proposed for this development application, while site-specific presently, is
consistent with the previous application to its north. It is noted that the OCP supports using a
density bonus framework in three specific development scenarios.
Based on the September 5, 2017 Council resolution, the base density for the Estate Suburban
designation will remain at 0.4 hectare (1 acre) lots. The Official Community Plan has a policy
framework (outlined in Policy 2-9) for density bonus measures to increase residential density where
community benefits may be realized, as follows:
Policy 2–9 Community Amenity Contributions and density bonuses may also be considered at
Council’s discretion for all Official Community Plan and Zoning Bylaw amending
applications that are seeking a higher density than is envisioned in Schedule “A”
and/or Schedule “B”, to help provide a variety of amenities and facilities throughout
the municipality.
This policy framework gives Council discretion to consider de nsity bonus options on a case by case
basis, where there is an opportunity to protect a unique environmental feature.
The subject application is supported for three important reasons. Firstly, the subject property is
serviceable by sanitary sewer due to their location in the Fraser Sewer Area, and there is no Regional
policy impediment that would require lot sizes to remain at 0.4 hectare (1 acre).
Page 6 of 8
Secondly, the proposed development will ensure long term protection of significant stands of mature
second growth trees under public ownership in dedicated parkland in alignment with Policy 6 -62 of
the OCP. The applicant maintains that more trees will be retained than would occur under the Maple
Ridge Tree Protection and Management Bylaw. This application has been reviewed by the
Environmental section of the Planning Department. The proposed site plan and areas for density
bonus (designated as forest) meet with the objectives of each department.
Thirdly, the subdivision of this site from 2 to 5 lots ensures an adequate return for the applicant to
construct the necessary road and service connection through the site. The completed road will
significantly improve neighbourhood accessibility and the looping of municipal water service in the
area. The sanitary sewer will also be extended further east with greater ease of connection for
existing lots to the east that are currently on septic. In addition, the new road connection should
significantly improve automobile, bike and pedestrian access to Yennadon Elementary School and to
the nearby Historic Commercial Node. It is unlikely that these benefits would be realized without
increased density, as the servicing costs for one additional lot would be prohibitive. The areas that
are proposed to be protected by restrictive covenant will have the effect of enclosing the developable
portions of the site with greenspace, thereby buffering the site from adjacent lower density
developments.
The proposed density bonus structure used to accommodate the RS-1c (One Family Urban (Low
Density) Residential) Zone will not require an OCP amendment. The Zoning Bylaw text amendment
will be established to create the density bonus framework, made on a site specific basis, based on
an evaluation of community benefits of the dedicated lands . This application will be providing
additional dedication for tree protection rather than a cash contribution. In the absence of density
bonus program in the site area, this site specific approach provides similar opportunities to the
Albion Area Community Amenity Program, which has a prescribed fee schedule that applies to all
developments utilizing the density bonus program in Albion.
ii) Zoning Bylaw:
The minimum lot size for the current RS-2 zone is 4000 m2. The proposed text amendment is to
permit lots sizes that conform with the RS-1c Zone, with minimum lot sizes of 1200 m2. The
proposed lot dimensions that accompany this rezoning text amendment are also reduced from the
RS-2 Zone. In addition to a proposed, minimum lot size of 1200 m2, the minimum lot width is
proposed to be 24 metres, and minimum lot depth is proposed to be 36 metres. These dimensions
in the RS-2 Zone are respectively, 36 metres, and 60 metres.
iii) Off-Street Parking And Loading Bylaw:
The Off-Street Parking And Loading Bylaw identifies a minimum of 2.0 parking spaces for a one
family residential use. This can readily be accommodated on the proposed lots.
iv) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas. In addition, pursuant to Section 8.10 of the OCP, a Natural Features Development
Permit application is required for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area
Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
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to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
v) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on November 21,
2018. A total of 15 people attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and include the following main points:
Increased traffic concerns along 128th Avenue
Request for pathway on South side of corridor.
Drainage concerns
Lot size was inconsistent with neighbourhood context.
The following are provided in response to the issues raised by the public:
The link through 235A Street will improve connectivity and emergency access concerns.
Concerns for pedestrian access has been forwarded to the Engineering Department.
Drainage concerns will be reviewed at the detailed civil design stage.
The dedication of land at the south perimeter of the site will reduce the impact of smaller lot
sizes.
vi) Parkland Requirement:
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land will be required to be dedicated as a condition of Final Reading.
5) Environmental Implications:
The applicant has incorporated concerns raised by the Environment Division of the Planning
Department to create the best layout for protecting conservation areas and the additional dedication
for the protection of significant stands of trees. In addition, the implications of the tree cutting
permit have been outlined, and the requirement for protective fencing along park boundaries have
been established along with a planting restoration plan.
Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed this application and has established requirements for
servicing, and road dedication. These requirements will be addressed through the Rezoning
Servicing Agreement as a condition of final reading.
ii) Parks & Leisure Services Department:
The Parks Department was involved in the establishment of dedicated park areas and provided a
favorable review of the final layout.
iii) Fire Department:
The Fire Department established conditions for securing the existing building prior to demolition, and
for road width standards for emergency access.
Page 8 of 8
6) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, for forest and conservation, is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
7) Citizen/Customer Implications:
Opportunities for public input have been provided at the November 21, 2018 Development
Information that was hosted by the applicant. Additional opportunities will be provided at the
required public hearing as this application advances.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7530-2019,
that second reading be given to Zone Amending Bylaw No7392-2017, and that application 2017-
184-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A, MCIP, RPP
Planner
“Original signed by Christine Carter”__________________
Reviewed 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 – OCP Amending Bylaw No. 7530-2019
Appendix D – Zone Amending Bylaw No. 7392-2017
Appendix E – Site Plan showing trees and additional dedication.
DATE: Feb 22, 20182017-184-SD
23585 128 Avenue
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
128 Ave
´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Cre ek
River
Major Rivers & L akes
DATE: Feb 22, 2018
2017-184-SD
23585 128 Avenue
PLANNING DEPARTMENT
SUBJECT PROPERTY
128 Ave
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7530-2019
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7530-2019
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 24 Section 28 Township 12 New Westminster District Plan 38973
and outlined in heavy black line on Map No. 993, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 24 Section 28 Township 12 New Westminster District Plan 38973
and outlined in heavy black line on Map No. 994, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation and Forest.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 12th day of February, 2019.
READ a second time the 12th day of February, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
235A ST.236A ST.234B ST.128 CRESCENT
12702
12761
12926
2368112781
12901
12791 2364712865
12739
12728
12931
12886
12776
12880 23669127882347123461 2358512835
12908
12788
12950
12870
12769 23694236551 289512705
12887
2368512750
12875
2354312758
12872 2366223611/19A
38
1
4
PARK4
3
5
41
22
7
4
2
9
24
37
6
3
8
2
8
2
1
42
4
A
19
1
20
3
6
7
21
PARK
11
3
1
9Rem 1A
34
102A
2
A
3
5
EPP 56758P 19475P 45932P 46567
P 77771 EPP 56758RP 15169EPP 56757
P 75557P 46567P 11075*LMP5966
P 38973EP 21939P 6438
P 45932
P 77771
P 63548P 83056EPP 56758P 50674
P 20363
P 11117P 83056P 6438
P 7806P 6438
BCP 10730E P P 5 6 9 7 3 E P P 56973EPP 56973EPP 56973EP 77772
12 8 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Conservation Forest
7530-2019993
235A ST.236A ST.234B ST.128 CRESCENT
12702
12761
12926
2368112781
12901
12791 2364712865
12739
12728
12931
12886
12776
12880 23669127882347123461 2358512835
12908
12788
12950
12870
12769 23694236551 289512705
12887
2368512750
12875
2354312758
12872 2366223611/19A
38
1
4
PARK4
3
5
41
22
7
4
2
9
24
37
6
3
8
2
8
2
1
42
4
A
19
1
20
3
6
7
21
PARK
11
3
1
9Rem 1A
34
102A
2
A
3
5
EPP 56758P 19475P 45932P 46567
P 77771 EPP 56758RP 15169EPP 56757
P 75557P 46567P 11075*LMP5966
P 38973EP 21939P 6438
P 45932
P 77771
P 63548P 83056EPP 56758P 50674
P 20363
P 11117P 83056P 6438
P 7806P 6438
BCP 10730E P P 5 6 9 7 3 E P P 56973EPP 56973EPP 56973EP 77772
12 8 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Schedule C as shown
To Add T o Conservation To Add T o Forest
7530-2019994
CITY OF MAPLE RIDGE
BYLAW NO. 7392-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7103 - 2014."
2. Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS-1,
RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93) Subsection C.
REGULATION FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES of
Maple Ridge Zoning Bylaw No. 3510 – 1985 is amended by adding the following as
item 19:
“(19) DENSITY BONUS REGULATIONS
(a) A Density Bonus is permitted on the parcels or tracts of land and premises known
and described as:
23585 128th Avenue Lot: 24, Section: 28, Township: 12, Plan: NWP38973
provided that the owner dedicates park land for the purpose of tree preservation,
exclusive of Environmentally Sensitive Area lands and park dedication required by
Local Government Act Section 510 Provision of Park Land.
(b) The base density is a minimum subdivision lot area of 4,000 m2, minimum
subdivision lot width of 36 metres, and minimum subdivision lot depth of 60
metres. A Density Bonus is an option in the RS-2 zone as follows:
(i) The owner must dedicate as park land at least 2922 m2 in any
subdivision containing one or more lots with an area of less than 4,000 m2, as
a condition of subdivision approval by the Approving Officer, such area to be
acceptable to the Approving Officer for the purpose of preserving mature trees
on the parent parcel.
(ii) The maximum density bonus is:
A) Minimum lot area of 1,200 m2
B) Minimum lot width of 24 m
C) Minimum lot depth of 36 m
3. Zoning requirements for the RS-1c zone shall apply and supersede the zoning
requirements for the RS-2 zone for any subdivision approved pursuant to this item
19.”
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of October, 2017.
READ a second time the 12th day of February, 2019.
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
Site Plan showing Additional Areas for Protection through Dedication as part of Density Bonus Provision.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2013-087-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
Page 1 of 11
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 19, 2019
and Members of Council FILE NO: 2013-087-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7526-2018;
Second Reading
Zone Amending Bylaw No. 7068-2014;
23500 and 23550 Larch Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 23500 and 23550
Larch Avenue (Appendix A and B) from RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) to RM-1 (Townhouse Residential) and P-1 (Park and School) to allow future
development of approximately 19 townhouse units with 0.43 ha (1.07 acres) allocated for a future
neighbourhood park and conservation lands.
Council granted first reading to Zone Amending Bylaw No. 7068-2014 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on April 8, 2014. This
was after a deferral to establish a better defined boundary between the portion of the site to be
developed and the portion proposed to be developed as a neighbourhood park to the west.
This was completed by the applicant and an updated submission to the City was made by the
applicant in June 2016. Upon preliminary review, it was determined that the extensive use of
retaining walls and some sloping issues did not comply with City standards and policies such as the
Hillside Management Policy. Servicing plans showed that the project would be difficult or costly to
service from Larch Avenue. It was proposed that the site be served by utilities being placed in a
statutory right of way through the park. However, the proposed location was not acceptable because
it impacted future park development and programing.
Revised plans were received in May 2017. A number of technical matters were finalized between the
City and the applicant’s professional consultant team by the end of 2017. The applicant proceeded
to hold a Development Information Meeting in March 2018, make an ADP submission a month later
in June and addressed all remaining issues concerning designation boundaries and park amenities
this year.
With the boundary between the Townhouse Development, the Neighbourhood Park and the
conservation area established, the bylaws attached to this report have been amended to reflect the
agreed to boundaries. The applicant also offered to provide a voluntary contribution of $80,000
towards a child play area in the adjacent park. This contribution is in addition to the usual
Community Amenity Contributions required for all projects.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing on the site has established the developable areas,
and as a result, an OCP amendment is required to revise the boundaries of the land use
Page 2 of 11
designations to fit the site conditions. Zoning Amendment Bylaw No. 7068-2014 has been amended
to align with the ground truthed boundary.
In addition to the Park contribution, pursuant to Council policy, this application is subject to the City-
wide Community Amenity Contribution Program at a rate of $4,100.00 per townhouse dwelling unit,
for an estimated amount of $77,900.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7526-2018 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7526-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7526-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7526-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7068-2014, as amended, be given second reading, and be
forwarded to Public Hearing; and,
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, Figure 3C - River Hamlet, and Figure 4 - Trails / Open
Space;
iii) Road dedication on Larch Avenue as required;
iv) Subdivision of the subject site into Townhouse, active parkland (to be acquired by City) and
dedication of conservation areas, including construction of walkways, equestrian trails; and
removal of all invasives, debris and garbage from park land, as required;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property(ies) for the proposed development;
vi) Registration of a Restrictive Covenant for the protection of any Environmentally Sensitive
areas on the subject property(ies);
vii) Registration of a Statutory Right-of-Way plan with a servicing easement;
viii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
Page 3 of 11
ix) Registration of a Restrictive Covenant for Tree Protection;
x) Registration of a Restrictive Covenant for Stormwater Management, including maintenance
guidelines for the owners and strata council;
xi) Removal of existing building/s;
xii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
xiii) That a voluntary contribution, in the amount of $80,000, be provided for Parkland
development in lieu of the reduced neighbourhood park space and open space amenity on
the development site.
xiv) That a voluntary contribution, in the amount of $77,900 ($4,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Legal Description: Lot: 4, Section: 28, Township: 12, Plan: NWP24142 and
Lot: 38, Section: 28, Township: 12, Plan: NWP40978
OCP:
Existing: Neighbourhood Park, Conservation, Med/High Density Residential
Proposed: Neighbourhood Park, Conservation, Med/High Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), RS-2 (One Family Suburban
Residential)
Proposed: RM-1 (Townhouse Residential), P-1 (Park and School), RS-3 (One
Family Rural Residential), RS-2 (One Family Suburban Residential)
Surrounding Uses
North: Use: Single Family Residential, Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Medium/High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium/High Density Residential,
Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Medium/High Density Residential
Page 4 of 11
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Conservation, Neighbourhood Park
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential, Neighbourhood Park
Site Area: 1.17 ha (2.9 acres)
Access: Larch Avenue
Servicing requirement: Urban Standard
2) Background:
The subject site (Appendix A and B) is comprised of two properties located in the River Village of the
Silver Valley Area Plan. A single family home is currently located on each property, and both
properties are rural residential in nature with significant vegetation and tree cover. The properties
slope gradually towards the south west corner, where the topography is at its steepest. An existing
trail is located along Larch Avenue and an equestrian trail as designated in the Official Community
Plan (OCP) is proposed through the conservation area to the south west of the development site.
3) Project Description:
The applicant proposes to rezone the site in order to construct approximately 19 townhouse units
accessed via a private strata road (Appendix E and F). Access will be by way of a private strata road
extending southward from Larch Avenue. Two buildings are proposed on each side of the strata road
containing the townhouse units. The majority of the parking is side by side with aprons. And a small
portion is tandem all but one with apron parking.
Approximately 2,439 sq. m. (0.6 acres) of parkland will not be dedicated, but will be purchased from
the applicant. It will be purchased at fair market price with the portion of development cost charges
revenue allocated for park acquisition. A further 1,824 sq. m. (0.45 acres) of conservation land will
be dedicated by the applicant due to steep slopes as a condition of zoning approval. This will
complement the neighbourhood park site as passive green space. The total amount of open space
will be 4,263 sq. m. (1.05 acres)
4) Planning Analysis:
i) Official Community Plan:
The development site comprises of two properties totaling 1.17 ha (2.9 acres), and is located in the
River Village in the Silver Valley Area Plan. Once redesignated (refer to table above), the development
site is designated 16% Conservation (0.19 ha/0.47 acres), 63% Medium/High Density Residential
(0.74 ha/1.83 acres), and 21% (0.25 ha/0.62 acres) Neighbourhood Park. The currently designated
land would change as follows:
An 84% increase in the portion of the subject land designated Medium/High Density
Residential (OCP 4,041 sq. m. to 7,412 sq. m.);
A 54.0% decrease in the amount of land designated Neighbourhood Park (OCP 5,300 sq.
m. to 2,439 sq. m.); and
Page 5 of 11
A 2.2% decrease in the amount of land designated Conservation (OCP 1.937 sq. m. to
1,894 sq. m.).
The proposed amendments have implications for these land use changes are detailed below.
Medium/High Density Residential Implications:
In order to permit the development as proposed by the applicant, an OCP amendment will be
required to re-designate approximately 4,371 sq. m of the Neighbourhood Park and Conservation
land to Medium/High Density Residential, representing an increase of about 83.5% in the
Medium/High Density Residential designation of the site.
This change trades off more density for a less neighborhood parkland. The parkland area change is
discussed in the following section. As for the density, applying the Floor Space Ratio of 0.6 permitted
in the proposed RM-1 zone, about 1,825 sq. m. of building space would be permitted for the amount
of land currently designated Medium/High Density Residential and about 4,445 sq. m. would be
permitted for the amount of the proposed land to be designated for Medium/High Density
Residential. The actual development is to contain about 4,064 sq. m. or a gain of about 2,239 sq.
m. as a result of the lands being redesignated to Medium/High Density Residential.
The proposed designation boundary in the OCP Amending Bylaw (Appendix C) reflects the expanded
Medium/High Density Residential to accommodate this proposal. The Zone Amending bylaw has also
been modified for the RM-1 boundary to coincide with the expanded Medium/High Density
Residential designation.
Neighbourhood Park Implications:
Community Structure and Parks: The Silver Valley Area Plan envisions centrally located parks in each
neighbourhood. A portion of the subject site identifies such a neighbourhood park for the River
Hamlet in which the subject site is located. This land use concept was developed through the public
consultation process for the Silver Valley Plan, and is expressed in the following Plan policy:
Silver Valley Plan Policy 5.3.4 Neighbourhoods
(a) A Neighbourhood is a subset of a Hamlet, generally defined by a 200 metre, 2-minute
walking radius from a central local community and/or park space and a transit stop.
Topographic Constraints: The area designated Park is challenging with respect to topography.
Programing typical for neighborhood parks would need to level all or parts of the site to balance
between creating useable park space, the requirements of the Hillside Management Policy and
measures protecting the conservation area abutting the proposed parkland. The latter two may be
better addressed through residential development on the eastern portion of the lands designated
Park while the western section of the site can be developed into a neighbourhood park. This is one of
the aspects used to analyze the proposed change to the designation boundary. An area of
moderately sloping topography exists in the north east corner of the proposed park area which will
serve as the active park development site.
Park Location and Size Criteria: The Plan establishes a preferred park size, suitable to be developed
and programmed for the open space and park facilities associated with a typical neighbourhood park
and serving a broad range of user groups, including safely accessible play areas for children. This
assumes that the land for park development is relatively flat and can accommodate progr aming with
Page 6 of 11
minor regrading, does not require ground retaining structures and is not constrained by underground
or other services.
The Silver Valley Plan policy defining the park location and size criteria is the following:
Silver Valley Plan Section 5.3.8 Parks and Schools
I Neighbourhood Parks are 0.2 ha (0.5 acres) to 0.6 ha (1.5 acres) in size and should be
within a 2-5 minute walk from a dwelling. These parks should provide an opportunity for
social gathering, and will require appropriate amenities, i.e., benches, pathways,
community mailboxes, and should include small playground structures where
appropriate.
Regarding the locational aspect of this policy, the resulting plan reflected this in Figure 3C River
Village, illustrating that neighbourhood parks are at the centre of each neighbourhood, and are
within a two minute walk of residents.
With respect to useable size, this OCP amendment would result in a reduction of 4,327 sq. m. of
land from the area currently designated Neighbourhood Park and 43 sq. m. of land from the area
currently designated Conservation. As discussed in the previous section, the smaller area of
Neighbourhood Park land proposed will allow more residential floor space to be constructed on land
and will decrease the open space opportunity for the immediate neighbourhood in the River Precinct.
Mitigating Impact of lesser Park Area: The Neighbourhood Park designation is proposed to be
reduced by 4,327 sq. m. (1.07 acres) from 6,766 sq. m. (1.67 acres) to 2,439 sq. m. (0.6 acres).
The resulting park area is still sufficient under the policy’s area criteria. Further constraints on the
use of the park have been minimized by shifting the statutory right of way to a location resulting in
the least impact on the parkland development.
Furthermore, due to the grades on the development site, the applicant is unable to provide all the
necessary amenity space for the future residents within the project. Therefore, in consultation with
Parks, Recreation and Culture staff, the following mitigation measures are agreed to with the
developer:
The developer will not be required to provide all of the amenity on the development site;
and
The developer agreed to make a voluntary contribution of $80,000 towards park
development, including a child play area in the proposed Neighbourhood Park.
ii) Zoning Bylaw:
The proposal is to create a lot to be zoned RM-1 for a 19 unit townhouse development on the
eastern portion of the subject site, with the remaining western portion being zoned P-1, RS-2 and RS-
3 to accommodate a neighbourhood park and conservation area.
The maximum density or Floor Space Ratio (FSR) for the RM-1 Zone is 0.6. This project is proposed
to be 0.55, which is less than the maximum permitted FSR. The Zone Amending Bylaw, as amended,
is consistent with the proposed Medium/High Density Residential designation on the subject site.
Page 7 of 11
iii) Off-Street Parking And Loading Bylaw:
Residential parking being provided complies with the requirement of two (2) spaces per townhouse
unit (2 X 19 = 38 spaces) and 0.2 spaces per townhouse unit of visitor parking (0.2 X 19 = 3.8
rounded up to 4.0 spaces). As the parking requirement is in the range of 26 to 74, one (1) space is
to be designed as universal parking.
There are 12 units with two side-by-side garage parking spaces and 7 units with one garage and one
driveway space in a tandem arrangement. The long driveways for most of the units provide
additional parking and aprons. A total of five (5) visitors parking spaces are provided.
According to the Zoning Bylaw, parking spaces in the driveway areas making being one of the two
required parking spaces for a unit must be bounded by a landscaping buffer. The parking proposed
to be provided has been determined to be sufficient for this development.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
The front setback (Larch Avenue) is being relaxed from 7.5 metres to 4.2 metres for the
west end unit and 4.5 for the east end unit. This is justified because these units are
designed to have a fronting appearance to the street; and
The rear setback is being relaxed from 7.5 metres to 3.0 metres for the west end unit and
4.5 for the east end unit. This is justified because the site has sloping restrictions that
have been addressed through stepped retaining walls, increased side setbacks and more
extensive site landscaping particularly in the southwest corner of the site to create
sensitive grade transitions and better interfacing with the surrounding lands.
Initially, the applicant was also asking for variances on the height of retaining walls. Efforts have
been made working between the applicant’s Civil Engineer and the City Building Department to
incorporate a series of shorter walls in the proposal to terrace down the slopes in question. Some
minor variance may be required, but staff is satisfied that the more significant variance will no longer
be necessary.
The requested variances, including any for retaining the proposed retaining walls, will be the subject
of a future Council report.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit Area application is required for
all developments and building permits within areas identified as Wildfire Risk Areas. The purpose of
the Wildfire Development Permit is to minimize the risk to property and people from wildfire urban
interface hazards and to further reduce the risk of potential post-fire landslides and debris flows.
Page 8 of 11
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area
designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area
Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on June 20, 2018.(see Appendix E and F)
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that:
That File No. 2013-087-DP be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Landscape Comments:
1. Reduce the mass of the fence along the East property line through a combination of reduced
fence height, lattice and/or other feature and vary the type, colour and height of landscaping
along the upper tiered wall;
2. Consider adding a fence with a locked gate between the pathway of buildings 15 and 16 to
address CPTED concerns at the dead end;
3. Provide units 7, 8, 9 and 10 with stair access to the service road so it can function more as a
trail and reduce CPTED concerns;
4. Move the backyard tree for units 16 -19 to the corner of the yard to provide more useable
lawn space;
5. If possible, provide seating or other amenity features with paving bump out and benches. For
example, planting between units 3, 4, 5 could be cut back at the service road to provide a
seating/amenity area;
6. Show location of the future access from the development to the adjacent park;
7. Show guardrail or fencing along the edge of the retaining walls where required for safety;
8. Include a section of the West property line showing conditions between the service road and
the adjacent park.
Architectural Comments:
1. Develop the elevations on the facades facing Larch Avenue. For example, articulation of
varying materials;
2. Provide an improved materials palette and composition;
Page 9 of 11
3. Revise the roof exposure facing the interior street to reduce the amount;
4. Consider a gate or fence to unite the Eastern and Western sections;
5. Provide a better balance between the stone pedestal and wood columns above;
6. Review the location of the door for the powder rooms;
7. Improve weather protection at front entrances.
The ADP concerns have been addressed and are reflected in the current plans. Some additional
detailing will be required in the final development permit plans. A full description of how these items
were addressed and incorporated into the final design will be included in a future development
permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Eagles Hall on March 9, 2018. About a dozen
people were reported by the applicant as attended the meeting, but not all wished to sign in. A
summary of the main comments and discussions with the attendees was provided by the applicant
and include the following main points:
Traffic: Presently Larch Avenue is considered to be a raceway and adding more cars will
create a dangerous situation in the neighbourhood.
Parking: People apparently do not park in their garages, because they use them for
storage. (Developers comment: The developer pointed out that visitor parking and long or
wide driveways are being provided the reaction of some was people do not like to double
park, but rather prefer to park on the street.)
Flooding: Neighbours living below this proposed development are afraid of surface water
coming into their property. (Developer’s response: After explaining the proposed storm
water drainage and storage system, they were satisfied.)
viii) Parkland Requirement:
A portion of the site is identified as a neighhourhood park in the Silver Valley Area Plan. After
consultation the Parks, Recreation and Culture Department and the Environmental section, land to
become active and passive (conservation) has been determined. The active park area is to be
acquired by the City. As is discussed earlier in the report, the applicant has agreed to make a
voluntary contribution in the amount of $80,000 towards the construction of a child play in the park.
Therefore, the townhouse development is being situated along the eastern portion of the site to
respect both ground truthing for the conservation area and to allow land suitable for the
neighbourhood park serving the wider area of the River Hamlet to be developed.
5) Environmental Implications:
The proposed terracing concept for the retaining walls achieves the intent of the City Hillside
Management Policies as well as satisfying the Natural Features Protection development permit area
objectives and guidelines. This allows for the greening up of the slopes in between terrace walls.
The City will need a basic planting plan for these terrace areas included in the development permit
governing form, character and guidelines for this project. Any restrictive covenant for the extreme
southwest corner of the parcel to protect the area being redesignated from Conservation to
Medium/High Density Residential, will be assessed and determined as part of the third reading
conditions.
Page 10 of 11
6) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement will be necessary to address servicing deficiencies for this project.
These will include: widening and improvement to the fronting road (paving, sidewalks, lighting, street
trees, etc.), underground wiring and the conversion of existing overhead utilities, submission of a
geotechnical study, ESC plans, Statutory Right of way to be registered for services and the
submission and approval of typical civil engineering plans with fess and securities.
ii) Parks & Leisure Services Department:
The reduced park area for the proposed River Village neighbourhood park identified in the Silver
Valley Plan is acceptable along with the voluntary contribution offered as described earlier in the
report. Collection of the voluntary contribution and the acqusition of the neighbourhood park land
(not the Conservation Area) are to be addressed as third reading conditions.
iii) License, Permits and Bylaws Department:
Comments concerning the compliance with the City Hillside Policy respecting the placement and
height of retaining walls and site grading have been addressed. Remaining matters such as a
Geotechnical Engineer confirming the feasibility of the stormwater management strategy, its
registration as a covenant on title and securing the storm and sanitary sewer services serving the
development through the park will be addressed as third reading conditions.
iv) Fire Department:
General comments were provided concerning matters such as Construction Fire Safety, access and
turnarounds, accessible hydrant connections, visible addressing and advice on the safe building
demolition and removal of building materials. These are either in compliance in the drawings
submitted and reviewed to date or will be assessed at the building permit stage for compliance.
7) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 15, 2016 and their response on September 1, 2016 was:
The proposed amendment to the OCP would affect the student population for the
catchment area currently serviced by Yennadon Elementary School and Garbaldi
Secondary School.
Yennadon Elementary has an operating capacity of 545 students. For the 2015-16 school
year the student enrolment is 574 students (105.35% utilization) including 114 students
from out of the catchment area.
Garibaldi Secondary School has an operating capacity of 1050 students. For the 2015-16
school year the student enrolment is 688 students (65.49% utilization) including 348
students from out of the catchment area:
8) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, (shifting and reflecting ground-
truthing for the boundary between the Medium/Hight Residential and Neighbourhood Park
Page 11 of 11
Designations), is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7526-2018,
that second reading be given to Zone Amending Bylaw No. 7068-2014, as amended, and that
application 2013-087-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Valoree Richmond”
_______________________________________________
Reviewed by: Valoree Richmond
Manager of Parks Planning & Development
“Original signed by Brent Elliott” for
_______________________________________________
Reviewed by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7526-2018
Appendix D – Zone Amending Bylaw No. 7068-2014
Appendix E – Site Plan
Appendix F – Elevations and Parking Plans
Appendix G – Landscape Plan
Appendix H – Renderings
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 6, 2013 2013-087-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
23444
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LMP 52145
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9
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Subject Properties
´
Scale: 1:2,00 0
23500/23550 Larch Ave
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 15, 2013 FILE: 2013-087-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,000
23500/50 LARCH AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7526-2018
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7526-2018."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3C
- River Hamlet, are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 4 Section 28 Township 12 New Westminster Plan 24142 and Lot 38 Section 28
Township 12 New Westminster Plan 40978
and outlined in heavy black line on Map No. 991, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is/are
hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 Section 28 Township 12 New Westminster Plan 24142 and Lot 38 Section 28
Township 12 New Westminster Plan 40978
and outlined in heavy black line on Map No. 992, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby amended
accordingly.
READ a first time the 26th day of February, 2019.
READ a second time the 26th day of February, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
B
A
L
S
A
M S
T.
L A R C H A V E .236 ST.132 AVE.
LARCH AVE.235 ST.BALSAM ST.133 AVE.23447 236502362113289
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EP 13725LMP 52145BCP 3155EPP 23139BCP 10664
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´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Figure 2 and Figure 3C of the Silver Valley Area P lanConservation and Neighbourhood Park
Medium/High Density Residential
7526-2018991
Urban Area Boundary
B
A
L
S
A
M S
T.
L A R C H A V E .236 ST.132 AVE.
LARCH AVE.235 ST.BALSAM ST.133 AVE.23447 236502362113289
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BCP 52028
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E P P 12482E P P 12484EPP 12484
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LMP 35465LMP 52146EPP 12483LMP 35465EPP 69284EPP 53011
EPP 12482
E P P 1 2 4 8 2EPP 12483LMP 38113EPP 66851E P P 12482EPP 12484EPP 84322BCP 29631EPP 23135EPP 53011EPP 42087132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
To Amend Figure 4 of the Silver Valley Area Plan as shown
To Remove from Conservation To Remove from Neighbourhood Park
7526-2018992
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7068-2014
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. 7068-2014."
2. Those parcels or tracts of land and premises known and described as:
Lot 4 Section 28 Township 12 New Westminster District Plan 24142
Lot 38 Section 28 Township 12 New Westminster District Plan 40978
and outlined in heavy black line on Map No. 1613 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential)
and P-1 (Park and School).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of April, 2014
READ a second time the 26th day of February, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
B
A
L
S
A
M S
T.
L A R C H A V E .236 ST.132 AVE.
LARCH AVE.235 ST.BALSAM ST.133 AVE.23447 236502362113289
13336
23456
13335
23302236132340613291
2358213315
2363713260
13318
13285
13310 2365813340
235002358513320
23465 2364013263 2360513336/40
13309
13312 2364623468
2352713346
23629235702341013306
13327
13332
23450
235932349113339
23425
2355113301
13326
23550234182358913277
13335
2361313322
13215
13350
1322723545
2348513325 13326
2351313313
2346113336
2
3
5
7
5
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13319
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2
3
5
6
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13335
2355713355
13339
2346913305
13210
13305
13318
23462
2343
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13345
2337513309
13331
23455
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5
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13340
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SL5
40
3
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36
5
18
9
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27
1
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2
2 19
1
PARK
29
4
34
15
24
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14
5
4
1
3
23
33
8
32
CP
4 7
28
171
7
22
1 Rem A
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30
17
31 35
17
37
12
3
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3
3
14
6
2
2
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1
31
1
3
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Rem 1
26
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1824 20
10 11
37
5
30
PARK 21
4
5
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SL8
45
19
9
25
2 6
25
20
34
16
4
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33
18
SL2
PARK
20
23
A
8
26
10
1
15413
3
2221
2
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4
39 4
SL7
3
2
24
42
1
38
2
2
22
1
19 16
EPP 12481P 40978P 40978 EPP 12481EPS 4275
LMP 52145 LMP 47584*P 47603
P 2637
PP X4138
P 37422BCP 10664P 37422P 13167 EPS 3889*PP159 LMP 50571*LMP 50153
P 1105
P 13167
P 24142
BCS 577
EPP 72327EPP 58888*PP157
RP 15218 EPS 3889EPP 84321
EP 13725LMP 52145BCP 3155EPP 23139BCP 10664
EPP 12189LMP 52145P 1105
LMP 50153
E P P 1 2 4 8 1
BCP 52028
E P P 1 2 4 8 4EPP 69284EPP 84323 BCP 29630EPP 84323
E P P 12482E P P 12484EPP 12484
EPP 84322 EPP 33955EPP 9002
RW 66892E P P 1 2 4 8 4EPP 82750EPP 53011EPP 66851LMP50241
EPP 58391
LMP 52146
EPP 9002
LMP 35465LMP 52146EPP 12483LMP 35465EPP 69284EPP 53011
EPP 12482
E P P 1 2 4 8 2EPP 12483LMP 38113EPP 66851E P P 12482EPP 12484EPP 84322BCP 29631EPP 23135EPP 53011EPP 42087132 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No.From:
To:
RS-2 (One Family Suburban Residential)RS-3 (One Family Rural Residential)RM-1 (Townhouse Residential)P-1 (Park and School)
7068-20141613
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-461-RZ
File Manager: Wendy Cooper
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
The Council meeting details regarding this application may be accessed on the City’s website through the following link:
http://media.mapleridge.ca/Mediasite/Catalog/Full/5edbe1869ec44ad9ab81cdcfe0767b6321.
3.
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 26, 2019
and Members of Council FILE NO. 2017-461-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Addendum Report - 2017-461-RZ: 11641-227 Street
Cash in- Lieu Rental Housing Option
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11641 227 Street from
RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit the
future construction of two residential apartment buildings with approximately 153 residential units
with a density of 2.0 FSR. To accommodate the proposed density, the applicant has voluntarily
agreed to provide a portion of the building as rental, noting this is in keeping with their stated
business model. Specifically, a total of 16 rental units have been proposed - 3 Affordable and 13
Market Rental Units. As is consistent with past practice, the rental housing units would be secured
through a Housing Agreement.
Council granted first reading to Zone Amending Bylaw No. 7401-2017 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment January 16, 2018.
On January 29, 2019, the application was considered by Council for second reading. During that
meeting Council expressed an interest in re-visiting the in-kind contribution of the 13 market rental
and 3 affordable rental units, and directed staff to discuss further with the applicant the option of
providing a cash in-lieu contribution in exchange for the proposed increase in density.
This report summarises the outcomes of the ensuing discussions with the applicant to inform
Council’s further consideration of application 2017-461-RZ.
RECOMMENDATION:
Council consider the following options:
1) That the necessary bylaw readings, as originally presented on January 29 th, 2019, be granted
and forwarded to the March 19th 2019 Public Hearing, retaining the Housing Agreement
condition that secures the 13 market rental units and 3 affordable rental units for a period of
20 years; OR
2) That the terms and conditions for 2017-461-RZ as presented on January 29th, 2019, be
amended to include a voluntary cash in-lieu contribution of $256,000, along with an additional
community amenity contribution of $49,600 and that a Housing Agreement no longer be
required to secure the future provision of affordable, rental and special needs housing; and
that the necessary bylaw readings be granted and forwarde d to the March 19th 2019 Public
Hearing.
DISCUSSIONS WITH APPLICANT
On January 29, Council directed staff to discuss with the applicant a cash in-lieu amenity option as
an alternative to the direct provision of the proposed 16 rental units, secured by a Housing
Agreement, given that the applicant is seeking a density bonus.
Through the subsequent discussions, the applicant proposed a cash in-lieu figure of $20.00 a sq. ft.
or an estimated figure of $256,000. In addition, the applicant expressed an interest in maintaining
the 16 units as market rental, however with the cash in-lieu, the units would not be secured by a
Housing Agreement.
Lastly, through the discussions the applicant also recognised and agreed that in absence of a
Housing Agreement, the 16 units would now be subject to Council’s City-Wide CAC Policy 6.31. As a
result, the applicant would be subject to an additional CAC rate of $3,100 per unit for the 16 units
for an estimated further contribution of $49,600. Combined, the voluntary contributions stemming
from this development becoming a fully market project is approximately $305,600.00. This is in
addition to the previously reported CAC contribution of $424,700.00, which is derived from the
$3,100.00 CAC charge for the remaining 137 market units.
It is noted that in absence of more detailed financial analysis, it is difficult to determine at this time
whether the proposed cash in–lieu figure represents appropriate compensation for the possible
change in the project. Further, and should Council opt to proceed forward without requiring a
housing agreement towards the possible conversion of the 16 units to market units, the originally
terms and conditions as presented on January 29, 2019 will need to reflect the change and are
presented in Appendix A. Such a change, however, will not alter the Zone Amending Bylaw as
previously presented. Therefore, whichever option Council choses, the application can precede to the
March 2019 Public Hearing if Council grants second reading.
“Original signed by Brent Elliott”
_______________________________________________
Prepared by: Brent Elliott, MCIP, RPP,
Manager of Community Planning
“Original signed by Brent Elliott” for
_______________________________________________
Approved by: Christine Carter, MPL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng.
General Manager, Public Works and
Development Services
“Original signed by Paul Gill”
_______________________________________________
Approved by: Paul Gill, CPA, CGA
Chief Administrative Officer
Attached:
Appendix A – Modified Recommendation Section to January 22 2019 COW First and Second Reading Report 11641 227 St
Appendix B – January 22, 2019 COW Report – First and Second Reading 11641 227 Street
Appendix A
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7525-2018 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7525-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7525-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7525-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7401-2017 be amended as identified in the staff addendum
report dated February 26th, 2019 , be given second reading, and be forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication as required;
iv) Subdivision of the subject property into two lots;
v) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map and Schedule “C”;
vi) Registration of a Restrictive Covenant based on the Geotechnical Report, which addresses
the suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas (wetlands) on the subject property;
viii) Registration of a Restrictive Covenant for Stormwater Management;
ix) Registration of a Statutory Right-of-Way plan and agreement for a trail;
x) The posting of necessary securities or construction of the trail on the subject property and
on the City land to the west;
xi) Registration of a Restrictive Covenant for Stormwater Management;
xii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
xiii) Registration of a Restrictive Covenant tying any tandem parking stall to one unit;
xiv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site;
xv) A Traffic Impact Assessment prepared at the sole cost of the proponent to the satisfaction
of the City. The findings in the assessment may require the proponent to upgrade
infrastructure at their sole cost;
xvi) That a voluntary contribution in the amount of $256,000.00 be provided in exchange for
the bonus density requested; and
xvii) That a voluntary contribution, in the amount of $474,300 ($3,100 unit X 153 units) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
Page 1 of 11
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: January 22, 2019
and Members of Council FILE NO: 2017-461-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7525-2018;
Second Reading
Zone Amending Bylaw No. 7401-2017;
First and Second Reading Housing Agreement Bylaw No. 7524-2018;
11641 227 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11641 227 Street from
RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to permit the
future construction of two residential apartment buildings with approximately 153 residential units.
Council granted first reading to Zone Amending Bylaw No. 7401-2017 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment January 16, 2018.
Two text amendments to the following Sections of the Maple Ridge Zoning Bylaw No. 3510-1985 are
required. Firstly, to increase the density to a maximum floor space ratio (FSR) not to exceed a net
density of 2.0 (FSR). The applicant is proposing a Density Bonus to construct 3 affordable rental and
13 market rental units in exchange for density. Secondly, to increase the height of the building from
4 storeys to 6 storeys which will be in accordance with Section 483 of the Local Government Act and
through 11641 227 Street Housing Agreement Bylaw No.7524-2018 (Appendix E).
Amendments to the OCP are also required; first to amend the Conservation boundary; and second, to
amend the Low Rise Apartment land use designation to permit a 6 story development on this
specific site.
The subject property is located within the Town Centre Area Plan boundaries and thus all market
units are subject to the City Wide Community Amenity Contribution Program. This application is
subject to the Community Amenity Contribution Program at a rate of ($3,100.00 per apartment
dwelling unit) for an estimated amount of $474,300.00.
Park land dedication was provided through a previous development application, but the applicant is
providing a trail through the north section of the property for the public to access the park site to the
west.
Page 2 of 11
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7525-2018 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7525-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7525-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7525-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7401-2017 be amended as identified in the staff report dated
January 22, 2019, be given second reading, and be forwarded to Public Hearing;
6) That 11641 227 Street Housing Agreement Bylaw No. 7524-2018 be given first and second
readings;
7) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication as required;
iv) Subdivision of the subject property into two lots;
v) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map and Schedule “C”;
vi) Registration of a Restrictive Covenant based on the Geotechnical Report, which addresses
the suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas (wetlands) on the subject property;
viii) Registration of a Restrictive Covenant for Stormwater Management;
ix) Registration of a Statutory Right-of-Way plan and agreement for a trail;
x) The posting of necessary securities or construction of the trail on the subject property and
on the City land to the west;
xi) Registration of a Restrictive Covenant for Stormwater Management;
Page 3 of 11
xii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
xiii) Registration of a Restrictive Covenant tying any tandem parking stall to one unit;
xiv) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that 3 units will be Affordable Rental
Units and 13 units will be Market Rental Units that will be restricted to residential rental
units;
xv) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site;
xvi) A Traffic Impact Assessment prepared at the sole cost of the proponent to the satisfaction
of the City. The findings in the assessment may require the proponent to upgrade
infrastructure at their sole cost; and
xvii) That a voluntary contribution, in the amount of $474,300 ($3,100 unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architructure and Urban Design Inc.
Wayne Bissky
Legal Description: Lot 1, D.L. 401, NWD, Plan BCP24521
OCP:
Existing: Low-Rise Apartment and Conservation
Proposed: Low-Rise Apartment and Conservation
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Park
Zone: RS-1 (Single Detached Urban Residential)
Designation: Conservation, Low-Rise Apartment
South: Use: Apartment
Zone: RM-2 (Medium Density Apartment)
Designation: Low-Rise Apartment, Conservation
East: Use: Single Family, Senior’s Assisted Living Apartment
Zone: RS-1 (One Family Urban Residential), CD-1-00 (Comprehensive
Development)
Designation: Single Family Residential, Low-Rise Apartment
Page 4 of 11
West: Use: Park
Zone: RS-1 (Single Detached Urban Residential)
Designation: Conservation, Low-Rise Apartment
Existing Use of Property: Vacant, except for a discontinued temporary Sales Office for an
adjacent development
Proposed Use of Property: RM-2 (Medium Density Apartment Residential District)
Site Area: 1.425 ha (3.5 acres)
Access: 227th Street
Servicing requirement: Urban Standard
2) Project Description:
The applicant has applied to rezone the 0.55 ha (1.36 acres) of the southern portion of the subject
property (Appendix A) to RM-2 (Medium Density Apartment Residential District) leaving the
remainder of the property zoned RS-1 (One Family Urban Residential) for future development. The
applicant is proposing to subdivide that portion of the subject property which will remain RS-1 (One
Family Urban Residential) from the portion currently under application for rezoning.
The proposed development will consist of approximately 153 residential units with a density of 2.0
FSR. The proposal will consist of two apartment buildings 6 storeys in height and mezzanines
stepping down towards the 227th Street. The parking will be accommodated in an underground
parkade. A new trail will be accommodated at the north end of the subject property to provide an
additional access point to the trails to the west of the subject property.
The proposal will include some rental housing units secured through a Housing Agreement. A total of
16 rental units will be provided - 3 Affordable and 13 Market Rental Units.
Summary of Development
Number of Residential Units 153
Number of Rental Units. Affordable and Market
Units.
3 Affordable Units
13 Market Units
Height of Building 6 Storeys above ground with two levels of
parking below ground
The form and character of the development is to promote a cohesive building style and strong
pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations
and/or additions have consistent architectural and urban design setbacks form, mass and height. In
addition it helps to define the street and sidewalk areas as active public spaces. Further details of
the design will be provided in a report to Council at the Development Permit stage.
Planning Analysis:
i) Official Community Plan:
The subject property is located in the North and South View Precinct of the Town Centre Area Plan
and is designated Low-Rise Apartment and Conservation. The Town Centre Area Plan Zoning Matrix
identifies that under the Low-Rise Apartment Designation RM-2 (Medium Density Apartment) is an
appropriate zone for the designation. (Appendix B)
Page 5 of 11
The Low-Rise Apartment designation is intended for development in a three (3) to five (5) storey
apartment form where units are accessed from an internal corridor and residential parking is
provided underground. The proposed development parking will be located within an underground
parkade. As discussed later in this report, the applicant is proposing a 6 storey development. In
order to accommodate the proposed height a site specific text amendment to the Low Rise
Apartment land use designation in the Town Centre Plan has also been put forth. Staff acknowledge
that 6 storey wood frame construction is becoming increasingly more common, and as such may
warrant a future review of the Low Rise Apartment designation, through a separate staff effort.
Chapter 3 of the OCP, entitled “Neighborhoods and Housing”, identifies several critical housing
issues, one of these is housing affordability. Housing affordability is of particular concern for both
homeowners and renters living in the community. Core Need is a term used by senior government to
determine eligibility for social housing subsidies. A household is considered to be in core need when
appropriate housing costs more than 30% of its gross income in shelter costs (either rent or
mortgage payments). Housing affordability is also an issue for renters. The amount of residents
spending greater than 30% of gross income on housing is an issue of concern because it’s an
indicator that these residents have less disposable income available for other basic needs, such as
food, transportation, clothing, recreation and leisure. In Canada, housing is considered affordable if
shelter costs account for less than 30 per cent of before-tax household income as defined by the
Canada Mortgage and Housing Corporation (CMHC). However, the City of Maple Ridge Housing
Action Plan further defines affordable housing as follows: Affordable housing is housing that is
adequate in standard and does not cost so much that individuals and families have trouble paying
for other necessities such as food, health, and transportation on an ongoing basis.
The following OCP policies and accompanying policies from the City’s Housing Action Plan seek to
address the issues of housing affordability, rental and special needs housing:
Policy 3-30 “Maple Ridge will consider density bonus as a means of encouraging the
provision of affordable, rental and special needs housing, and amenities.”
Policy 3-31 “Maple Ridge supports the provisions of rental accommodation and encourages
the construction of rental units that vary in size and number of bedrooms. Maple Ridge may
also limit the demolition or strata conversion of existing rental units, unless District-wide
vacancy rates are within a healthy range as defined by the Canada Mortgage and Housing
Corporation.”
Policy 3-32 “Maple Ridge supports the provisions of affordable, rental and special needs
housing throughout the City. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.”
Policy 3-33 “Maple Ridge will encourage housing that incorporates “age-in-place” concepts
and seniors housing designed to accommodate special needs.”
Maple Ridge Housing Action Plan
Maple Ridge’s vision and commitment towards housing is encompassed in this statement
contained in the Maple Ridge Housing Action Plan (MRHAP):
"Access to safe, affordable, and appropriate housing that meets the diverse and changing
needs of the community is a priority.”
Page 6 of 11
The proponent supports these policies with the provision of rental housing market and non-market
units secured through a Housing Agreement (Appendix "E"). The designated rental units will be
secured as such for a period not exceeding 20 years.
ii) Zoning Bylaw:
A portion of the subject property is proposed to be rezoned to RM -2 (Medium Density Apartment
Residential) to accommodate the development. To accommodate the project, site specific changes
to the RM-2 (Medium Density Residential) zone are proposed. They are as follows:
1.) Increase the permitted net density from 1.8 to 2.0 FSR, and
2.) Increase the building height from 15 metres (4 storeys) to 22 metres (6 storeys).
The BC Building Code now permits up to 6 stories in wood frame construction. It is likely the City will
be seeing more requests for taller RM-2 zoned buildings. We have already had a number of such
structures either built or in the approval process. The additional density of 0.2 FSR are being
considered in exchange for the rental housing provisions of the development. This Density Bonus of
3 rental and 13 market rental units secured through a Housing Agreement. The corresponding
height increase is proposed to accommodate the bonus floor space and is in keeping with the
aforementioned market directions for wood frame construction.
iii) Off-Street Parking And Loading Bylaw:
Town Centre Parking
Standards
Required Proposed
Residential 1.5 per dwelling unit = 1.5 x 153
= 230 spaces rounded up
232 spaces
Visitor Visitor 0.2 per dwelling unit =0.2
X 153 = 31 spaces rounded up
32 spaces underground
Disabled Space 4 6
As indicated in the chart above the project has slightly exceeded the parking requirements of the Off-
Site Parking and Loading Bylaw No. 4350-1990.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix K):
The requested variances to RM-2 (Medium Density Apartment Residential) zone will be the subject of
a future Council report.
Detail Required Proposed
Front Yard Setback 7.5 m 1.6 m
Side Yard Setback 7.5 m 1.3 m (south side yard)
Page 7 of 11
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on July 18, 2018.(see Appendix G and H)
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That File No. 2017-461-RZ be supported and the following concerns be addressed as the
design develops and submitted to Planning staff for follow-up:
Landscape Comments:
1. Add tree plantings near the walkway on the West side and more benches to the South
end;
2. Consider enhancing the vehicle emergency access with movable features to supplement
the amenity space;
3. Enhance the surface treatment to define the pedestrian connection between building
entrances and the amenity space;
4. Incorporate public art into the site;
5. If possible, add foundation planting at site along 227 Street;
6. Provide site sections with landscape detail to demonstrate treatment between buildings
and property lines and rain gardens;
7. Widen the path or reduce the number of risers to eliminate the pinch point at the South
stairway onto the perimeter path;
8. Consider adding amphitheater seating to site;
9. Add waste receptacles at the outdoor benches;
10. Consider lighting along the meandering path.
Architectural Comments:
1. Re-evaluate and apply rationalization of material placement on facades;
2. Re-evaluate the architectural expression of the entry through colour or massing;
3. Relocate the elevators to be more central in building 2;
4. Provide articulation of material transitions;
5. Rationalize the details of the other elevations to the blank wall to the North elevation of
building 2.
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a future
development permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at the Fraserview Village Banquet Hall on September
6, 2018. Approximately, sixty (60) people attended the meeting. A summary of the main comments
Page 8 of 11
and discussions with the attendees was provided by the applicant and include the follo wing main
points:
"Some guests did not support the 1.5m requested relaxation on the front yard setback
along 227th Street.
Some of the people who live at 11609 227th Street expressed the following concerns:
- They felt that their building is slowly sliding east into the adjacent ravin e. Therefore,
they are concerned about the geotechnical stability of the development site and the
potential impact construction of the proposed development will have on the stability of
their building.
- They are concerned about firefighting and cleaning equipment access to their building,
specifically on its north side.
- They are concerned about the impact the building will have on their views to the north
and west.
Some guests expressed concern about parking in the area.
Many guests expressed concern about the City’s homeless and drug addicted population.
Some guests noted that they are disappointed with the existing roundabout at the
intersection of 227th Street and Hollywood Avenue.
Some guests expressed concern that the City will install a traffic light at the intersection
of 227th Street and the Haney Bypass.
Several guests expressed disappointment that a representative from the City was not at
the meeting.
Some guests noted that they were in support of the project in general.
Two guests submitted comments sheets the following are the comments.
- One expressed disappointment that the City did not send a representative to the
meeting and also expressed concern about what the City will be proposing in the
environmental dedication.
- Another expressed concern about the geotechnical stability of the development site."
The following are provided by the applicant in response to the issues raised by the public:
"1.5 m setback variance along 227th Street – The 1.5m setback variance along 227th
Street is appropriate for this site as the existing road right of way, boulevard, and
sidewalk will remain. Additionally, the 1.5m setback allows for a more urban feel to the
streetscape as the road rises north towards Lougheed Highway. All setbacks adjacent to
the green belt and adjacent neighours meet or exceed the setback requirements.
Firefighting and Cleaning Equipment Access to the Existing Building to the South – The
BC Building Code would not typically require that firefighting access be provided all the
way around a building. The Architect promised to forward this concern to the developer
for follow up.
Geotechnical Stability of the Soils – A geotechnical investigation and report has been
completed for the site by a professional geotechnical engineer. The building has been
designed and will be constructed in accordance with its recommendations. Additionally,
the geotechnical engineer will visit the site regularly during construction to ensure the
report is complied with.
Views of the Adjacent Buildings – There is a 7.5m setback from the south property line;
residents in the adjacent building will maintain a view to the east towards the
environmental dedication.
Page 9 of 11
Parking – The building includes two levels of underground parking and the number of
stalls provided is in accordance with the City’s Parking and Loading Bylaw.
Homeless - Guests concerned about homeless and drug addition were encouraged to
contact their City’s and Provincial politicians.
Existing Roundabout – Guests concerned about the existing roundabout at 227th Street
and Hollywood Avenue were encouraged to contact the Engineering Department.
Traffic Light on the Haney Bypass – Guests concerned about the potential traffic light on
the Haney Bypass were encouraged to contact the Ministry of Transportation and
Infrastructure.
No City Representative – Guests were informed that the City does not typically attend
development information meetings, but were encouraged to contact the City if they have
any questions for City Staff.
Environmental Dedication – The environmental dedication is a requirement of the City
and the City will determine the final use of the area."
viii) Parkland Requirement:
For this project, there was sufficient land dedicated under a previous development application to
fulfill the parkland dedication Environmental DP requirements for the site.
Even though this has been achieved the applicant has worked with the Parks and R ecreation
Department to incorporate a trail on the northern portion of the subject property to achieve an
additional linkage into the park which will improve both access and security in the park.
3) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending
Bylaw will be required as a condition of final reading.
At this time, the Ministry has granted preliminary approval of the development application.
The applicant is required to do a traffic impact study due to its proximity to the Haney By-Pass as well
as being located in the Town Center boundary.
Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the proposal and detailed comments have been
forwarded to the applicant. (Appendix L) The normal urban standard road upgrades will be required
on 227 Street and will include those outlined in Subdivision and Development Services Bylaw. This
work will include: new concrete curb and gutter; sidewalk; bike lanes; sanitary sewer and water
connections; civil design package; storm sewer achieving the 3 Tier Criteria; street lights; street
trees, and under ground wiring. The following studies will also be required:
Geotechnical
Watermain analysis;
Sewer analysis; and
Traffic Impact study.
Page 10 of 11
Please note this is only a summary of the extensive Engineering comments received by the Planning
Department. The applicant should carefully review the detailed comment’s provided then and act
accordingly. These conditions will form the basis of a Rezoning Servicing Agreement and will be
subject to change as the project proceeds.
ii) Parks & Leisure Services Department:
The applicant has agreed to provide a trail connection along the northern portion of the property to
provide an additional connection to the park (Appendix "J"). In addition, the applicant has agreed to
build a trail within the park running north and south at the top of the east slope.
iii) Fire Department:
The Fire Department has no issue with the application moving forward, a more detailed review of the
site layout and building plans will be required.
4) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 23, 2018 and the School Board made the following comments:
The proposed application would affect the student population for the catchment areas
currently serviced by Golden Ears Elementary and Thomas Haney Secondary School.
Golden Ears Elementary has an operating capacity of 526 students. For the 2017-18 school
year the student enrolment at Golden Ears Elementary was 484 students (93% utilization)
including 178 students from out of catchment.
Thomas Haney Secondary School has an operating capacity of 1200 students. For the
2017-18 school year the student enrolment at Thomas Haney Secondary School was 1144
students (95% utilization) including 724 students from out of catchment (Appendix I).
5) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to adjust the conservation boundary,
is considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
Page 11 of 11
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7525-2018,
that second reading be given to Zone Amending Bylaw No. 7401-2017 as amended; First and
Second Reading be given to 11641 227 Street Housing Agreement Bylaw No. 7524-2018 and that
application 2017-461-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP,RPP
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Reviewed 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 – OCP Amending Bylaw No. 7525-2018
Appendix D – Zone Amending Bylaw No. 7401-2017
Appendix E – Housing Agreement Bylaw No. 7524-2018
Appendix F – Site Plan
Appendix G – Building Elevation Plans
Appendix H –Landscape Plan
Appendix I –School District 42
Appendix J – Proposed Trail
Appendix K – Proposed Variances
Appendix L – Engineering Comments
DATE: Oct 13, 2017FILE: 2017-461-RZ
1164 1 22 7 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2 ,500 BY: LP
Legend
Stream
Ditch Centreline
Indefinite Creek
DATE: Oct 13, 2017
FILE: 2017-461-RZ
11641 227 STREET
City of Pitt
Meadows
District of
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5
2
2
7
5
0
227101162 0
2
2
7
4
2
2251
8
11 6 24 227612
2
7
5
8
22
5
2
1
22555
2
2
7
9
3
22
5
2
6
2271211 6 3 4
2
2
7
3
4 227532271911 650
11 6 5 5
22516
22718225332274511640
2279211631
11630
22
5
2
9 22537116 382255622535
2
2
7
9
5
22
5
3
1
11641 227562273722707225
3
0
2
2
7
8
3
22512
227035152
2
7
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2279622724225
20
2 253 2
22
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251
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1163 0
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422548 11661 -2253411623
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7525-2018
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: Town Centre Area Land-Use
Designation Map is hereby amended for a portion of land described as:
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
and outlined in heavy black line on Map No. 989, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as shown from conservation to Low-Rise
Apartment.
2. Schedule “C” is hereby amended for a portion of land and premises known and described as:
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
and outlined in heavy black line on Map No. 990, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by removing Conservation.
3. Schedule “A” Chapter 10.4 Town Centre Area Plan, Section 3.3 Land Use Designations,
Subsection 3-22 Low- Rise Apartment is amended by adding :
a) Notwithstanding the above, a Low-Rise Apartment development be of a minimum of
three (3) storeys and a maximum of six (6) storeys is only permitted for property located
at Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 26th day of February, 2019.
READ a second time the 26th day of February, 2019.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
RITCHIE AVE.BRICKWOOD CLOSE227 ST.HOLYROOD AVE.22523
11657
1 1 6 4 4
1 1 6 0 9
1166 2-90
1 1 6 3 7
22510
22528
22514
1 1 6 5 4
22508 1 1 6 4 9
22527
1 1 6 2 7
1 1 6 4 3
227152
2
7
2
1
227111 1 6 0 5
22525
227101 1 6 2 0
22518
1 1 6 2 4
22521
22526
227121 1 6 3 4
227191 1 6 5 0
1 1 6 5 5
22516
2
2
7
1
8
2
2
5
3
3
116401 1 6 3 1
1 1 6 3 0
22529 225371 1 6 3 82253522531
1 1 6 4 1
2270722530
22512
227032251522520
2 2 5 3 2
2252222515
1163022524
1 1 6 2 3
2
21
19
5
8 5
21
30
11
4
26
27
17
29
24
2
18
23
1
PARK
3
28
31
14
3
2220
25
15
17
1
18
1
191
4
LOT J
10
34
2
16
33
13
16
6
1
PARK
35
15
12
9
32
2
7
B C P 9 2 8 4BCP 9284LMP 10787 *PP087NW S 2316
P 72462BCP 44924
NW S 2547
LMS 1315
BCP 24521
LMS 18 7 3
P 70416
BCP 22107
P 82501
BCP 24521
BCP 9284BCP 2210 7
LMP 19680
B C P 9 2 8 3 RW 18313BCP 9286
EP 70417BCP 9285RW 77641EP 70417EP 81137EP 70417EP 70417
LMP 3514EP 7 04 17
LM P
E P 8 5 0 5 3 BCP 9285LM P 196 81RP 74204957 4
LMP 13595RW 74205 BCP 9286LMP 3513EP 70417BCP 9283227 ST.´
SCALE 1:2 ,0 00
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Town Centre Area Plan Schedule 1 Conservation
Low-Rise Apartment
7525-2018989
RITCHIE AVE.BRICKWOOD CLOSE227 ST.HOLYROOD AVE.22523
11657
1 1 6 4 4
1 1 6 0 9
1166 2-90
1 1 6 3 7
22510
22528
22514
1 1 6 5 4
22508 1 1 6 4 9
22527
1 1 6 2 7
1 1 6 4 3
227152
2
7
2
1
227111 1 6 0 5
22525
227101 1 6 2 0
22518
1 1 6 2 4
22521
22526
227121 1 6 3 4
227191 1 6 5 0
1 1 6 5 5
22516
2
2
7
1
8
2
2
5
3
3
116401 1 6 3 1
1 1 6 3 0
22529 225371 1 6 3 82253522531
1 1 6 4 1
2270722530
22512
227032251522520
2 2 5 3 2
2252222515
1163022524
1 1 6 2 3
2
21
19
5
8 5
21
30
11
4
26
27
17
29
24
2
18
23
1
PARK
3
28
31
14
3
2220
25
15
17
1
18
1
191
4
LOT J
10
34
2
16
33
13
16
6
1
PARK
35
15
12
9
32
2
7
B C P 9 2 8 4BCP 9284LMP 10787 *PP087NW S 2316
P 72462BCP 44924
NW S 2547
LMS 1315
BCP 24521
LMS 18 7 3
P 70416
BCP 22107
P 82501
BCP 24521
BCP 9284BCP 2210 7
LMP 19680
B C P 9 2 8 3 RW 18313BCP 9286
EP 70417BCP 9285RW 77641EP 70417EP 81137EP 70417EP 70417
LMP 3514EP 7 04 17
LM P
E P 8 5 0 5 3 BCP 9285LM P 196 81RP 74204957 4
LMP 13595RW 74205 BCP 9286LMP 3513EP 70417BCP 9283227 ST.´
SCALE 1:2 ,0 00
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Schedule C as shown
To Remove from Conservation
7525-2018990
CITY OF MAPLE RIDGE
BYLAW NO. 7401-2017
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7401-2017."
2. That Part 6, Section 604, Medium Density Apartment Residential District (RM-2) be amended
by inserting into Subsection 5 Density, after clause (f) the following new clause:
g) “The maximum floor space ratio shall be 1.8 times the lot area with the following
exception: Lot 1, District Lot 401, Group 1, New Westminster District, Plan
BCP24521:
i. An amount equal to 0.2 times the lot area may be added, not to exceed a
maximum floor space ratio of 2.0 times the lot area.
3. That Part 6, Section 604, Subsection 7 Size of Buildings and Structures, be deleted in its
entirety and replaced with the following:
“a) All apartment buildings shall not exceed 15 metres nor 4 storeys in height;
b) A Maximum height of 22.0 metres nor 6 storeys shall be permitted at 11641 – 227
Street (Phase One). Lot 1, District Lot 401, Group 1, New Westminster District, Plan
BCP24521”.
4. That parcel or tract of land and premises known and described as:
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
and outlined in heavy black line on Map No. 1738 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment Residential).
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 16th day of January, 2018.
READ a second time the 26th day of February, 2019.
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
116 AVE.RITCHIE AVE.GILLEY AVE.BRICKWOOD CLOSE227 ST.HOLYROOD AVE.22781
22523
2
2
7
2
92250911657 227341 1 6 4 4
1 1 6 0 9
11662-90
225022274611644
11601
11686
11602
11578
1 1 6 3 7
22510 22711-5122528
11698
22514
1 1 6 5 4
22508
11608
1 1 6 4 9
11674
1163811662
22527
1 1 6 2 7
1 1 6 4 3
22789227152
2
7
2
1
2271111650
22791
1 1 6 0 5
2252511668
2271011 6 2 0
22742
22518
1 1 6 2 4
11626
22521
22793
22526
22712225041 1 6 3 4
22734
227191 1 6 5 0
11 6 5 5
22516
2
2
7
1
8
2
2
5
3
3
11680
2
2
7
4
51164011631
1 1 6 3 0
11620
22529
11692
225371 1 6 3 8
11614 2253522795
22531
1 1 6 4 1
2
2
7
3
7
227072250622530
22783
22512
2270311724
22515227262272422520
2 2 5 3 2
2252222515
1163022524
11656
1 1 6 2 3
36
2
21
19
5
37
8
2
8
3
42 5
21
4
30
11
4
43
14
2
26
27
17
19
1
5
9 29
39
24
2
PARK
18
23
13
1
41
PARK
3
19
28
31
14
H
3
2 22
20
20
10
5
1
25
21
1
15
11 12
7
17
1
221
18
6
3
7
18
40
PARK
20
A
191
4
LOT J
38
10 6
70
6
34
2
511
1
16
33
1
13
16
4
6
1
PARK
35
15
812
9
32
2
7
B C P 9 2 8 4
P 72181NWS 2997BCP 9284LMP 50997
NWS 3147 BCP 44924LMP 10787P 70416P 4769
*PP087BCS 391LMP 9571
P 63225
P 10091L
MP
5
0
9
9
7
NWS 2316
LMS 804
P 72462BCP 44924
NWS 2547
LMS 1315
BCP 24521
LMS 1873
P 70416
BCP 22107
NWS 2509
P 21553
P 82501 LMP 50997P 70416LMS 1172
BCP 24521
LMP 3942 LMS 618 BCP 9284BCP 22107
LMP 19680
BCP 5738BCP 9283 RW 18313BCP 9286
EP 70417EP 70417RP 63699BCP 9285RW 77641EP 70417EP 81137EP 70417EP 70417
LMP 3514EP 70417
EP 70417
LMP
E P 8 5 0 5 3 BCP 9285LMP 19681RP 74204LMP 480469574
LMP 13595RW 74205 BCP 9286LMP 3513R W 58883LMP 9574
RW 18313
EP 70417BCP 9283227 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7401-20171738
File name: 1716 architectural Bldg 2 ADP response 2018-08-03.vwxDate: 2018 August 81:44:22 PM#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE&URBAN DESIGN INC.PLANNING INTERIOR DESIGNCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDBTDate: Scale1716153 Unit RM-2 Multi-Family Dev'tCivic Address:11641-227th Street, Maple Ridge BC1:150Site SectionsLegal Address:Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521 PID #:026-721-635 www.bisskyarchitecture.caSheetA 2.1Oct 12, 2017Main Floor38.71mParking Level 135.36mParking Level 232.31mSecond Floor41.83mThird Floor44.95mFourth Floor48.07mFifth Floor51.19mSixth Floor54.31mSeventh Floor57.44mBLDG 2BLDG 1Site Section 3Scale: 1:1503227th StreetRoof Peak61.57mparking level 1parking level 2residenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceMain Floor38.71mParking Level 135.36mParking Level 232.31mSecond Floor41.83mThird Floor44.95mFourth Floor48.07mFifth Floor51.19mSixth Floor54.31mSeventh Floor57.44mBLDG 2BLDG 1227th StreetSite Section 4Scale: 1:1504parking level 1parking level 2residenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidenceresidential floorresidential floorresidential floorresidential floorresidential floorresidential floor
37.0635.8135.9935.8438.4340.9036.5236.7736.6736.3335.7237.8035.54
35.61HW35.7835.7135.8936.2736.2635.9335.7635.8736.0435.7435.9135.8035.6135.5635.74S36.0537.35D36.1536.0236.05W36.2136.0435.9635.9835.35.8435.8035.5735.2835.4635.9535.8237.0236.3735.7536.6037.1037.0336.4737.2336.8235.9836.5336.1336.5636.3036.0036.2436.1337.1936.4836.1237.0835.9835.7936.7635.7937.0937.1838.5238.9238.9538.9338.8339.7239.4939.4239.2139.4838.4538.8439.1740.6640.8540.8040.8036.6636.6636.6136.7235.8634.6736.6336.3936.4136.4536.5136.4338.1538.1838.1038.1638.2338.1937.9538.2537.8235.4834.3036.3336.3836.3636.3236.2536.3136.5737.0537.3236.5436.6336.7536.7736.8336.9637.3736.5236.3736.3037.9035.7135.7335.7235.2637.3737.3737.6237.7736.6135.3233.1639.4139.6434.6634.7436.4437.7335.8936.6136.8338.2138.3037.6634.5735.8135.1436.1237.7935.3135.7635.9435.9235.9735.8336.0336.1936.0635.7835.6835.8735.3935.2635.4535.6435.1335.3135.1134.9434.9034.7834.9834.7334.6334.7934.7834.9835.2435.31map10map10map10map10map10ced20map28map25map28map5020.02523.26022.61833 .060 86.870portabletrailerbottom obottom of fillbottom of filltop of fillbottom of filltop of filltop of fillbottom of filltop of fillbottom of fillwood fencesidewalkgutter linesidewalkletdowntop of bankbottom of bank488.592=r135.75=aStrata Plan LMS2344227th STREET DInvert=32.26Invert=32.77top of fill333219Ground33220Ground37.1336.3637.1336.8036.2433.8131.1628.7936.3536.4834.3933.1236.3528.9228.7535.2636.3726.763726.9935.3933.324.8636.8138.4637.93Covenant PlanBCP9285Covenant PlanBCP928536.5735.2834.6635.39363637.82337.32.81365236.7736.3335.8636.3336.5737.05336.61map502322.61836.8036.2436.48HW36.0435.64ced2086.87035.783535.893535.93map1020.02536.1536.00map10606map1030536.1m36.1m38.5m36.6m37.1m37.6m38.1mRAMP UPRAMP UPRAMP UPRAMP UPRAMP UPRAMP UPRAMP UP123Laundry3'0" x 5'0"UNIT M12 Beds981 sfEnsuite5'0" x 8'0"UNIT C12 Beds796 sfUnit L12 Bed962 sfUNIT B11 Bed + den645 sfUNIT I11Bed590 sfUNIT A12 Bed810 sfUNIT J12 bed +Den907 sfUNIT H12 Beds803 sfElevatorElevatorElevatorUNIT B11 Bed + den645 sfUNIT I11Bed590 sfUNIT A12 Bed810 sfUNIT J12 bed +Den907 sfUNIT O12 Bed + den1383 sfUNIT N12 Bed + den981 sfElevatorElevatorUNIT J1Bed590 sfUNIT H
2 Beds
803 sfUNIT J1Bed590 sfUNIT K2 Beds811 sfUNIT H2 Beds803 sfUNIT C2 Beds793 sfUNIT B1 Bed + Den683 sfUNIT F22 Bed845 sfUNIT L1 Bed + Den739 sfUNIT A22 Beds + Den887 sfUNIT M3 Beds897 sfUNIT E
2 Beds
862 sf
UNIT G
3 Bed
991 sfUNIT N22 Beds + Den995 sfElevatorElevatorUNIT P1 Bed681 sfUNIT DStudio444 sfElevatorElevatorUNIT I1 Bed548 sfMAIN FLOOR ELEV (38.7m)127'-0"45635.9537.0UNIT M12Bedssuite50x 8'0"UNIT C12 Beds796 sfUNIT H12Beds803sfUNITUNITB1B111 BedBed ++ denden645645 sfsfUNITUNIT I1I11Bed1Bed590590 sfsfUNITUNIT A1A122 BedBed810810 sfsf9595959599595955555555955959555555595599999995959595959599959595959955595959595959595999999999999UNITUNIT J1J122 bedbed ++DenDen907907 sfsfEnssu5'0"x"EnsUNITTTTTTO1OOOOOO O2 Bedddededdededd+ ++++++ dendendendendenden1383333sfsssfssfs sUNITUNIUNIUNUNIUNUNIITNITITIT N12 BedeeedBe + den9811118188811818181111sfsfsf sfsfsElevElevvavavatorvatorvavElevElevElevElevvavvvvatorvatorvatorvatorevavvv38.4340.9035728035.435.7536638.923838.9339393939.483838.453838.8439.171740.66640.854040404036.6636.6663636453636.5136.4338.1538.1838.1038.1638381937.953836.3836.36236.25363636.3736.3037.9035.7135.733235.2637.37373737.62377935.31bottomb offillftop offillfilllfbottom offilloftop offilloftop offillofbottomop offillftop offillf37.961p336UNIT J1Bed590 sf6629595955595UNIT H
22 BedsB8033 sfsf
33111UNI404040401Bed00590.9.9.99UNIT K2 Beds81188181 sf363636366.25222336333666.232323232382222223.2322222223232232222323232322332333333333333233333232323332323232323UNIT H24343Beds33034343 sf166666UNIT3737 CC222 Beds7939393 sfsfsffillllUNIT B1 Bed + DenDe683 sfUNIT F22 Bed845 sfUNIT3636L633133d3636 +6.3.3 Den3838739 sf7ooUNIT A22 Beds + Den887 sfbottom offillf9.493737.183838.523939437botto800.8040.80omo36UNIT M3 Beds897 sf08000000000UNIT E
2 Beds
862 sf
UNIT G
3 Bed
991 sf35.7236.54233838.833939.724totomtUNIT N2N22 Beds+++ DenDenD37373737DDeD995 sfmmmoooooooooUNIT P1 Bed681 sf4UNIT DStudio444 sf.733ElevatorElevatorevevevevElevatorElevator37.8038.3037.6677793363667997777779UNIT I1 BedBed548 sfs3733MAIN FLOORELEV (38.7m)"127'-0"Materials - South SideScale: 1:2001adjacent 4 storey apartment bldgextent of roof overhangCourtyard areaVehicle and pedestrian pavingPoured in place concreteStamped pattern finish with colourSaw cut grid patternSeating areaLandscape on RoofdeckPlanter walls to support 450 to 750 depth growing medium.Trees, shrubs and perennials for seasonal interest and screening,Refer to typical details - sheet L3.0Terraced Retaining WallsSegmental block with capTransition to neighbouring propertyRefer to architectural drawingsResident PatiosPatio paving - poured in place concrete withsaw cut linesPlanter walls - segmental block to supportsoil on roofdeckRefer to typical details - sheet L3.0227th StreetscapeDeciduous trees with grassboulevard.Transplant / reinstate existingtrees if feasible.Access walkway1.2m wide concrete pavingBuilding entry areaPoured in place concrete paving with stamped patternBike Rack: Cora 'Expo' black,4 bike capacityAmenity plaza areaTrellis feature with climbing vines - refer to detail sheet L3.0Social seating with benches, coffee table and dinner table.Trash receptaclePlanters with columnar trees, ornamental shrubs, andperennialsRain GardenTo receive rain water from Building 1 roof.Pebble lined depression to collect and store water withoverflow to storm system.Provides interim holding and additional delayed dischargeto storm detention tank.lawnextent of roof overhangPathway for residents1.2m gravelSeating areas with benchGravel pathwayFuture extension to north parcelNaturalized setback areaNative trees, shrubs, and groundcoversGate for resident accessFence and railing along pathwayStorm detention tankmay be in parkadeBollards with lightsDefine space and illuminate walkwaysRefer to detail sheet L3.0Pathway for residents1.5m concrete paving - stamped finishLighted bollards to illuminate pathSeating areas with benchRetaining wall with seating pedestalTrash receptacleLawn area3
L3
File name:1811 227 Apartments 2018-06-11.vwxDate: 2018 August 8ISSUED DRAWINGSDrawnProject IDPACWDate:Scale1811153 Unit RM-2 Multi-Family Dev'tCivic Address:11641-227th Street, Maple Ridge BC1:200LandscapeMaterialsLegal Address:Lot 1 District Lot 401 Group 1New Westminster District Plan BCP24521PID #:026-721-635SheetL1.0June 2018Copyright Reserved.All drawings remain the property of GreenwayLandscape Architecture. Use for any purposeand reproduction only by writtenconsent.dimensions and conditions shown onthe drawings.GreenwayLandscape Architecture2280 Park CrescentCoquitlam BC V3J 6T4T 604 461 9120E paul@greenwayla.caDEVELOPMENT PERMIT18-6-21DEVELOPMENT PERMIT18-8-08NORTH35.54
35.61HW35.7835.7135.8936.2736.2635.9335.7635.8736.0435.7435.9135.8035.6136.0537.35D36.1535.8237.0236.5336.1336.5636.3036.0035.6835.8735.2635.4535.641331map10map10ced2020.025portablesidewalkletdownInvert=32.77W35.64H35.783535.893535.93map1020.02536.00036.15360map1036.1m37.1m38.1mLaundry3'0" x 5'0"UNIT M12 Beds981 sfEnsuite5'0" x 8'0"Unit L12 Bed962 sfUNIT N12 Bed + den981 sf4Materials - Third Floor TerraceScale: 1:2002Planter boxesRutherford Planter 3’ x 6’ x 26” tall byWishbone IndustriesAluminum frame with synthetic lumbersides.31.1628.7928.9226.7626.99CovenantantntntntntntttntttntPlanPlanPlanPlanPlanPlanPlanPlanPlanPlanPlanPlanPlaPlanPlaPlanatttttttttBCP9285CB236060260260.26060Pathwayfors residentsr1.2m gravelSeatingareas with benchNaturalized setback areaNative trees, shrubs, and groundcovers groundcovers1. Add tree plantings near the walkway on the West side and more benches to the South end;36.823636.523636.4437.73.4239394filloffffioofoooooooo9.422. Consider enhancing the vehicle emergency access with movable features to supplement the amenity space;2. Enhance the surface treatment to define the pedestrian connection between building entrances and the amenity space; 3511111818181.81sidewalkgutterliner36.RRRAMP UPRAMPPP UP3.Incorporate public art into the site;NOTES IN RED REFERENCE OUR RESPONSE TO THE ADP COMMENTS