HomeMy WebLinkAbout2019-04-16 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
April 16, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-124-RZ
12555, 12599, 12516 240 Street and 12511 241 Street
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12 New
Westminster District Plan 9912
Parcel “One” (Explanatory Plan 13720) Lot “A” Section 21 Township 12 New
Westminster District Plan 9912
Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster
Plan LMP22485
Lot A Section 22 Township 12 New Westminster District Plan LMP9379
Maple Ridge Official Community Plan Amending Bylaw No. 7537-2019
To amend Schedule “B” from areas designated Estate Suburban Residential to
Conservation and Forest.
To amend Schedule “C” by adding areas designated to Conservation and to
Forest.
Maple Ridge Zone Amending Bylaw No. 7343-2017
To rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential). The current application is to create a 26 lot subdivision
with park dedication on a 8.19 hectare (20 acre) site.
PUBLIC HEARING AGENDA
April 16, 2019
7:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You
will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, April 16, 2019, to
consider the following bylaws:
1)2017-124-RZ
12555, 12599, 12516 240 Street and 12511 241 Street
Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12 New
Westminster District Plan 9912
Parcel “One” (Explanatory Plan 13720) Lot “A” Section 21 Township 12 New
Westminster District Plan 9912
Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster
Plan LMP22485
Lot A Section 22 Township 12 New Westminster District Plan LMP9379
Maple Ridge Official Community Plan Amending Bylaw No. 7537-2019
•To amend Schedule “B” from areas designated Estate Suburban Residential to
Conservation and Forest. (as shown on Map No. 999)
•To amend Schedule “C” by adding areas designated to Conservation and
to Forest. (as shown on Map No. 1000)
Map No. 999 Map No. 1000
Maple Ridge Zone Amending Bylaw No. 7343-2017
•To rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential). The current application is to create a 26 lot subdivision
with park dedication on a 8.19 hectare (20 acre) site.
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 April 3, 2019 to April 16, 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, April 16, 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 3rd day of April, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-124-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)Floodplain Study
2)Geotechnical Report
3)Environmental Assessment Report
1.
Page 1 of 10
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: March 19, 2019
and Members of Council FILE NO: 2017-124-RZ
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7537-2019;
Second Reading
Zone Amending Bylaw No. 7343-2017;
12555, 12599, & 12516 240th Street, and 12511 241 Street
EXECUTIVE SUMMARY:
This proposal is to rezone the subject properties from RS-3 One Family Rural Residential to RS-2 One
Family Suburban Residential to create a 26 lot bare land subdivision with park dedication on a site
area of 8.19 hectares (20 acres). Through density bonus provisions and a text amendment to the
RS-2 Zone, this application proposes greater residential density than permitted under RS-2 Zoning.
The highest density in the RS-2 Suburban Residential Zone is 2.5 lots per hectare, or 0.4 hectares
per lot (1 acre lots). The proposed density with this application is 3.88 lots per hectare in a
combination of individual lots and common properties. An amendment to the Official Community
Plan will be required to the Conservation designation for riparian habitat and to Forest for additional
dedicated lands.
The subject properties are within the Fraser Sewer Area of the Greater Vancouver Sewerage and
Drainage District. For this reason, both sewer and water connections are available, making it
possible to create parcels with smaller lot sizes. The typical lot size in the Estate Suburban
designation is 0.4 hectares or 1 acre. For this application, the justification for reduced parcel sizes
is due to the voluntary dedication of developable area for park purposes. After first reading was
granted, an environmental assessment of the qualitative value of these areas proposed for
dedication has been prepared by a qualified professional.
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, a report was presented to Council
identifying feasible subdivision potential and the impacts to build out. The report also noted that the
recently adopted Tree Bylaw provided tree protection measures that could outweigh advantages
associated with density bonus measures for this purpose. In response to this report, Council voted
in favour of leaving the Estate and Suburban Residential designations and their policy base
unchanged.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $132,600.00.
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. This regional designation roughly pertains to Estate
Suburban properties west of the 244th Street alignment, south of the Silver Valley area. All other Estate Suburban
parcels are designated rural and could only be subdivided with minimum parcel sizes of 0.4 hectares (1 acre),
although some are currently legal non-conforming urban lots.
Page 2 of 10
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. 7537-2019 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. 7537-2019 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. 7537-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7537-2019 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7343-2017 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) Park dedication as required; and removal of all debris and garbage from park land;
iii) Road dedication as required;
iv) Consolidation of the subject properties;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vi) Registration of a Restrictive Covenant for the floodplain report, which addresses the
suitability of the subject property(ies) for the proposed development;
vii) Registration of a Restrictive Covenant for Tree Protection;
viii) Registration of a Restrictive Covenant, and Stormwater Management;
ix) Registration of a Restrictive Covenant for conservation purposes;
x) Removal of existing buildings;
xi) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site;
xii) That a voluntary contribution, in the amount of $132,600.00 ($5100.00/lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
Page 3 of 10
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Legal Description:
OCP:
Existing: ESTRES (Estate Suburban Residential)
Proposed: Single-Family Residential
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential) with density bonus
provisions to reduce parcel size.
Surrounding Uses:
North: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
South: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
East: Use: Suburban Residential
Zone: RS-2 Suburban Residential
Designation: Estate Suburban Residential
West: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
Existing Use of Properties: Rural Residential
Proposed Use of Property: Estate Suburban Residential
Site Area: 8.35 Ha (20.6 acres)
Access: 240 and 241 Street
Servicing requirement: Urban Standard
Previous similar applications:
Application 2014-054-RZ (23598 & 23627 Dogwood), which proposed to protect significant
stands of trees with park dedication, was ultimately supported by Council, with refinements
to the original proposal.
In addition to the above, concurrent Application 2017-184-RZ (23585 Dogwood) proposes
the protection of significant trees with park dedication as an extension of the above noted
Dogwood application. This application has advanced to second reading, and will be
presented at the March 19 Public Hearing.
Page 4 of 10
2) Project Description:
The four subject properties are located to the south of the Silver Valley Horse Hamlet in the vicinity of
240 Street, Fern Crescent, and 124 Avenue. The South Alouette River bisects two of the properties,
with the greater portion of the lands located south of the South Alouette River. A number of
watercourses are located on or adjacent to the subject properties including Latimer Creek and two
indefinite watercourses. As a result, the site offers pockets of potentially developable areas that are
bounded by environmentally sensitive areas. Steep slopes define the site along its east and
southern boundaries.
Three of the four subject properties are currently accessed via 240 Street, constructed to a gravel
road standard on the south side of the river. The fourth property is accessed from 241 Street. This
project proposes a bareland strata of 1 fee simple remainder lot and 25 bareland strata lots with a
net density of 3.88 units per net hectare. The first reading report noted that a developable portion of
the site comprising 1.2 hectares (3.0 acres) north of the South Alouette River was to be dedicated as
parkland.
In order to realize this development, significant servicing upgrades are required to bring sewer and
water to the site. Servicing requirements and the infrastructure required to provide them will be
assessed by the Engineering Department as this application progresses.
This development proposal is tied to other works in relation to its context and servicing
considerations. These works include a Flood Impact Study conducted by Northwest Hydraulics
Consultants, and a new bridge crossing along the 240th Street Corridor.
Flood Impact Study: The first reading report noted that approximately 86% of the site was located
within floodplain. Maple Ridge requirements for floodplain development are guided by Policy 9.10,
titled Regulation of Earth Fill within Floodplains. Development applications within floodplains are
required to provide a hydraulic assessment of the proposed work which addresses current site
conditions, an impact assessment of proposed works, and a proposed mitigation plan. The
engineering firm Northwest Hydraulics Consulting (NHC) was commissioned to conduct this work.
The findings demonstrated that the placement of fill on the subject site for flood construction
purposes would have very minimal impact. There was one structure that could be impacted within
the study area. However, it was noted that the foundation of this affected residential structure was
currently below existing flood construction levels. It should be noted that this assessment was
based on anticipated flooding during a 1 in 200 year event, which has an estimated probability of
0.5% of occurring in any given year.
Bridge Crossing on 240th Street. The first reading report noted that 240th unconstructed road right of
way was earmarked in the Major Corridor Network Plan for future bridge connection to Silver Valley.
Since first reading was granted on October 10, 2017, further exploration of a bridge crossing at this
location has taken place, and has been determined to be feasible. The 240th corridor has been
determined to be the best location for a bridge crossing over the Alouette River.
As a result, this proposal will be integrated with the site preparations for the bridge. This work will
involve the placement of fill to reduce the required span of the bridge. NHC has reviewed the impact
of additional filling of the 240th corridor and have concluded that this will not result in a measurable
change to the predicted flood profile of the Alouette River.
Page 5 of 10
Additional environmental compensation is required with the bridge development, requiring a shift in
the proposed conservation boundaries. As a result, a portion of the developable area of the site
proposed as a bonus park will now be used for riparian enhancement and will then be designated as
conservation. The integration of this site preparation in anticipation of a future bridge will provide
significant cost savings to the municipality as it provides needed infrastructure improvements within
the community.
A habitat balance evaluation of these proposed site preparations has been provided by a qualified
environmental professional. This evaluation concludes that there is a net gain of riparian area with
the compensatory measures proposed by this application.
3) Planning Analysis:
i) Official Community Plan:
The Estate Suburban designation is characterized generally by lots of 0.4 hectare (1 acre) in size.
Based on a net area of 6.8 hectares (17.2 acres), in a bareland strata format which combines both
developable and protected areas (by a restrictive covenant), a maximum of up to 17 lots could be
created under the RS-2 Suburban Residential Zone for this development site. However, these lots
would be dispersed across the site and north of the Alouette River.
In order to realize higher density than is permitted in the Official Community Plan this application
proposes to utilize density bonus provisions. The subject properties are designated Estate Suburban
Residential in the OCP, and Urban in the Metro Vancouver Regional Growth Strategy. 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 urban densities are possible without triggering the requirement for an
amendment to the Regional Growth Strategy.
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.
The intent of these policies was reaffirmed by Council on September 5, 2017. However, these
properties are also designated Urban in the Regional Growth Strategy of Metro Vancouver, and as
additional Regional approvals are not required, Council therefore has significant freedom in
designating land uses and residential densities for these properties.
Policy 2-9 of the Official Community Plan provides a density bonus mechanism to support higher
density, as follows:
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.
Page 6 of 10
In the Maple Ridge Official Community Plan, only properties within the Albion Area Plan are currently
subject to a prescribed formula for density bonus provisions. As the subject property is not subject
to such a specific formula, in either the Zoning Bylaw or Official Community Plan, Council must
assess whether the amenities provided and the density proposed are appropriate, and supportable.
Portions of the site in the riparian protection area are to be designated conservation in response to
ground truthing and riparian compensation. The proposed remaining park will be designated as
forest, in accordance with the following 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 Dogwood applications. It is noted that the OCP supports using a density bonus
framework in three specific development scenarios.
The subject application is supportable 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).
Secondly, the proposed development will ensure long term protection of environmentally sensitive
areas under public ownership in dedicated parkland in alignment with Policy 6-62 of the OCP. The
habitat balance assessment provided by the applicant concludes a net gain of riparian habitat
through proposed compensatory measures for this development and for the future bridge alignment.
Thirdly, this proposal will integrate the site preparation for the future 240th Street Bridge, to provide
needed community infrastructure with significant cost savings to the municipality. These site
preparations will be included in the works required for the rezoning servicing agreement and will be a
condition of final reading.
The proposed density bonus structure used to accommodate reduced densities will not trigger an
OCP amendment, because the Official Community Plan recognizes and supports additional density
for density bonus purposes. 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 park and
infrastructure improvements rather than a cash contribution. In the absence of prescribed density
bonus provisions in the site area, this site specific approach provides similar opportunities to the
Page 7 of 10
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 current application proposes to rezone the properties located at 12511 241 Street, 12555,
12599, and 12516 240 Street from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential) to permit 25 bareland strata and 1 fee simple lot. The minimum lot size for
the current RS-3 zone is 8000 m2, and the minimum lot size for the proposed RS- 2 zone is 4000m2.
A site specific text amendment will be required to the RS-2 zone in order to permit a subdivision with
higher density than permitted under zoning. Any variations from the requirements of the proposed
zone will require a Development Variance Permit application.
As this is a bareland strata development, a range of strata lots is proposed, with no individual strata
lot being less than 1000 m2. In addition, there are common areas under conservation covenants
that will be part of this development. The proposed lot dimensions that accompany this rezoning text
amendment include a minimum lot width of 20 metres, and a minimum lot depth of 30 metres.
These dimensions in the RS-2 Zone are respectively, 36 metres, and 60 metres.
Any variances from the requirements of the RS-2 Zone will be required to obtain approvals prior to
proceeding.
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 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.
Page 8 of 10
v) Development Information Meeting:
A Development Information Meeting was held at Meadowridge School on January 29, 2019. A total
of 20 people signed the signup sheet at the meeting. This had been the third public information
meeting held by the applicant. This latest meeting was to provide updates with the proposal and
how it would be integrated with the site preparations for the 240th Street Bridge Crossing. No
comments were made by the public at this meeting.
A previous meeting, held on May 15, 2018, was held at Meadowridge School, with 45 people signing
in. A total of 10 comment sheets were provided, with 6 comments sheets noting concerns about
impacts to fish habitat, loss of trees, flood impacts, and potentially incompatibility between the
future bridge and residential development. There were 4 positive comment sheets, and one of these
emphasized the potential for improved equestrian trail development with this proposal.
For municipal purposes, the applicant has addressed concerns by securing qualified consultant
services for riparian compensation, hydrological assessments, and by providing additional
developable land for park development.
vi) Parkland Requirement:
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
properties and this land will be required to be dedicated as a condition of Final Reading. This
parkland requirement will be met with a combined dedication of Forest and Conservation areas,
totaling 5.1 hectares (12.6 acres).
4) Environmental Implications:
The proposed new Alouette crossing has necessitated a revised application to the Ministry of
Environment due to the required infilling within the 240th Street Right of Way. The new bridge
involves a change in restoration works proposed with the first reading report. The current proposal
is to utilize these areas and restoration and enhancement works as compensation. Clay fill
deposited on the slope at the east end of the slope during the development of upslope Academy
Park (about 30 years ago) may have resulted in these flows being cut off, impeding fish movement.
The current proposal is to remove the deposited clay-based material to create a direct connection to
the Alouette River at its east end. The proposed works will increase the area utilized by fish providing
direct fish habitat all year round. Further, it will allow for the contribution of oxygenated, nutrient rich
flow to downstream fish populations.
A habitat balance report provided by the environmental consultant indicates a net gain of riparian
habitat proposed with this development.
5) Interdepartmental Implications:
i) Engineering Department:
In addition to works required for the proposed bridge crossing, the Engineering Department has
outlined the development considerations in support of this proposal. These include road
construction, servicing the site with water and sewer, decommissioning any existing septic disposal
systems, and street trees. This development may be eligible for latecomers fees.
Page 9 of 10
ii) Parks & Leisure Services Department:
The Parks and Leisure Services Department reviewed this proposal and expressed the following:
Retention of the equestrian trail along 240th is retained in the current road allowance and not
disturbed.
Development of a formal trail connection along the Alouette river connecting to 241 St to the
east, along with a reduction of the existing informal trails being used along the south bank of the
Alouette river, in order to minimize compaction and disturbance of the shore area.
These priorities will need to be addressed with the proposed bridge, and will be considered in the
future as the project develops.
iii) Building Department:
The Building Department will require municipal standards to be applied to this strata development,
with the inclusion of sidewalks, lighting, and street trees.
iv) Fire Department:
The Fire Department has established standards for emergency access, private fire hydrants, and
residential addresses.
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, to Conservation Boundaries, 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:
The applicant has hosted 3 information meetings in support of this project. Additional opportunities
for public input will be provided at the required public hearing, which will be scheduled should
second reading be granted.
Page 10 of 10
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7538-2019,
that second reading be given to Zone Amending Bylaw No. 7343-2017, and that application 2017-
124-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A, MCIP, RPP
Planner 2
“Original signed by Christine Carter”
_______________________________________________
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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift, MBA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7537-2019
Appendix D – Zone Amending Bylaw No. 7343-2017
Appendix E – Site Plan
DATE: Mar 31, 2017FILE: 2017-124-RZ BY: LM
ENGINEERING DEPARTMENT´
Scale: 1:4,500
12516/12555/12599 240 ST12511 241 ST
SUBJECT PROPERTIES
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
DATE: Mar 14, 2019
FILE:2017-124-RZ
12516/12555/12599 240 St
12511 241 St
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^ENGINEERING DEPARTMENT
Aerial Imagery from the Spring of 2018´
Scale: 1:4,500 BY: MC
SUBJECT PROPERTIES
CITY OF MAPLE RIDGE
BYLAW NO. 7537-2019
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. 7537-2019
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan
LMP22485;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720) Section 21 Township 12 New
Westminster District Plan 9912;
Parcel “One” (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster
District Plan 9912;
Lot A Section 22 Township 12 New Westminster District Plan LMP9379;
and outlined in heavy black line on Map No. 999, 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 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan
LMP22485;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720) Section 21 Township 12 New
Westminster District Plan 9912;
Parcel “One” (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster
District Plan 9912;
Lot A Section 22 Township 12 New Westminster District Plan LMP9379;
and outlined in heavy black line on Map No. 1000, 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 19th day of March, 2019.
READ a second time the 19th day of March, 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
2418112469
12770
240912406324072240192395012511
2389524115240702402424150
12 693
2426524090240562415512 645
241072401212750
24077241502402712 685 2411024195
24 03 8238252409823990241902418624069
2410924162 2422324001
2401112630 24059240522401312 703 240252 3 8 1 5
2416024200
12440
12445 242092399612 665 240262380912795
12510
2420512530
2400323813
240752406212 733
24230
24278240002406512507 24005241772398724137240332403223814
2419512680 2405824026241972401712461
12720 24083240421255512516 240532405212848
24035(FERN CRES.)2401524110240402
4
1
3
82406424055
2402524189241842402224006240992407724050
2417312795
23863
124502403724096 2414512763
12790
2408624188
237952422824082238502404312487240762404824074 2418012729
240952
4
1
2
4
12599
12 625
24169
24190
242212409012449
33
9
1
13
18
13
2
3
4
PARK
5
25
2
A
Pcl. 1
3
19
E
2
26
1
B
E
3
2
10
2
3
32
15
23
1
2
11
31
8
65
2
10
1
13
7
30
2
19
31
24
2
25
62
2
8
3
B
86
2
27 11
17
15
14
11
29
14
Rem 30
36
CP
10
17
1
1
Rem A
2
21
8568
9
15
27
66
Rem B
4
CP
9
1
2
2
1
5
1
41
2
5
38
CP
28
6
PARK
1
Rem 1
B
25
4
5
29
A
14
3
Rem 18
1
1
12
2
Rem part (1.502 Acres)
2222
32
6
Rem 1
7
2
26
12
A
34
A
14
3
2
23
12
29
16
16
A
42
4
A
1
20
1
26
7
3
4
24
A
28
2
2
1
1
1
PL. 3041
*PP135
*PP130
P 55693 P 11363
P 51027
EPP 79032
P 18012
P 69960
EPP 72767
P 9364
BCP 48079
EPP 72767
P 3041P 72259EPP 72767
LMP 12744
P 86522
P 51027
P 83316
*PP129
EPP 72767
P 10335
P 7656L M P 4 0 3 1 5
P 51027
L M S 3 7 5 5
*LMP 29146
RP 7864
RP 7864P 27196LMP 2239BCP 28230
P 10713
P 39367
LMP 22485P 9364
P 6438
EP 22444
LMS 3755
P 9364
P 9364
P 7656
LMP 21414BCP 50115
EP 13720
P 9912
P 82930
EPP 37336
P 3017
P 21921
P 43885
P 82930
P 26177
LMP 123
P L . 3 0 4 1
P 10558
EPP 72767
LMP 20739
P 86522
P 50307LMP 20739P 18012P 10713
BCP 46690
P 9364
P 10558 P 73144P 47070P 43885
P 9912
LMP 1534LMS 3755
P 69960EPP 19608
P 38264LMP 9379
L M S 3 7 5 5 LMP 39898RW
5
1
0
2
8
RW 83317EPP 43256EP 44696BCP 28231
RW 82931
EPP 73267
LMP 21771
LMP 30056
LMP 6920EPP 84998
LMP 20740 EPP 68914LMP 2855RW 51028
EPP 86280
EPP 73269LMP 12745
6.0
R W 7 6 3 9 9 LM P 39898E
P
P 69125
LMP 21415LMP 22486 LMP 39898LMP 6452EPP 43256EPP 43256
BCP 48080
RW 74034
LMP 20740EP 8 81 55
EP 56822128 CRES
FERN CRES124 AVE 124 AVE239 ST241 ST124 AVE
125 AVE
126 AVE
128 AVE
240 ST´
SCALE 1:5,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. From:
To:
Estate Suburba n Residential
Conservation Forest
7537-2019999
Urba n Area Boundary
Urban Area Boundary
2418112469
12770
240912406324072240192395012511
2389524115240702402424150
12 693
2426524090240562415512 645
241072401212750
24077241502402712 685 2411024195
24 03 8238252409823990241902418624069
2410924162 2422324001
2401112630 24059240522401312 703 240252 3 8 1 5
2416024200
12440
12445 242092399612 665 240262380912795
12510
2420512530
2400323813
240752406212 733
24230
24278240002406512507 24005241772398724137240332403223814
2419512680 2405824026241972401712461
12720 24083240421255512516 240532405212848
24035(FERN CRES.)2401524110240402
4
1
3
82406424055
2402524189241842402224006240992407724050
2417312795
23863
124502403724096 2414512763
12790
2408624188
237952422824082238502404312487240762404824074 2418012729
240952
4
1
2
4
12599
12 625
24169
24190
242212409012449
33
9
1
13
18
13
2
3
4
PARK
5
25
2
A
Pcl. 1
3
19
E
2
26
1
B
E
3
2
10
2
3
32
15
23
1
2
11
31
8
65
2
10
1
13
7
30
2
19
31
24
2
25
62
2
8
3
B
86
2
27 11
17
15
14
11
29
14
Rem 30
36
CP
10
17
1
1
Rem A
2
21
8568
9
15
27
66
Rem B
4
CP
9
1
2
2
1
5
1
41
2
5
38
CP
28
6
PARK
1
Rem 1
B
25
4
5
29
A
14
3
Rem 18
1
1
12
2
Rem part (1.502 Acres)
2222
32
6
Rem 1
7
2
26
12
A
34
A
14
3
2
23
12
29
16
16
A
42
4
A
1
20
1
26
7
3
4
24
A
28
2
2
1
1
1
PL. 3041
*PP135
*PP130
P 55693 P 11363
P 51027
EPP 79032
P 18012
P 69960
EPP 72767
P 9364
BCP 48079
EPP 72767
P 3041P 72259EPP 72767
LMP 12744
P 86522
P 51027
P 83316
*PP129
EPP 72767
P 10335
P 7656L M P 4 0 3 1 5
P 51027
L M S 3 7 5 5
*LMP 29146
RP 7864
RP 7864P 27196LMP 2239BCP 28230
P 10713
P 39367
LMP 22485P 9364
P 6438
EP 22444
LMS 3755
P 9364
P 9364
P 7656
LMP 21414BCP 50115
EP 13720
P 9912
P 82930
EPP 37336
P 3017
P 21921
P 43885
P 82930
P 26177
LMP 123
P L . 3 0 4 1
P 10558
EPP 72767
LMP 20739
P 86522
P 50307LMP 20739P 18012P 10713
BCP 46690
P 9364
P 10558 P 73144P 47070P 43885
P 9912
LMP 1534LMS 3755
P 69960EPP 19608
P 38264LMP 9379
L M S 3 7 5 5 LMP 39898RW
5
1
0
2
8
RW 83317EPP 43256EP 44696BCP 28231
RW 82931
EPP 73267
LMP 21771
LMP 30056
LMP 6920EPP 84998
LMP 20740 EPP 68914LMP 2855RW 51028
EPP 86280
EPP 73269LMP 12745
6.0
R W 7 6 3 9 9 LM P 39898E
P
P 69125
LMP 21415LMP 22486 LMP 39898LMP 6452EPP 43256EPP 43256
BCP 48080
RW 74034
LMP 20740EP 8 81 55
EP 56822128 CRES
FERN CRES124 AVE 124 AVE239 ST241 ST124 AVE
125 AVE
126 AVE
128 AVE
240 ST´
SCALE 1:5,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. Purpose: To Amend Schedule C As Shown
To Add To Conservation To Add To Forest
7537-20191000
Urba n Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7343-2017
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. 7343-2017."
2.Those parcels or tracts of land and premises known and described as:
Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan
LMP22485;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720) Section 21 Township 12 New
Westminster District Plan 9912;
Parcel “One” (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster
District Plan 9912;
Lot A Section 22 Township 12 New Westminster District Plan LMP9379;
and outlined in heavy black line on Map No. 1715 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to RS-2 (One Family Suburban Residential).
3.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 know n and
described as:
Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan
LMP22485;
Lot “A” Except: Parcel “One” (Explanatory Plan 13720) Section 21 Township 12 New
Westminster District Plan 9912;
Parcel “One” (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster
District Plan 9912;
Lot A Section 22 Township 12 New Westminster District Plan LMP9379;
Provided that in addition to park land dedication required by Local Government Act Section
510, the owner dedicates park land for the purpose of protection of environmentally
sensitive lands and recreational purposes.
(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 12,100 m2 in any subdivision
containing one or more lots with an area of less than 4,000 m 2, 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 1,012 m2
B) Minimum lot width of 20 m
C) Minimum lot depth of 30 m
4. Zoning requirements for the SRS (Special Urban Residential) zone shall apply and supersede
the zoning requirements for the RS-2 zone for any subdivision approved pursuant to this item
19.”
5. 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 19th day of March, 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
2418112469
12770
24091240632407224019212511
238952411524070240242
4
1
5
0
12693
2426524090240562415512645
241072401212750
24077241502402712685 2411024195
2 4 0 3 8
238252409823990241902418624069
24109241
6
2 224001
2401112630 24059240522 4 0 1 3
12703 2402523815
2416024200
12440
12445 242092399612665 2402623812795
12510
2420512530
24003
23813
240752406212733
2
4
2
3
0
24278240002406512507 24005241772398724137240332 4 0 3 2
23814
2419512680 2405824026241972401712461
12720 24083240421255512516 240532405212848
24035(FERN CRES.)240 1 5
24110240402
4
1
3
82406424055
2402524189241842402224006240992407724050
2417312795
23863
124502403724096 2414512763
12790
2408624188
237952422824082238502404312487240762404824074 2418012729
240952412412599
12625
24169
24190
242212409012449
33
9
1
13
18
13
2
3
4
PA RK
5
25
2
A
Pcl. 1
3
19
E
2
26
1
B
E
3
2
10
2
3
32
15
23
1
2
11
31
8
65
2
10
1
13
7
30
2
19
31
24
2
25
62
2
8
3
B
86
2
27 11
17
15
14
11
29
14
Rem 30
36
CP
10
17
1
1
Rem A
2
21
8568
9
15
27
66
Rem B
4
CP
9
1
2
2
1
5
1
41
2
5
38
CP
28
6
PARK
1
Rem 1
B
25
4
5
29
A
14
3
Rem 18
1
1
12
2
Rem part (1.502 Acres)
22
22
32
6
Rem 1
7
2
26
12
A
34
A
14
3
2
23
12
29
16
16
A
42
4
A
1
20
1
26
7
3
4
24
A
28
2
2
1
1
1
PL. 3041
*PP135
*PP130
P 55693 P 11363
P 51027
EPP 79032
P 18012
P 69960
EPP 72767
P 9364
BCP 48079
EPP 72767
P 3041P 72259EPP 72767
LMP 12744
P 86522
P 51027
P 83316
*PP129
EPP 72767
P 10335
P 7656LMP 40315
P 51027
L M S 3 7 5 5
*LMP 29146
RP 7864
RP 7864P 27196LMP 2239BCP 28230
P 10713
P
3
9
3
6
7
LMP 22485P 9364
P 6438
EP 22444
LMS 3755
P 9364
P 9364
P 7656
LMP 21414BCP 50115
EP 13720
P 9912
930
EPP 37336
P 3017
P 21921
P
0
P 26177
LMP 123
PL. 3041
P 10558
EPP 72767
LMP 20739
P 86522
P 50307LMP 20739P 18012P 10713
BCP 46690
P 9364
P 10558 P 73144P 47070P 43885
P 9912
LMP 1534LMS 37 55
P 69960EPP 19608
P 38264LMP 9379
LMS 3755 LMP 39898RW 51028RW 83317EPP 43256EP 44696BCP 28231
82931
EPP 73267
LMP 21771
LMP 30056
LMP 6920EPP 84998
LMP 2074 0
EPP 6
8
91
4
LMP 2855RW 51 028
EPP 86280
EPP 73269LMP 12745
6.0
RW 7 63 99
L MP 3 9 8 9 8
E
P
P
6
9
1
2
5
LMP 21415LMP 22486 LMP 39898LMP 6452EPP 43256EPP 43256
BC
P 48080
RW 74034
LMP 20740EP 88155
EP 56822R
E
S
FERN CRES124 AVE 124 239 ST241 ST124 AVE
125 AVE
E
128 AVE
240 ST´
SCALE 1:5,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No.
From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7343-2017
1715
Urban Area Boundary
Urban Area
Boundary
D.K. BOWINS & ASSOCIATES INC.
8955 EMIRY STREET, MISSION, B.C. V4S 1A6
FAX: 604-826-4399 , FAX: 604-826-3316
EMAIL: dbowins@shaw.ca