HomeMy WebLinkAbout2019-06-18 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
June 18, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-572-RZ
11703 Fraser Street and 11718 224 Street
Lot A District Lot 398 Group 1 New Westminster District Plan EPP8898
Maple Ridge Official Community Plan Amending Bylaw No. 75 50-2019
To re-designate the easterly portion of subject property (11703 Fraser Street) from
Ground-Oriented Multi-Family to Low-Rise Apartment.
Maple Ridge Zone Amending Bylaw No. 7422-2018
To rezone the easterly portion of the subject property from RM-1 (Townhouse Residential)
to RM-2 (Medium Density Apartment Residential). The current application is to permit
future construction of a 57 unit apartment building with underground parking.
2) 2016-031-RZ
13227 236 Street
Lot 35 Section 28 Township 12 New Westminster District Plan 37422
Maple Ridge Zone Amending Bylaw No. 7228-2016
To rezone from RS-2 (One Family Suburban Residential) to RM-1 (Townhouse
Residential).
The current application is to permit a future development of 17 townhouse units.
3) 2018-093-RZ
11780 Burnett Street
Lot 103 Section 17 Township 12 New Westminster District Plan 41319
Maple Ridge Zone Amending Bylaw No. 7485-2018
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District).
The current application is to permit a future 2 lot subdivision.
PUBLIC HEARING AGENDA
June 18, 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.
4) 2017-117-RZ
11865, 11839, 11831 232 Street
Lot 1 Except: South 83 Feet, Section 17 Township 12 New Westminster District Plan
12599;
South 83 Feet, Lot 1 Section 17 Township 12 New Westminster District Plan 12599;
Lot 35 Section 17 Township 12 New Westminster District Plan 24972
Maple Ridge Zone Amending Bylaw No. 7351-2017
To rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential).
The current application is to permit the future development of 46 townhouse units.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995 Haney
Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, June 18, 2019 to consider the
following bylaws:
1) 2017-572-RZ
11703 Fraser Street and 11718 224 Street
Lot A District Lot 398 Group 1 New Westminster District Plan EPP8898
Maple Ridge Official Community Plan Amending Bylaw No. 7550-2019
To re-designate the easterly portion of subject property (11703 Fraser Street) from
Ground-Oriented Multi-Family to Low-Rise Apartment.
Maple Ridge Zone Amending Bylaw No. 7422-2018
To rezone the easterly portion of the subject property from RM-1 (Townhouse Residential)
to RM-2 (Medium Density Apartment Residential). The current application is to permit
future construction of a 57 unit apartment building with underground parking.
2) 2016-031-RZ
13227 236 Street
Lot 35 Section 28 Township 12 New Westminster District Plan 37422
Maple Ridge Zone Amending Bylaw No. 7228-2016
To rezone from RS-2 (One Family Suburban Residential) to RM-1 (Townhouse
Residential).
The current application is to permit a future development of 17 townhouse units.
3) 2018-093-RZ
11780 Burnett Street
Lot 103 Section 17 Township 12 New Westminster District Plan 41319
Maple Ridge Zone Amending Bylaw No. 7485-2018
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District).
The current application is to permit a future 2 lot subdivision.
4) 2017-117-RZ
11865, 11839, 11831 232 Street
Lot 1 Except: South 83 Feet, Section 17 Township 12 New Westminster District Plan
12599;
South 83 Feet, Lot 1 Section 17 Township 12 New Westminster District Plan 12599;
Lot 35 Section 17 Township 12 New Westminster District Plan 24972
Maple Ridge Zone Amending Bylaw No. 7351-2017
To rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential).
The current application is to permit the future development of 46 townhouse units.
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 June 5, 2019 to June 18, 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, June 18, 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 5th day of June, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-572-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:
1.
Page 1 of 8
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 7, 2019
and Members of Council FILE NO: 2017-572-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No.7550-2019;
Second Reading
Zone Amending Bylaw No. 7422-2018;
11703 Fraser Street and 11718 224 Street
EXECUTIVE SUMMARY:
An application has been received to rezone portions of the subject property located at 11703 Fraser
Street and 11718 224 Street from RM-1 (Townhouse Residential) to RM-2 (Medium Density
Apartment Residential), to permit the future construction of a 57 unit apartment building with
underground parking. The applicant proposes to develop the project in 2 phases. Only the seco nd
phase (11703 Fraser Street) facing Fraser Street is subject to the rezoning application and proposes
a 5 storey 57 residential unit apartment building with 2 storeys of underground parking (11703
Fraser Street). The proposal consists of a mixture of 1, 2 and 3 bedroom units. The applicant’s first
phase of the subject property fronting 224 Street (11918 224 Street) consists of, a 5 storey 25 unit
residential apartment building. Both phases will share the underground parking garage and access
will be from Fraser Street.
Council granted first reading to Zone Amending Bylaw No.7422-2018 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on January 30, 2018.
When Council gave first reading to Zone Amending Bylaw No. 7411-2018, the property addressed as
11703 Fraser Street and 11718 224 Street where two separate properties. These two properties
have been consolidated into a single property; therefore the property that is subject to this rezoning
application is split zoned and has a split Official Community Plan designation.
This application requires an amendment to the Official Community Plan (OCP) to redesignate the
easterly portion of subject property (11703 Fraser Street) from Ground-Oriented Multi-Family to Low-
Rise Apartment. The westerly portion of the subject property (11718 224 Street) is currently
designated Low-Rise Apartment.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $3,100.00 per apartment dwelling unit, for an estimated amount of
$176,700.00.
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. 7550-2019 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;
Page 2 of 8
2) That Official Community Plan Amending Bylaw No. 7550-2019 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. 7550-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7550-2019 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7422-2018 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map;
iv) Road dedication on Fraser Street as required;
v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant for protecting the Visitor Parking; Tree Protection,
Stormwater Management.
vii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage t anks 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.
viii) That a voluntary contribution, in the amount of $176,700.00 ($3,100/57) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Attera Development Group Ltd. Trisha Firth
Legal Description: Lot A District Lot 398 Group 1 New Westminster District
Plan EPP8898
OCP:
Existing: Ground-Oriented Multi-Family
Proposed: Low-Rise Apartment
Zoning:
Existing: RM-1 (Townhouse Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Page 3 of 8
Surrounding Uses:
North: Use: Apartments
Zone: RM-2 (Medium Density Apartment Residential)
C-3 (Town Centre Commercial)
Designation: Low-Rise Apartment and Town Centre Commercial
South: Use: Residential (these lands are subject to a Land Use Inquiry
application of Apartment development)
Zone: RM-1 (Townhouse Residential)
RS-1 (One Family Urban Residential)
Designation: Ground-Oriented Multi-Family
East: Use: Street Townhouse and Residential
Zone: RM-2 (Medium Density Apartment Residential)
RS-1 (One Family Urban Residential)
Designation: Ground-Oriented Multi-Family
West: Use: Vacant
Zone: RM-2 (Medium Density Apartment Residential)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Apartment
Site Area: 0.46 HA. (1.13 Acres)
Access: Fraser Street
Servicing requirement: Urban Standard
2) Background:
That portion of the subject property (11703 Fraser Street) that is under application to be rezoned
was once the Northumberland Court site, that contained 20 strata units in five buildings. The five
buildings were demolished in 2009 as a condition to proceed with an earlier development
application that did not complete and lapsed.
Since, the first reading report was presented to Council a consolidation of the former
Northumberland site and 11718 – 224th Street has occurred; therefore, the rezoning application is
to rezone a portion of the subject property (11703 Fraser Street) from RM-1 (Townhouse Residential)
to RM-2 (Medium Density Apartment Residential). The remainder of the subject property (11718
224 Street) is already zoned RM-2 (Medium Density Apartment Residential) and Council issued
Development Permit 2018-201-DP to permit the construction of a five storey residential apartment
building with 23 residential units.
3) Project Description:
The application proposes to rezone the portion of the site remaining from RM-1 (Townhouse
Residential) to RM-2 (Medium Density Apartment Residential). In addition, amend the Town Centre
Area Land Use Map to re-designate portions of the subject property from Ground-Oriented Multi-
Family to Low-Rise Apartment.
The applicant proposes to develop the project in 2 phases. Only the second phase (11703 Fraser
Street) facing Fraser Street is subject to the rezoning application and proposes a 5 storey 57
residential unit apartment building with 2 storeys of underground parking (11703 Fraser Street).
The proposal consists of a mixture of 1, 2 and 3 bedroom units. The applicant’s first phase of the
Page 4 of 8
subject property fronting 224 Street (11918 224 Street) consists of, a 5 storey 25 unit residential
apartment building and the Development Permit was issued in 2018. Both phases will share the
underground parking garage and access will be from Fraser Street.
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Town Centre Area Plan and is currently designated
Ground-Oriented Multi-Family and Low-Rise Apartment. To accommodate the proposed RM-2
(Medium Density Apartment Residential) zoning for this apartment project, the eastern portion of the
site (11703 Fraser Street) designated Ground-Oriented Multi-Family will be re-designated to Low-
Rise Apartment.
The proposed re-designation will support the proposed RM-2 (Medium Density Apartment
Residential) zoned apartment buildings as follows:
The Zoning Matrix for the Town Centre Area Plan allows the RM -2 (Medium Density
Apartment Residential) in the Low-Rise Apartment designation;
Town Centre Area Plan Policy 3-22 for Low-Rise Apartments states that all Low-Rise
Apartment development should be a minimum of 3 storeys and a maximum of 5 storeys in
height. The description of the designation encourages an apartment form where units are
accessed from an internal corridor and residential parking is provided underground. The
preliminary site plan and design are fully compliant; and
A similar project is being considered by Council to the south at 11650 224 Street rezoning
application 2015-318-RZ
This required amendment to the Official Community Plan is supportable as the proposed
development is designed for compatibility with the diverse neighbourhood context. The design of the
proposed buildings of 5 storey and the grade change of the subject property will be similar in size to
the surrounding development in the neighbourhood. (see Appendix B)
ii) Housing Action Plan
The application has not proposed rental housing and Council did not dire ct staff to secure rental
housing through the first reading of Bylaw 7411-2018.
iii) Zoning Bylaw:
The western portion of the development property (11718 224 Street) is zoned RM-2 (Medium
Density Apartment Residential). This portion of the development property, the eastern portion
(11703 Fraser Street), which is under application for rezoning is currently zoned RM-1 (Townhouse
Residential). The application is to rezone this eastern portion of the subject property to RM -2
(Medium Density Apartment Residential) which will be consistent with the western portion of the
subject property. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application and the approval of Council. (see Appendix C)
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $3,100.00 per apartment dwelling unit, for an estimated amount of
$176,700.00 for the 57 proposed units that is subject of this rezoning application which is the
eastern portion of the subject property (11703 Fraser Street). The western portion of the subject
property (11718 224 Street) is already zoned RM-2 (Medium Density Apartment Residential) and
Page 5 of 8
Council issued a Development Permit for the 25 unit residential apartment building in 2018;
therefore, the Community Amenity Contribution Program would not apply.
iv) Off-Street Parking and Loading Bylaw:
Required parking for 57 multi-family units in the RM-2 Zone is 1.5 per unit, or 86 stalls. An
additional parking requirement for visitor parking is 0.2 stall per unit, or 12 stalls, for a minimum
requirement of 98 stalls. The proposal contains a total of 102 stalls, of which 2 are accessible . The
proposed parking fulfills the requirements of the bylaw.
The provisions for bicycle parking for Low-Rise Residential units require long term bicycle storage
within their attached garage space, area as follows:
Short term bicycle storage at a ratio of 6 per 20 units; therefore 18 stalls are required that
have been provided.
Long term bicycle parking at a ratio of 1 per 4 dwelling units; therefore 15 stalls are required
that have been provided.
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, A Development Variance Permit application has been
received for this project and involves the following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Section 604, Part 6 and Part 7;
o To vary the east setback from 7.5 metres to 6.0 metres;
o To vary the west setback from 7.5 metres to 6.0 metres;
o To vary the south setback from 7.5 metres to 6.0 metres;
o To vary the front roof project by 2.1 metres into the 7.5 m setback; and
o To vary the height of the structure from 4 storeys maximum to 5 storeys as well as,
vary the height from 15 metres to 20.2 metres.
These relaxations are reasonable with this form of development in the Town Centre. The Building
Department has also noted over height retaining walls on the site plan that will require Council
approval for the variance. The requested variances to the RM-2 (Medium Density Apartment
Residential District) Zone and will be the subject of a future Council report.
vi) 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.
vii) 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 November 21, 2018 (see Appendix E and F)
Page 6 of 8
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That the following concerns for File No. 2017-572-DP be addressed and digital versions of
revised drawings and memo be submitted to Planning staff; and further that Planning staff
forward this on to the Advisory Design Panel for information:
Landscape Comments:
1. Utilize courtyard to create a central plaza and gathering node that incorporates public
art and seating into that space;
2. Provide a paver material change to highlight public entrances to both buildings;
3. Add a screen or landscape buffer beside the North-West corner unit of Phase 2;
4. Consider adding program elements, such as benches and lighting, to the South-West
exit walkway to reduce safety concerns. Maintain sightlines from perimeter units;
5. Provide hardscape legend and details for landscape elements with the submission;
6. Reflect details as required of storm water management elements within landscape
plans;
7. Provide irrigation plan for all softscaping;
8. Add trellis or similar shelter over BBQ area in the rooftop amenity space;
9. Confirm space requirements for talk tube installation on roof;
10. Add garbage and recycling receptacles and hose bib to rooftop amenity space;
11. Provide wall texturing and other landscape treatment to buffer wall from the view of the
neighbours to the South;
12. Provide lighting on rooftop amenity space;
13. Consider adding gas fireplaces to rooftop amenity space;
Architectural Comments:
1. Enlarge entrance lobby and enhance the entrance experience;
2. Differentiate between the entrance and the rest of the lobby with a similar canopy
treatment as Phase 1;
3. Provide project identification and address location at entrance;
4. Evaluate window height and bedroom placement beside North walkway.
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.
viii) Development Information Meeting:
A Development Information Meeting was held at ACT Arts Centre– Second Floor Conference Room at
11944 Haney Place, on April 1, 2019. Approximately 7 people from the community attended. A
summary of the main comments and discussions with the attendees was provided by the applicant
and include the following main points:
“The majority of questions from the residents were related to:
a) Building access; and
b) Capacity of civil infrastructure.
The following is a list of enquiries from the neighbours:
Page 7 of 8
In general, the reaction to the proposal was very positive (no written comments and concerns). A
number of residents commented on the proposed positive use of this land and appreciated the
proposed design and layout.”
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
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.
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department requirements include submission of funds to be held in trust for
upgrades to Fraser Street for its completion to a collector standard. Upgrades to the water system,
demonstration of sanitary sewer capacity, and possible upgrades to the storm sewer will be required.
ii) Parks & Leisure Services Department:
Parks staff have reviewed the proposal and do not have any specific comments with respect to this
application.
iii) Fire Department:
The Fire Department had no specific comments except that more comments will be provided when
building plans have been submitted and reviewed.
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 October 15, 2018 and the following response was received.
″The proposed application would affect the student population for the catchment areas currently
served by Eric Langton Elementary and Thomas Haney Secondary School.
Eric Langton Elementary has an operating capacity of 418 students. For the 2018-19 school year
the student enrolment at Eric Langton Elementary is 440 students (105% utilization) including 306
students from out of catchment.″
Thomas Haney Secondary School has an operating capacity of 1200 students. For 2018-2019
school year the student enrolment at Thomas Haney Secondary School is 1113 students (93%
utilization) including 672 students from out of catchment.”
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, from Ground Oriented Multi-Family to
Page 8 of 8
Low Rise Apartment, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
The proposed development will be a positive addition to this area of the Town Centre; therefore, it is
recommended that first and second reading be given to OCP Amending Bylaw No. 7550-2019, that
second reading be given to Zone Amending Bylaw No. 7422-2018, and that application 2017-572-
RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, 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 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. 7550-2019
Appendix D – Zone Amending Bylaw No. 7422-2018
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
DATE: Apr 30, 2019
FILE: 2017-572-RZ
11703 FRASER STREET
11718 224 STREET
PLANNING DEPARTMENT
62/64/66
1166422366 11742
2235222347/51223372250911682
11681
11630 224102245611644
11696
11711
1168622334
11667
11595
22486
11774/78
1169822411
11609
11650
22362/64
223682238122334/3611649
22375116742250411690
11620223451169522466223512
2
4
8
9
11779
22503
22326116381165722372
22496225022239011698
11668
/65
11656
11767
225041177122320
11626
11770
116832232811685
22356/58
2248811697
11688
11697
2235722353
22346/48
11682
11641
11759/61
225062236511715
11695
1166222345
2234022369/73116722237411777
11650
11715
11742
1167122374 11743
/691176522366 11760
2246111692
1176322380
11671
11614
05/07/09
11656 2246411735
22362224222249022338 22490223442232811724
224971168022425/2722357 2235211718
11767
11781
11686
11771
2247111675
11784
11783
2235611703
2015-318-SD
2017-247-RZ
2015-318-DP
2015-318-RZ
´
Scale: 1:2,000 BY: DT
SUBJECT PROPERTY
Legend
Active Applications (RZ/SD/DP/VP)
DATE: Apr 30, 2019
FILE: 2017-572-RZ
11703 FRASER STREET
11718 224 STREET
PLANNING DEPARTMENT
62/64/66
1166422366 11742
2235222347/51223372250911682
11681
11630 2224511644
11696
11711
1168622334
11667
11595
22486
11774/78
1169822411
11609
11650
22362/64
223682238122334/3611649
2237511674211690
11620223451169522466223512248911779
22503
116381165722372
22496225022239011698
11668
/65
11656
11767
225041177122320
11626
11770
1168311685
22356/58
2248811697
11688
11697
2235722353
22346/48
11682
11641
11759/61
2236511715
11695
1166222345
2234022369/73116722237411777
11650
11715
11742
1167122374 11743
/69117652236 11760
2246111692
1176322380
11671
11614
05/07/09
11656 224611735
22362224222249022338 2242234411724
224971168022425/2722357 2235211718
11767
11781
11686
11771
2247111675
11784
11783
2235611703
Aerial Imagery from the Spring of 2018´
Scale: 1:2,000 BY: DT
SUBJECT PROPERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7550 - 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 Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7550 - 2019."
2. Schedule "A" of Town Centre Area Plan is hereby amended for that parcel or tract of land and
premises known and described as:
Lot A District Lot 398 Group 1 New Westminster District Plan EPP8898
and outlined in heavy black line on Map No. 1003, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 14th day of May, 2019.
READ a second time the 14th day of May, 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
BRICKWOOD CLOSEST. A N N E AVE .
ROYAL CRE S.
BR IC K W OO D
N OR T H AVE N U E
225 ST.N OR T H L A N E
C AL L AG H AN AVE.
L O U G H E E D H I G H W A Y
FRASER ST.224 ST.225 ST.LO U G H EE D H W Y.
LA N E
FRASER ST.N OR T H AVE.
117 AV E.
C LOS E
62 /6 4/66
11664
223232236611 7 42
22523
2235222347/51223372250922524
2
2
5
3
311682
11 6 81
11630 224102237522522
225262256522456
11 6 44
11696
11 7 11
11 6 8622334
11 6 6722318
11595 22535/3722 48 6
11 8 11
22363/6511 7 74 /7 8
11 6 9822411
11 6 50
22 36 2 /6 4
223682238122334/3611 6 4922318
2237511 6 742250411690
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11 7 79
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223262244411638W est mi n ste r S a vin g s
11 6 57
2251822372
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11 6 562241511767 2253522531
22520
2250411 7 7122320
11 6 26
11 7 7022428
11 6 83224712232811685 22528/3022 35 6 /5 8
2248811 6 97 22554/5811 6 88
11 6 97
2235722 35 3 2236722 34 6 /4 8
225352254111682
11 6 41
22515
11 7 59 /6 1
22525
225062236511 7 15
11 6 95
11 6 6222345
223402251622369/73116722237411777
11650
11 7 15 22544/4622529
11742 22538/4211 6 712237422325 11 7 43 22432/691176522366
22508
11 7 60
2246111 6 92223111176322380
11 6 7122446 2255622512
05 /0 7/09
11656 22464225162252211 7 35
2236222335224222249022 33 8 224902251422344223282252911724
2249711 6 802234722425/2722 35 7 2235222521
Cre di t Un i on
11718 225482252711 7 67
11 7 8 1
11686
11 7 71
224712253411 6 75
11 7 8 4
11 7 8 3 225502235636
LOT 1
45
17
1
85
A
19
Rem
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2 1Rem33
Pcl
Rem
Rem. 58
11
37
22
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3
10
C
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98
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2
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1
A
W
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1
A
1
69
86
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9
32
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P 2899
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NWS 3379P 34597P 5871
P 41741
P 5871
LP 77916
*LMP 29154 *LMP 23185(P 2899)
RP 53523
P 4202
P 155
EP11040
P 4143
*PP081
P 41741P 155
P 5 4 1 4
*PP092
RP 6192 P 41490P 9800 P 70416P 4769
P 155
P 4769
EPS 5529
P 8658P 6524P 2899LMS 4016(EPS 1148)
P 85354
P 50600
P 19374
RP 5647LMP 37735*PP076*PP077P 7 4 8 7
P 9372
P 42732
P 63225
BCS 4089
RP 7636
P 10091P 2899
NWS 2316
EP 9 7 4 2
P 41741
P 28007
RP 17417
NWS 1811P 2899
LMP 1864LMS 2749P 70416
P 41741LMP 39214P 8274
LMP 3 0 4 8 7
RP 52214F
P 6689 *LMP38099BCS 1620P 16366P 8181P 48518
Plan 4834
RP 5637P 2899P 155
EPP 52747
P 82887
P 71022
LMS 715
E P 1 0 4 5 9
P 8641P 72462P 4769
P 44960
P 9800
P 8641
P 24524
P 155
LMS 683 RP 68557EP 83 8 3
P 51411
P 19374P 21162P 155
P 79776
P30522EP 70417EP 70417BCP4 41 58
RW 41952EP 70417RP 63699BCP3 60 32 BCP 50864BCP4 41 60
EPP 34066BCP 14 05 7
(le ase)RP 74204BCP49260
EP 81137EP 84227
EP 70417
RW 41952RW 41953LMP 93 07
EPP 5 28 98
EP 70417EP 7 15 39
BCP 17 93 3
LM P 98 20
LMP4 57 32(lease)LMP 1859BCP49262
EP 77866EPP 52746 EPP 500011.5BCP 14056
E
P
P 3
40
66
LMP 14886
224 ST.11703
´
SCALE 1:2 ,50 0
MAPLE RIDGE OFFICAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. Purpose:Fro m:
To:
To Amend Schedule 1 of the Town Centre Area PlanGround-Orient ed Multi-Family
Low-R is e Apa rtment
755 0-20 191003
AEPP889 89
CITY OF MAPLE RIDGE
BYLAW NO. 7422-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. That the “Maple Ridge Zone Amending Bylaw No. 7422-2018” be amended by removing
and replacing the legal descriptions of all properties in Strata Lots 1 through 20 District
Lot 398 Group 1 NWD Strata Plan NW8 to reflect their post-consolidation legal
descriptions.
2. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7422-2018.
3. That parcel or tract of land and premises known and described as:
Lot A District Lot 398 Group 1 New Westminster District Plan EPP8898
and outlined in heavy black line on Map No.1745 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to RM-2 (Medium Density Apartment
Residential).
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 30th day of January, 2018.
READ a second time the 14th day of May, 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
BRICKWOOD CLOSEST. ANNE AVE.
ROYAL CRES.
BRICKWOOD
NORTH AVENUE
225 ST.NORTH LANE
CALLAGHAN AVE.
L O U G H E E D H I G H WAY
FRASER ST.224 ST.225 ST.LOUGHEED HWY.
LANE
FRASER ST.NORTH AVE.
117 AVE.
CLOSE
62/64/66
11664
2232322366117 42
22523
2235222347/51223372250922524
2
2
5
3
311682
116 81
11630 224102237522522
225262256522456
116 44
11696
117 11
116 8622334
116 6722318
11595 22535/3722486
118 11
22363/65117 74/78
116 9822411
116 50
2236 2/64
223682238122334/36116 4922318
22375116 742250411690
22510
116 202234511695224662230822351 22527
2
2
4
8
9
117 79
2250 322337
223262244411638Westminster Sa ving s
116 57
2251822372
224962250222355/572239011698
116 6822315/35/65
116 562241511767 2253522531
22520
22504117 7122320
116 26
117 7022428
116 83224712232811685 22528/302235 6/58
22488116 97 22554/58116 88
116 97
223572235 3 223672234 6/48
225352254111682
116 41
22515
117 59/61
22525
2250622365117 15
11695
116 6222345
223402251622369/73116722237411777
11650
117 15 22544/4622529
11742 22538/42116 712237422325 117 43 22432/691176522366
22508
117 60
22461116 92223111176322380
116 7122446 2255622512
05/07/09
11656 224642251622522117 35
223622233522422224902233 8 224902251422344223282252911724
22497116 802234722425/272235 7 2235222521
Credit Union
11718 2254822527117 67
11 7 8 1
11686
117 71
2247122534116 75
1 1 7 8 4
11 7 8 3 225502235636
LOT 1
45
17
1
85
A
19
Rem
Rem
2 1Rem33
Pcl
Rem
Rem. 58
11
37
22
Rem
3
10
C
3
8
48
21
26
4
30
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87
3
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13
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19Rem 10550
38
18
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3
A
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35
7
27
16
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E
2
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1
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19Rem 74 5
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of 3
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19
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5
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B
50
4
11 12
7
12
A
1
Rem
E
18
64
W
18
2 4
14
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4
88
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1
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63
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S 1/2
Rem.
25
38
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1
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10
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83
33
40
48
53
P c l . A 2
2
20
1
A
W
21
3
35
46
15
1
A
1
69
86
A
9
32
P 8181
P 6645
P 2899
RP 82879P 12239P 14332P 16464
NWS 3379P 34597P 5871
P 41741
P 5871
LP 77916
*LMP 29154 *LMP 23185(P 2899)
RP 53523
P 4202
P 155
EP11040
P 4143
*PP081
P 41741P 155
P 5 4 1 4
*PP092
RP 6192 P 41490P 9800 P 70416P 4769
P 155
P 4769
EPS 5529
P 8658P 6524P 2899LMS 4016(EPS 1148)
P 85354
P 50600
P 19374
RP 5647LMP 37735*PP076*PP077P 7 4 8 7
P 9372
P 42732
P 63225
BCS 4089
RP 7636
P 10091P 2899
NWS 2316
E P 9 7 4 2
P 41741
P 28007
RP 17417
NWS 1811P 2899
LMP 1864LMS 2749P 70416
P 41741LMP 39214P 8274
L M P 3 0 4 8 7
RP 52214F
P 6689 *LMP38099BCS 1620P 16366P 8181P 48518
Plan 4834
RP 5637P 2899P 155
EPP 52747
P 82887
P 71022
LMS 715
E P 1 0 4 5 9
P 8641P 72462P 4769
P 44960
P 9800
P 8641
P 24524
P 155
LMS 683 RP 68557E P 8 3 8 3
P 51411
P 19374P 21162P 155
P 79776
P30522EP 70417EP 70417BCP44158
RW 41952EP 70417RP 63699BCP36032 BCP 50864BCP44160
EPP 34066BCP 14057
(lease)RP 74204BCP49260
EP 81137EP 84227
EP 70417
RW 41952RW 41953LMP 9307
EPP 52898
EP 70417EP 71539
BCP 17933
LMP 9820
LMP45732(lease)LMP 1859BCP49262
EP 77866EPP 52746 EPP 500011.5BCP 14056
E
P
P 3
4
0
6
6
LMP 14886
224 ST.11703
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. From:
To:
RM-1 (Townhouse Residential)
RM-2 (Medium Density Apartment Residential)
7422-20181745
AEPP88989
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-031-RZ
File Manager: Adam Rieu
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 7, 2019
and Members of Council FILE NO: 2016-031-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7228-2016
13227 236 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 13227 236 Street, from
RS-2 (One Family Suburban Residential) to RM-1 (Townhouse Residential) to permit the future
development of 17 townhouse units. Council granted first reading to Zone Amending Bylaw No. 7228-
2016 on April 12, 2016.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program
at a rate of $4,100.00 per townhouse dwelling unit for an estimated amount of $69,700.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7228-2016 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas (steep slopes) on the subject property;
iv) Registration of a Statutory Right-of-Way plan and agreement for Storm Sewer;
v) Registration of a Restrictive Covenant for Stormwater Management;
vi) Registration of a Restrictive Covenant for protecting Visitor Parking;
vii) Registration of a Restrictive Covenant for Tree Protection;
viii) Removal of existing buildings;
Page 2 of 7
ix) 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; and
x) That a voluntary contribution, in the amount of $69,700.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Florwest Homes
Legal Description: Lot 35 Section 28 Township 12 New Westminster District Plan
37422
OCP:
Existing: Medium/High Density Residential
Proposed: Medium/High Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Multi-Family Residential
Zone: RM-1 (Townhouse Residential)
Designation: Medium/High Density Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium/High Density Residential
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium/High Density Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium/High Density Residential and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.4 ha (1 acre)
Access: 236 Street
Servicing requirement: Urban Standard
Page 3 of 7
2) Project Description:
The subject property is approximately 0.4 ha (1 acre) in area, and is bound by both single family lots
to the west, south and east and multi-family to the north. There is currently a single family home
located on the subject property that will be removed as a condition of final reading . The subject
property slopes towards the south-west corner, with the steepest portion located along the western
property boundary. There are trees located around the perimeter of the site (see Appendix B).
The applicant proposes to rezone the subject property to permit future construction of approximately
17 townhouse units (see Appendix D). The townhouses will be accessed via a private strata road, with
an outdoor amenity space proposed in the north-west corner, consisting of a play structure and
naturalized elements. Four of the units are proposed to front along 236 Street which will create an
attractive pedestrian realm. All of the units are proposed to have double car garages.
3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Silver Valley Area Plan, just outside the River Village. The
Official Community Plan (OCP) designation for the subject property is Medium/High Density
Residential, which allows both single family and multi-family housing forms. Densities of 30-50 units
per hectare are encouraged for the River Village area and may include attached as well as detached
fee-simple housing. The proposed RM-1 (Townhouse Residential) development, at 17 units per 0.4
hectares, is approximately 39 units per hectare, and therefore complies with the Medium/High Density
Residential designation within the Silver Valley Area Plan.
Design features of the Silver Valley Area Plan include concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced overall,
through clustering or retention of larger lots, to retain significant na tural amenities and protect view
corridors. The subject property is situated on the peripheries of River Village, but maintains the higher
density found within the River Village. As per the ‘Design Guidelines for Residential Developments’
within the Silver Valley Area Plan, “The form and character of townhousing developments should be
compatible with neighbouring residential scale and should reflect the design variety of its context.”
This application meets the policies set out within the Silver Valley Area Plan.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-2 (One Family Suburban
Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit the future development of
approximately 17 townhouse units (see Appendix D).
The maximum allowable density of the RM-1 (Townhouse Residential) zone is a floor space ratio of 0.6
times the net lot area, excluding a maximum of 50 m² of habitable basement area per unit. This
development is proposing a floor space ratio of 0.58, which complies with the allowable maximum
density.
A preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw
and the Subdivision and Development Services Bylaw; however, variances will be requested, as
discussed below.
Page 4 of 7
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
1. To reduce the minimum front yard setback for Building 1 from 7.5m (25 ft.) to 4.5m (15 ft.) to
the principal building face.
2. To reduce the minimum side yard setback for Building 1 from 7.5m (25 ft.) to 3.5 m (11.5 ft.)
to the principal building; Building 2 from 7.5m (25 ft.) to 6.0m (20 ft.) to the principal building;
and Building 3, 4 and 5 from 7.5m (25 ft.) to 6.0m (20 ft.) to the deck posts.
3. To increase the maximum building height for Buildings 1-5 from 11m (36 ft.) to 12m (39 ft.)
at its highest point.
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
Council report.
iv) Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires two parking spaces per unit and 0.2 spaces per
unit to be provided as visitor parking spaces, requiring 38 spaces in total. The applicant is providing
a total of 34 residential parking spaces and four visitor parking spaces, for a total of 38 parking spaces.
All units are proposed to have double-car garages.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Pursuant to Section 8.10 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 March 20, 2019 (see Appendix E and F).
Following presentations by the project Architect and Landscape Architect, the ADP made the following
resolution that:
Page 5 of 7
Landscape Comments:
Add a gateway element to ensure prominent entry to the site;
Improve the design of the north-west amenity space. Consider using the grade change, more
play equipment, natural play features or social gathering elements;
Add an additional row of ground cover to improve layering on south property line;
Relocate visitor stall adjacent to Unit 11 to a more functional location;
Provide a wider variety of surfacing materials to differentiate driveways, pedestrian walkways,
and unit / garage entrances to better define pedestrian usage;
Add decorative paving to enhance drive aisle and provide a sense of arrival at the front entry;
Introduce alternative treatments to reduce the expanse of asphalt at the three-way
intersection;
Add wayfinding signage, etc;
Consider multiple bike rack locations;
Ensure landscape plans are coordinated with architectural site plan; and
Clarify tree retention possibilities in front of Unit 4.
Architectural Comments:
Reduce the building step of Unit 4 if existing trees are not retained;
Exposed elevations to the site entry at Building 1 and Building 2 should be articulated to
provide a sense of place and arrival;
Review and consider revisions to interior layouts including:
o Building 3: proportion of ensuite to closet in level 3;
o Building 1: consider increasing the width (square out the room) / relocate the closet to
create better access to bedroom #3;
Consider strengthening the singular roof overhang triangles;
Add windows and lighting to interior facing elevations between buildings to address potential
CPTED concerns, safety, and liveability conditions; and
Encourage consistent colour continuity throughout the buildings, specifically for Building 1.
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 23461 Fern Crescent (Eagle Hall) on April 12, 2019.
Four 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:
Lack of guest parking and concern that four guest stalls is not sufficient and may cause
overflow parking onto 236 Street;
Allow for larger driveway on northern units (Buildings 4 and 5) by setting them back (to allow
for more parking on-site);
Concern that neighbourhood is now dominated by on-street parking due to inadequate parking
provided by multi-family developments, thereby changing the feel of the neighbourhood and
creating visibility issues. Suggested that all new developments have two parking spaces per
unit and on-street parking restricted.
Page 6 of 7
The following are provided in response to the issues raised by the public:
The criteria for guest parking is being met by the applicant with four stalls, where the RM -1
zone is required to provide 0.2 stalls per unit (multiplied by 17 for a total of 3.4 stalls and
rounded up to 4).
Allowing for larger driveway aprons for the northern lots would result in a significant reduction
in rear yard size.
The parking criteria requires that the RM-1 zone must provide two parking stalls per unit, plus,
as mentioned above, 0.2 spaces for visitor parking, for a total of 38 parking stalls. The
applicant is meeting this requirement for parking.
4) Environmental Implications:
An Environmental Assessment, Arborist Report and Geotechnical Report were provided as part of the
development application. The north-eastern portion of the property is higher in elevation and slopes
down towards the south-west. The western section of the subject property has steep slopes that will
be put into covenant, where retaining walls will be used to mitigate those grade changes adjacent to
the proposed buildings. Vegetation on the subject property consists of maintained grasses and
ornamental plant species consistent with urban residential uses. There are some significant trees
located on the subject property that will be retained through a tree protection covenant. Some
invasive, non-native plant species were found throughout the subject property and will be removed as
part of the Natural Features Development Permit (2017-133-DP), which will be the subject of a future
report to the Director of Planning.
5) Interdepartmental Implications:
i) Engineering Department:
The proposed development will required upgrades to 236 Street to an urban collector road standard.
These upgrades include, concrete sidewalk across the property frontage; ditch enclosure, with road
runoff directed to City storm systems; curb and gutter; street lights and street trees; the storm sewer
alignment requires a Statutory Right of Way to be obtained from the neighbouring property to the west;
replacement of a portion of watermain fronting the subject property and new connections for water
and sanitary.
ii) Building Department:
The Building Department reviewed the development application and has provided comments related
to Building Code requirements which have been provided to the developer. These comments will be
incorporated at the Building Permit stage.
6) School District No. 42 Comments:
A referral was sent to School District No. 42, and they provided the following information:
“The proposed application would affect the student population for the catchment areas currently
served by Yennadon Elementary and Garibaldi Secondary School.
Yennadon Elementary has an operating capacity of 680 students. For the 2017-18 school year the
student enrolment at Yennadon Elementary was 580 students (91% utilization) including 130
students from out of catchment.
Page 7 of 7
Garibaldi Secondary School has an operating capacity of 1,050 students. For the 2017-18 school
year the student enrolment at Garibaldi Secondary School is 795 students (76% utilization) including
258 students from out of catchment.”
7) Citizen/Customer Implications:
A Development Information Meeting was held on April 12, 2019. The results of the concerns
expressed at that meeting are discussed above. The Public Hearing will provide an additional
opportunity for citizens to express their concern or support of the development.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7228-2016, and that
application 2016-031-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 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 – Zone Amending Bylaw No. 7228-2016
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Renderings
DATE: Apr 30, 2019FILE: 2016-031-RZ
13227 236 StreetCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJEC T PRO PERTY2013-087-RZ
2013-087-VP
2016-207-DP
2013-087-DP
2016-208-DP
2015-373-RZ
2015-373-VP
2016-370-DP
2018-408-RZ
2015-155-RZ
2016-306-DP
2015-373-DP
2019-071-RZ
2019-071-SD
2018-408-SD
2018-408-DP
2018-190-RZ
2018-190-VP
2018-190-DP
2018-484-DP
2016-149-DP2016-149-DP
´
Scale: 1:2,500 BY: LP
DATE: Apr 26, 2019
FILE: 2016-031-RZ
13227 236 Street
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7228-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
________________________________________________________ ______________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7228-2016."
2. That parcel or tract of land and premises known and described as:
Lot 35 Section 28 Township 12 New Westminster District Plan 37422
and outlined in heavy black line on Map No. 1667 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ a first time the 12th day of April, 2016.
READ a second time the 14th day of May, 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
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132 AVE.236 ST.MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RM-1 (Towhouse Residential)
7228-20161667
1:2,500
Urban AreaBoundary
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-093-RZ
File Manager: Adam Rieu
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
3.
Page 1 of 4
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 7, 2019
and Members of Council FILE NO: 2018-093-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7485-2018
11780 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11780 Burnett Street,
from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a two lot subdivision.
Council granted first reading to Zone Amending Bylaw No. 7485-2018 on September 18, 2018. This
application is in conformance with the Major Corridor Infill policies of the Urban Residential
designation within the Official Community Plan.
One of the two single family lots is subject to a $5,100 charge as part of the Community Amenity
Contribution (CAC) Program Policy 6.31 as updated December 12, 2017.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7485-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Road dedication on Burnett Street as required;
ii) Registration of a Restrictive Covenant for Stormwater Management;
iii) Removal of existing buildings;
iv) 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.
v) That a voluntary contribution, in the amount of $5,100.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
Page 2 of 4
DISCUSSION:
1) Background Context:
Applicant: Jasminder Bajwa
Legal Description: Lot 103, Section 17, Township 12, New Westminster District
Plan 41319
OCP:
Existing: Urban Residential
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Vacant (under application 2017-035-RZ for apartments)
Zone: RS-1 (One Family Urban Residential)
Designation: Low-Rise Apartment
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential
Site Area: 817 m2 (0.2 acres)
Access: Burnett Street
Servicing requirement: Urban Standard
2) Background:
When this application was first received in March 2018, the applicant sought rezoning to RT-1 (Two
Family Urban Residential) to permit the development of a duplex. The Zone Amending Bylaw No. 7450-
2018 to support the duplex received first reading from Council on May 8, 2018. However, since this
time, the applicant has decided to revise the application and prefers to seek rezoning to R -1
(Residential District) to allow subdivision into two single-family lots. The original Zone Amending Bylaw
No. 7450-2018 (for duplex) was repealed and the revised Zone Amending Bylaw No. 7485-2018 (for
R-1 zoning) was given first reading on September 18, 2018.
Page 3 of 4
3) Project Description:
The subject property is a rectangular shaped lot that is 817 m2 (0.2 acres) in area. The adjacent
properties to the north, east and south are characterized by single-family dwellings of one to two
storeys in height. The subject property is located on the eastern edge, but just outside of the Town
Centre Area Plan. The existing house on the property will require removal as part of the rezoning
approval. The site is relatively flat with a few trees spread across the lot (see Appendix B).
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District), to permit a two lot subdivision (see Appendix C). The density
of the two proposed single-family lots is the same as the duplex that was previously proposed by this
applicant.
4) Planning Analysis:
i) Official Community Plan:
The subject property is designated Urban Residential. The Major Corridor Residential Infill policies of
the OCP apply because the subject property is located along Burnett Street, a collector road. No OCP
amendment is required to support the proposed R-1 (Residential District) zoning.
The Major Corridor Residential Infill policies require that development be compatible with the
surrounding neighbourhood, with particular attention given to site design, setbacks and lot
configuration with the existing pattern of development in the area. On this basis, compatibility of the
current application is achieved as follows:
Proposes housing form similar to adjacent single-family lots; and,
Serves as transition between low rise apartment buildings on the west side of street and lower
density housing to the east.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property located at 11780 Burnett Street from
RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a two lot subdivision. The
minimum lot size for the current RS-1 zone is 668 m2, while the minimum lot size for the proposed R-
1 zone is 371 m2. No variations from the proposed R-1 zone are required at this stage.
iii) Proposed Variances:
No variances are being proposed at this time.
iv) Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family development,
therefore, this application does not need to be reviewed by the Advisory Design Panel.
v) Development Information Meeting:
A Development Information Meeting was not required for this development as it did not require an
OCP amendment and there is less than 5 dwelling units proposed, as per Council Policy 6.20 for
Development Information Meetings.
Page 4 of 4
5) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement is not required for this rezoning application, as there are no works or
services required for the rezoning. All deficient services will be provided through a Subdivision
Servicing Agreement at the time of subdivision.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7485-2018, and that
application 2018-093-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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 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 – Zone Amending Bylaw No. 7485-2018
Appendix D – Subdivision Plan
DATE: Jul 20, 2018
2018-093-RZ.2
11780 Burnett Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
2017-035-RZ
2017-035-VP
2017-035-DP
´
Scale: 1:1,500 BY: JV
Legend
Ditch Centreline
DATE: Mar 19, 2018
2018-093-RZ
11780 Burnett St
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500 BY: JV
Legend
Indefinite Creek
CITY OF MAPLE RIDGE
BYLAW NO. 7485-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7485-2018."
2. That parcel or tract of land and premises known and described as:
Lot 103 Section 17 Township 12 New Westminster District Plan 41319
and outlined in heavy black line on Map No. 1769 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 18th day of September, 2018.
READ a second time the 14th day of May, 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
BURNETT ST.228 ST.117 AVE.229 ST.LOUGHEED HWY.
CLIFF AVE.229 ST.GEE ST.2296011860
11826
11781
2293011780
11848
11830
11857
11869
11856
11811
11749
2283811817
229052296111750
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11841
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11801
11810
11791
11838
11779
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2290111790
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11681
11788
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11764
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11747
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SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7485-20181769
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-117-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:
4.
Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: May 21, 2019
and Members of Council FILE NO: 2017-117-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7351-2017;
11865, 11839, 11831 232 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 11865, 11839, 11831
232 Street (Appendix A and B) from RS-1 (One Family Urban Residential) to RM-1 (Townhouse
Residential) to permit the future construction of a 46 unit residential townhouse development. Council
granted first reading to Zone Amending Bylaw No. 7351-2017 on September 19, 2017.
This application is in compliance with the OCP.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program
at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount of $188,600.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7351-2017 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Road dedication on 232 Street as required;
iii) Consolidation of the subject properties;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
v) Registration of a Restrictive Covenant for protecting the Visitor Parking, and Stormwater
Management;
vi) Removal of existing buildings;
vii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
Page 2 of 7
viii) That a voluntary contribution, in the amount of $188,600.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Planvan Development Consultants
Legal Description: Lot 1 Except: South 83 feet, Section 17 Township 12 New
Westminster District Plan 12599;
South 83 feet Lot 1 Section 17 Township 12 New Westminster
District Plan 12599;
Lot 35 Section 17 Township 12 New Westminster District Plan 24972.
OCP:
Existing: Urban Residential
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential District)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Residential
Zone: RS-1b (One Family Urban Medium Density Residential)
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 and RM-1 (Townhouse Residential District)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1
Designation: Urban Residential
Existing Use of Property: Single family dwelling
Proposed Use of Property: Townhouses
Site Area: 1.075 ha (2.66 acres)
Access: 232 Street
Servicing requirement: Urban Standard
2) Project Description:
The applicant proposes to rezone the subject property from RS-1 (One Family Urban Residential) to
RM-1 (Townhouse Residential District). The proposed development is a 46 unit, three storey, three
bedroom, townhouse development with a floor space ratio (FSR) of approximately 0.6. Each unit has
a two car garage with no tandem stalls or parking aprons. Nine visitor parking spaces are located
around the development site and 10 are required, therefore a variance will be required. Each unit has
a usable open space either as a backyard or front yard, while the site also has common outdoor
amenity (see Appendix D)
Page 3 of 7
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the Urban Area Boundary and is currently designated Urban
Residential. No OCP amendment is required to support the proposed RM-1 (Townhouse Residential
District) zoning.
The development of the property is subject to the Major Corridor infill policies o f the OCP. These
policies require that development be compatible with the surrounding neighborhood, with particular
attention given to site design setbacks and lot configuration with the existing pattern of development
in the area. The proposed rezoning to RM-1 (Townhouse Residential District) is in conformance with
the Urban Residential designation and Major Corridor infill policies.
It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban
Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types
and tenures (Policy 3-1). The Major Corridor Residential Infill and Compatibility Criteria all support a
change in the unit type, and specifically cite that townhouse development is both compatible and
desirable in the City (Policies 3-19 and 3-20).
ii) Zoning Bylaw:
The application is to rezone the subject properties located at 11831, 11839, and 11865 232 Street
from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential District) to permit a 46 unit
residential townhouse development (see Appendix C)
iii) Off-Street Parking And Loading Bylaw:
Required parking for 46 unit residential townhouse development in the RM-1 (Townhouse Residential
District) is 2.0 per unit, or 92 stalls. An additional parking requirement for visitor parking is 0.2 stalls
per unit, or 10 stalls, 9 have been provided which include 2 disabled spaces. The minimum
requirement of parking stalls required is 102 stalls. The proposal only contains 101 parking stalls
being deficient by 1 visitor stall which will require a variance.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Section 602, Part 6
To vary the front yard setback from 7.5 metres to 6.38 metres to the building face;
To vary the front yardsetback fron 7.5 metres to 4.5 metres to the porch element;
To vary north setback from 6.0 metres to 4.57 metres; and
To vary the south setback from 6.0 metres to 2.56 metres.
Page 4 of 7
Maple Ridge Off-Street Parlong and Loading By,aw No. 4350-1990, Schedule ″A″
To vary the visitor parking requirement from 10 stalls to 9 stalls..
These relaxations are reasonable for this form of development. The requested variances to RM-1
(Townhouse Residential District) zone 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.
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 November 21, 2018 (see Appendix E and F)
Following presentations by the project Architect and Landscape Architect, the ADP made the following
resolution:
That File No. 2017-117-RZ be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Landscape Comments:
1. Difficult to interpret planting symbols on the plan– adjust scale or line weights or
otherwise make clearer;
2. Consider providing more private enclosed backyard on the West property line;
3. Provide a planting strip between the yard fence and peripheral walkway of the West
facing units;
4. Provide a recess in the fence line at the private yard gate locations to reduce pedestrian
conflicts;
5. Provide a tree in a raised planter at children’s amenity space;
6. Consider providing a shade structure at children’s playground;
7. Provide suitable edge conditions between the play tiles and sod with a detail shown on
the plan;
8. Provide trellis to demarcate entrance gate for amenity space;
9. Provide wayfinding at pedestrian path entrances and additional signage to direct visitors
to front door of all units, and peripheral ones in particular, from the visitor parking areas
and the internal road system;
10. Address the difficult wayfinding conditions that will face visitors and pedestrians by
ensuring a well-coordinated wayfinding signage system with lighting, landscaping and
surfacing;
11. Pedestrian path between building 2 and 3 to be coordinated, continued and extended to
sidewalk along 232 Street;
12. Provide sidewalk connections from hammer heads to perimeter path on the North side of
the project;
13. Provide a continuous surface treatment or accent different than asphalt road surfacing to
direct pedestrians safely through the site;
14. Ensure type and location of trees along neighbouring property lines align with glazing to
provide additional privacy;
15. Provide for recycling and garbage at mailbox kiosk and amenity spaces;
Page 5 of 7
16. Resolve the conflict for the mailbox kiosk shown on the site plan and the landscape plan;
17. Provide main entrance feature or identifier;
18. Reflect details as required of storm water management elements within landscape plans.
Architectural Comments:
1. Provide front door appeal to the sides facing north and south along the perimeter
walkway.
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 Golden Ears Elementary School on April 8, 2019.
Approximately 27 people attended the meeting plus the architect, traffic consultant facilitator and
owner. A summary of the main comments and discussions with the attendees was provided by the
applicant and include the following main points:
Summary of verbal comments:
Where will workers park during construction? Response: on a gravel pad on site.
What is the setback on the south edge, and is a variance being requested? Response:
South setback meets the City zoning. There is a variance request for one electrical closet.
How will the on-site drainage work? Response: The site is designed to retain all of its onsite
drainage, with a detention facility on-site under the common amenity area.
How much visitor parking and resident parking? Response: Nine (9) visitor stalls are
provided, as well as two stalls in garages for each unit. No tandem stalls are proposed.
Verbal concerns were expressed on the amount of people not using their garage for a car,
and therefore parking on the street, like 232 Street now. School is at capacity now.
Details of Written comments:
… will surely attract homebuyers either from Maple Ridge or other towns nearby. The
townhomes are good as shown in the drawings, sq footage are basically normal, location
is perfect in front of a school.
.… gave us new perspective in housing needs in Lower Mainland. We hope the prices would
be competitive to others.
Needs more visitor parking – 9 spots is not enough. 232 is already at a premium. The
dogwood tree should be retained. BC’s tree. The City needs to address sidewalks and
pedestrian crossings. It is already very dangerous.
Street parking along 232nd needs to be reviewed. Reviewing the parking of Residence of
the Complexes along 232nd – east side. Concerned with the addition of more students to
the elementary school --- it is already at capacity.
… very good and convenient. The location is right beside a school and not very far from
downtown Maple Ridge. Size of the townhouse is great but would like to see more rooms,
even a basement suite.
… very nice future development. I am looking forward this area having more living options
in this area which is needed.
Page 6 of 7
… concern will be around street parking but more importantly the amount of traffic
affecting the school crossing at 118th Avenue. I would want to see a pedestrian activated
light put in by the City at that crossing.
…support this project for low cost housing this area need to cleanup and multifamily low
cost
…support the project…this good devement near the school…good design and layout…
Support the project because development in the area will help people to buy the homes.
Support the project and I am in favour of the more affordable housing.
Support the development because townhouses are good for the first time home buyers.
I support the development because of the good location.
We are interested to see the development in the area so that more families can have their
own homes.
I support the development. Affordable housing and good location.
4) Interdepartmental Implications:
i) Engineering Department:
The applicant’s engineer will have to confirm that there is sufficient capacity within the City’s storm
and sanitary sewer, if upgrades are required they will be the sole responsibility of the applicant. Road
dedication of 3 m along 232 Street is required the length of the property.
ii) Fire Department:
The proposed building will be reviewed in more detail at the building permit stage.
5) 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
and the following response was received.
″The proposed application would affect the student population for the catchment areas
currently served by Golden Ears Elementary and Thomas Haney Secondary School.
Golden Ears Elementary has an operating capacity of 523 students. For the 2017-18 school
year the student enrolment at Golden Ears Elementary was 491 students (94% 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 1162 (97%
utilization) including 724 students from out of catchment.″
Page 7 of 7
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7351-2017, and that
application 2017-117-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, 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: Kelly Swift, MBA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7351-2017
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
DATE: Mar 30, 2017FILE: 2017-117-RZ BY: LM
PLANNING DEPARTMENT´
Scale: 1:2,500
11839/11865/11831 232 St
SUBJECT PROPERTIES
Legend
Ditch Centreline
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 30, 2017FILE: 2017-117-DP BY: LM
PLANNING DEPARTMENT´
Scale: 1:2,500
11839/11865/11831 232 ST
Aerial Imagery from the Spring of 2016
SUBJECT PROPERTIES
CITY OF MAPLE RIDGE
BYLAW NO. 7351-2017
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. 7351-2017."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 EXCEPT: South 83 Feet, Section 17 Township 12 New Westminster District Plan
12599;
South 83 Feet Lot 1, Section 17 Township 12 New Westminster District Plan 12599;
Lot 35 Section 17 Township 12 New Westminster District Plan 24972;
and outlined in heavy black line on Map No. 1716 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 19th day of September, 2017.
READ a second time the 28th day of May, 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
HAWTHORNE ST.232 ST.STEPHENS ST.118 AVE.STEPHENS ST.SLAGER AVE.231B ST.231 ST.231862306211870
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2308511836
11745
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11882
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´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No.From:
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