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City of Maple Ridge
PUBLIC
HEARING
October 22, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-185-RZ
11143 Princess Street
Lot 1104 District Lots 279 and 281, Group 1 New Westminster District Plan 46939
Maple Ridge Zone Amending Bylaw No. 7362-2017
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The current
application is to permit a future subdivision of 2 lots.
2) 2018-231-RZ
28621 104 Avenue and 10455 287 Street
Lot 5 Section 9 Township 15 New Westminster District Plan 66081
Lot 13 Section 9 Township 15 New Westminster District Plan 66392
Maple Ridge Zone Amending Bylaw No. 7483-2018
To rezone from A-2 (Upland Agricultural) and A-1 (Small Holding Agricultural) to RS-3 (One
Family Rural Residential). The current application is to permit a future subdivision of 4 lots.
3) 2017-471-RZ
11384 207 Street
Lot 14 District Lot 277 Group 1 New Westminster District Plan 10601
Maple Ridge Zone Amending Bylaw No. 7404-2017
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential
Infill). The current application is to permit the future development of a four-plex.
4) 2018-012-RZ
23795 and 23831 Dewdney Trunk Road
Lot 27 Section 21 Township 12 New Westminster District Plan LMP30403
Maple Ridge Zone Amending Bylaw No. 7432-2018
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential). The
current application is to permit a future development of 29 units.
PUBLIC HEARING AGENDA
October 22, 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.
5) 2017-306-RZ
12149, 12131, 12127, 12117, 12097 and 12087 223 Street and 22229 Brown Avenue
Lot 14 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 15 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 16 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 17 District Lot 399 Group 1 New Westminster District Plan 1375;
Lot 18 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 19 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot G, Except Portions In Plans 19681, 59663, 63321 And Lmp 27701 District Lot 399
Group 1 New Westminster District Plan 10689
Maple Ridge Official Community Plan Bylaw No. 7577-2019
To amend Schedule 1 of the Town Centre Area Plan from Single Family Residential to Low
Rise Apartment.
Maple Ridge Zone Amending Bylaw No. 7366-2017
To rezone from CD-1-00 (Seniors Apartment and Private Hospital) and RS-1 (One Family
Urban Residential) to RM-2 (Medium Density Apartment Residential). The current application
is to permit a future development of three (3) 5-storey condominium buildings.
6) 2017-061-RZ
22255, 22289, 22295, 22323, 22337, 22351, 22359 Dewdney Trunk Road
12021, 12026, 12027, 12034, 12042, 12043, 10252 Garden Street
12002, 12032, 12038, 12051, 12061 223 Street and 12011 224 Street
Lot 2 District Lot 399 Group 1 Westminster District Plan Epp88082
Lot 1 District Lot 399 Group 1 Westminster District Plan Epp88082
Lot 9 District Lot 399 Group 1 New Westminster District Plan 20094
Lot 10 District Lot 399 Group 1 New Westminster District Plan 20094
Lot 50 District Lot 399 Group 1 New Westminster District Plan 48265
Lot 55 District Lot 399 Group 1 New Westminster District Plan 53750
Lot 4 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 2 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 1 Except: The East 47 Feet; District Lot 399 Group 1 New Westminster District Plan
13752
Lot 27 District Lot 399 Group 1 New Westminster District Plan 17845
Lot 26 District Lot 399 Group 1 New Westminster District Plan 17845
Lot 24 District Lot 399 Group 1 New Westminster District Plan 15679
Lot 18 District Lot 399 Group 1 New Westminster District Plan 14549
Lot 5 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 4 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 3 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 2 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 1 Block 2 District Lot 399 Group 1 New Westminster District Plan 14543
Parcel "B" (Explanatory Plan 9471) Of Lot 2 District Lot 399 Group 1 New Westminster
District Plan 1112
Lot 52 Except: Part Dedicated Road On Plan 81647, District Lot 399 Group 1 New
Westminster District Plan 49034
Maple Ridge Zone Amending Bylaw No. 7336-2017
To amend the text of the bylaw to create the CD-1-17 (Comprehensive Development) zone
and to replace Schedule “G”. To rezone from RS-1 (One Family Urban Residential), C-3 (Town
Centre Commercial) and CS-1 (Service Commercial) and LUC No. 2435-1977 to CD-1-17
(Comprehensive Development). The current application is to permit a 7 phase mixed-use
commercial/office and residential development in the Town Centre Area.
Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017
To terminate LUC No. 2435-1977. (12051 and 12061 223 Street)
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 p.m., Tuesday, October 22, 2019 to consider
the following bylaws:
1) 2017-185-RZ
11143 Princess Street
Lot 1104 District Lots 279 and 281, Group 1 New Westminster District Plan 46939
Maple Ridge Zone Amending Bylaw No. 7362-2017
To rezone from RS-1 (One Family Urban Residential) to R-1 (Residential District). The
current application is to permit a future subdivision of 2 lots.
2) 2018-231-RZ
28621 104 Avenue and 10455 287 Street
Lot 5 Section 9 Township 15 New Westminster District Plan 66081
Lot 13 Section 9 Township 15 New Westminster District Plan 66392
Maple Ridge Zone Amending Bylaw No. 7483-2018
To rezone from A-2 (Upland Agricultural) and A-1 (Small Holding Agricultural) to RS-3 (One
Family Rural Residential). The current application is to permit a future subdivision of 4
lots.
3) 2017-471-RZ
11384 207 Street
Lot 14 District Lot 277 Group 1 New Westminster District Plan 10601
Maple Ridge Zone Amending Bylaw No. 7404-2017
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential
Infill). The current application is to permit the future development of a four-plex.
4) 2018-012-RZ
23795 and 23831 Dewdney Trunk Road
Lot 27 Section 21 Township 12 New Westminster District Plan LMP30403
Maple Ridge Zone Amending Bylaw No. 7432-2018
To rezone from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential).
The current application is to permit a future development of 29 units.
5) 2017-306-RZ
12149, 12131, 12127, 12117, 12097 and 12087 223 Street and
22229 Brown Avenue
Lot 14 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 15 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 16 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 17 District Lot 399 Group 1 New Westminster District Plan 1375;
Lot 18 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 19 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot G, Except Portions In Plans 19681, 59663, 63321 And Lmp 27701 District Lot 399
Group 1 New Westminster District Plan 10689
Maple Ridge Official Community Plan Bylaw No. 7577-2019
To amend Schedule 1 of the Town Centre Area Plan from Single Family Residential to
Low Rise Apartment.
Maple Ridge Zone Amending Bylaw No. 7366-2017
To rezone from CD-1-00 (Seniors Apartment and Private Hospital) and RS-1 (One Family
Urban Residential) to RM-2 (Medium Density Apartment Residential). The current
application is to permit a future development of three (3) 5-storey condominium
buildings.
6) 2017-061-RZ
22255, 22289, 22295, 22323, 22337, 22351, 22359 Dewdney Trunk Road
12021, 12026, 12027, 12034, 12042, 12043, 10252 Garden Street
12002, 12032, 12038, 12051, 12061 223 Street and 12011 224 Street
Lot 2 District Lot 399 Group 1 Westminster District Plan Epp88082
Lot 1 District Lot 399 Group 1 Westminster District Plan Epp88082
Lot 9 District Lot 399 Group 1 New Westminster District Plan 20094
Lot 10 District Lot 399 Group 1 New Westminster District Plan 20094
Lot 50 District Lot 399 Group 1 New Westminster District Plan 48265
Lot 55 District Lot 399 Group 1 New Westminster District Plan 53750
Lot 4 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 3 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 2 District Lot 399 Group 1 New Westminster District Plan 13752
Lot 1 Except: The East 47 Feet; District Lot 399 Group 1 New Westminster District Plan
13752
Lot 27 District Lot 399 Group 1 New Westminster District Plan 17845
Lot 26 District Lot 399 Group 1 New Westminster District Plan 17845
Lot 24 District Lot 399 Group 1 New Westminster District Plan 15679
Lot 18 District Lot 399 Group 1 New Westminster District Plan 14549
Lot 5 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 4 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 3 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 2 District Lot 399 Group 1 New Westminster District Plan 14543
Lot 1 Block 2 District Lot 399 Group 1 New Westminster District Plan 14543
Parcel "B" (Explanatory Plan 9471) Of Lot 2 District Lot 399 Group 1 New Westminster
District Plan 1112
Lot 52 Except: Part Dedicated Road On Plan 81647, District Lot 399 Group 1 New
Westminster District Plan 49034
Maple Ridge Zone Amending Bylaw No. 7336-2017
To amend the text of the bylaw to create the CD-1-17 (Comprehensive Development)
zone and to replace Schedule “G”. To rezone from RS-1 (One Family Urban Residential),
C-3 (Town Centre Commercial) and CS-1 (Service Commercial) and LUC No. 2435-1977
to CD-1-17 (Comprehensive Development). The current application is to permit a 7
phase mixed-use commercial/office and residential development in the Town Centre
Area.
Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017
To terminate LUC No. 2435-1977. (12051 and 12061 223 Street)
AND FURTHER TAKE NOTICE that copies 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 a.m.
and 4:00 p.m. from October 8, 2019 to October 22, 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 p.m., October 22, 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 8th day of October, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-185-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:
1.0
Page 1 of 5
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 17, 2019
and Members of Council FILE NO: 2017-185-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7362-2017
11143 Princess Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11143 Princess Street,
from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision
into approximately two lots. Council granted first reading to Zone Amending Bylaw No. 7362-2017 on
December 5, 2017.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution (CAC)
Program, and will be requested to pay $5,100.00 for the additional lot, as the original lot is exempt
when a subdivision is proposing fewer than three lots.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7362-2017 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 as required;
iii)Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv)Registration of a Restrictive Covenant for the location within the Floodplain;
v)Registration of a Restrictive Covenant for Tree Protection;
vi)Registration of a Restrictive Covenant for Stormwater Management;
vii)Removal of existing building/s;
viii)In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
Page 2 of 5
ix)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.
DISCUSSION:
1)Background Context:
Applicant: Eun Hong
Legal Description: Lot 1104 District Lots 279 and 281 Group 1 New Westminster
District Plan 46939
OCP:
Existing: Single-Family & Compact Residential
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: Single-Family & Compact Residential
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
West: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family & Compact Residential
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential
Site Area: 1,000 m² (0.25 acres)
Access: Ditton Street and Princess Street
Servicing requirement: Urban Standard
2)Project Description:
The subject property is approximately 1,000 m² (0.25 acres) in area and is bound by single-family
residential properties to the north, east, south and west. There are trees located along the Ditton
Street frontage, and some hedging along the Princess Street frontage (see Appendices A and B).
The applicant is proposing to rezone the subject property from RS-1 (One Family Urban Residential)
to R-1 (Residential District) (see Appendix C) to permit future subdivision into two single-family
residential lots (see Appendix D).
Page 3 of 5
3)Planning Analysis:
Official Community Plan:
The subject property is located within the Hammond Area Plan and is currently designated Single-
Family & Compact Residential. Section 3.1 in the Hammond Area Plan identifies that “Hammond is
an established neighbourhood and it is important that new development is compatible with existing
character. Retaining neighbourhood character is a key aim for the Hammond Area Plan, while
allowing for increased residential densities that support a more vibrant community. Additionally,
introducing new forms of residential development is intended to attract new residents and enable
current residents to “age in place”. The Single-Family & Compact Residential designation allows for
single family, duplex and triplex forms of development. Section 3.1.1 outlines “the intent is to allow
for some density increase that is compatible with existing single-family form and neighbourhood
character”. The proposed zoning to R-1 (Residential District) is supported within the Single-Family &
Compact Residential designation.
The Hammond Area Plan consists of four ‘precincts’ with a goal of identifying a clear difference in
neighbourhood character, including: land use, street grid pattern, built form and public space. Input
was generated through the public consultation process for the Hammond Area Plan, and the
following four precincts were identified:
North Hammond
Upper Hammond
Lower Hammond (subject property)
Maple Meadows Business Park
The subject property is located within the Lower Hammond precinct. As identified in Section 2.3,
Precinct 3: Lower Hammond, “there are a number of older homes scattered throughout Lower
Hammond, described in the Heritage Character Study (Donald Luxton & Associates), as being “pre-
1940’s wood frame structures that reflect the working-class nature of the area”, but lacking in
concentration of similar structures found in Upper Hammond.” The subject property, known as
‘Rogers House’ had also been identified on Figure 1, Section 2.2.1, Heritage Character Area, as
having ‘Heritage Potential’, which states: “There are a number of sites within the area boundaries
that have high potential for inclusion on the Maple Ridge Heritage Inventory or Register. These sites
have not been fully researched or evaluated, but they make a strong contribution to neighbourhood
character and have been flagged for their potential heritage value.” The subject property, in the end,
was not included in the Heritage Inventory work completed by Donald Luxton & Associates. While
staff have encouraged and explored options for the applicant to pursue a Heritage Revitalization
Agreement, the applicant has indicated they wish to remove the existing home and proceed with a
two lot subdivision application.
i)Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit subdivision into approximately two single-family
residential lots. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is
668 m2, and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m2.
Page 4 of 5
ii)Advisory Design Panel:
This application does not need to be reviewed by the Advisory Design Panel because a Form and
Character Development Permit is not required.
iii)Development Information Meeting:
A Development Information Meeting is not required for this application, as there are fewer than five
dwelling units being proposed.
4)Interdepartmental Implications:
i)Engineering Department:
To fulfill requirements with the Subdivision and Development Servicing Bylaw, the Engineering
Department comments are as follows:
Cash-in-lieu for curb, gutter and sidewalk along Ditton Street and Princess Street frontages;
Ditch fronting Princess Street must be maintained;
Approximately 1 m (3ft.) of road widening required along Ditton Street and Princess Street
frontages; as well, the bus stop pad to remain in same location;
New storm service connections and condition of existing storm pipe to be confirmed;
New water service and sanitary connections required;
Require 25 percent cash-in-lieu for future ornamental street lighting;
Street tree planting required; and
All utility connections to be underground.
ii)Building Department:
As the property is located within the floodplain, a Floodplain Covenant must be registered on title.
5)School District No. 42 Comments:
The proposed application would affect the student population for the catchment areas currently
served by Hammond Elementary and Westview Secondary School. Hammond Elementary has an
operating capacity of 457 students. Actual numbers for 2016 student enrolment at Hammond
Elementary was 410 students (92% utilization). Westview Secondary School has an operating
capacity of 1200 students. Actual numbers for 2016 student enrolment at Westview Secondary
School was 765 students (64% utilization).
Page 5 of 5
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7362-2017, and that
application 2017-185-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Senior Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & 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. 7362-2017
Appendix D – Subdivision Plan
DATE: May 5, 20172017-185-RZ BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
11143 Princess StreetLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: May 5, 20172017-185-RZ BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500
11143 Princess StreetLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
WWWWWWWWWWWGGGGWWWWWWWGGGGGGWWWWWGWMeters01530Meters 0918
CITY OF MAPLE RIDGE
BYLAW NO. 7362-2017
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. 7362-2017."
2.That parcel or tract of land and premises known and described as:
Lot 1104 District Lots 279 and 281, Group 1 New Westminster District Plan 46939
and outlined in heavy black line on Map No. 1723 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 5th day of December, 2017.
READ a second time the 1st day of October, 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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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7362-20171723RS-1 (One Family Urban Residential)
R-1 (Residential District)
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-231-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:
2.0
Page 1 of 4
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 17, 2019
and Members of Council FILE NO: 2018-231-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7483-2018;
28621 104 Avenue & 10455 287 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 28621 104 Avenue and
10455 287 Street from A-2 (Upland Agricultural) and A-1 Small Holdings Agriculture to RS-3 (One
Family Rural Residential), to permit a future subdivision of approximately 4 lots. Council granted first
reading to Zone Amending Bylaw No. 7483-2018 on July 24, 2018. The minimum lot size for the
current A-2 Upland Agricultural zone is 4 hectares (10 acres) and the minimum lot size for the
current A-1 Small Holdings Agriculture zone is 2 hectares (5 acres).
This application is in compliance with the OCP. There are watercourses and environmentally
sensitive areas on the site. The preferred method of protecting these areas for this application is
through restrictive covenants rather than dedication. For this reason, no Official Community Plan
amendment is proposed to bring these areas into conservation.
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 $10,200.00.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7483-2018 be given second reading, and be forwarded to Public
Hearing;
2)That the following terms and conditions be met prior to final reading:
i)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 104th Avenue and 287th Street as required (corner truncation only);
iii)Registration with Fraser Health for septic disposal and water quality; and registration of a
Restrictive Covenant for the protection of the septic field areas;
iv)Registration with the Ministry of Environment Water Protection and Sustainability Branch
for water wells;
v)A Professional Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
Page 2 of 4
vi)That a voluntary contribution, in the amount of $5100.00 per lot be provided in keeping
with the Council Policy with regard to Community Amenity Contributions, for a total of
$10,200.00, based on two new lots being created.
DISCUSSION:
1)Background Context:
Applicant: Alair Homes, Justin Endresen
Legal Description: Lot 5 Section 9 Township 15 New Westminster District Plan 66081
Lot 13 Section 9 Township 15 New Westminster District Plan 66392
OCP:
Existing: RURRES (Rural Residential)
Proposed: Rural Residential
Zoning:
Existing: A-2 (Upland Agricultural) & A-1 Small Holdings Agriculture
Proposed: RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Rural Residential
Zone: A-2 (Upland Agricultural)
Designation: Rural Residential
South: Use: Rural Residential
Zone: A-2 (Upland Agricultural)
Designation: Rural Residential
East: Use: Rural Residential
Zone: A-1 (Small Holding Agricultural)
Designation: Rural Residential
West: Use: Rural Residential
Zone: A-2 (Upland Agricultural)
Designation: Rural Residential
Existing Use of Property: Rural Residential
Proposed Use of Property: Rural Residential
Site Area: 8.8 Ha. (22 acres)
Access: 287th Street and 108th Avenue
Servicing requirement: Rural Standard
2)Project Description:
This proposal is to rezone the subject properties from their current agricultural zones (A-1 and A-2) to
RS-3 (One Family Rural Residential), in compliance with the land use designation of the subject
properties. A four lot rural subdivision with minimum 2 hectare (5 acre) lots is proposed, with
access from 104th Avenue for two of the proposed lots, with the remainder to be taken from 287th
Street. The subject site is located in East Maple Ridge, a rural area reliant on on-site water and
Page 3 of 4
sewer. An indeterminate watercourse exists on the property at 28621 104th Avenue. The subject
site slopes gradually from west to 287th Street, which marks its highest point. The applicant
proposes to retain the two existing houses with this subdivision. In order to keep these two houses,
demonstration of septic disposal and potable water quality and quantity will be required.
3)Planning Analysis:
i)Official Community Plan:
The proposed RS-3 Zoning is consistent with the Rural Residential designation of the subject
property, and for this reason, this application is supportable.
ii)Zoning Bylaw:
One of the subject properties is zoned A-2 Upland Agriculture. The other subject property is zoned A-
1 Small Holding Agriculture. The minimum lot size for the current A-2 Upland Agriculture zone is 4
hectares or 10 acres, while the minimum parcel size for the current A-1 Small Holding Agriculture
zone is 2 hectares or 5 acres. The proposed RS-3 (One Family Rural Residential) zone has a
minimum lot size of 2 hectares or 5 acres if served by well. These minimum requirements will be
met with this application.
iii)Off-Street Parking and Loading Bylaw:
Each parcel will be required to provide a minimum of 2 off street parking stalls to serve each
residence. Given the site area involved (minimum 2.0 ha or 5 acres per lot), these requirements are
not anticipated to be difficult to achieve.
iv)Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
4)Environmental Implications:
The Environmental Section of the Planning Department has reviewed this proposal along with
consultant reports. The scope of their comments include watercourse protection measures,
restoration and enhancement planting, tree management, stormwater management, erosion and
sediment control, and the need for identification of locations of wells and septic fields.
5)Interdepartmental Implications:
i)Engineering Department:
As this development will rely on on-site water and septic, it will have a minimum requirement for
municipal services. As the existing two dwellings on site are proposed to be retained, the services of
a qualified professional to assess septic disposal and potable water will be required for these
existing dwellings as a condition of subdivision. Road dedication to provide a 4 metre corner
truncation will be required at the intersection of 287th Street and 108th Avenue.
Page 4 of 4
ii)License, Permits and Bylaws Department:
As a condition of a building permit, the applicant will be required to demonstrate localized drainage
of stormwater.
iii)Fire Department:
This application will require proof of sufficient water quantity for fire suppression purposes.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7483-2018, and that
application 2018-231-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall M.A., MCIP, RPP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & 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. 7483-2018
Appendix D –Subdivision Plan
DATE: Jun 5, 2018FILE: 2018-231-RZ
28621 104 AVENUE10455 287 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTIES2015-047-DP
2013-056-DP
´
Scale: 1:9,000 BY: LP
Legend
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
Lake or Reservoir
Marsh
Major Rivers & Lakes
DATE: Jun 5, 2018FILE: 2018-231-RZ
28621 104 AVENUE10455 287 STREET
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT286 ST108 AVE284 ST104 AVE
108 AVE
104 AVE
108 AVE 288 ST287 STSUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:9,000 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7483-2018
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. 7483-2018."
2.Those parcels or tracts of land and premises known and described as:
Lot 5 Section 9 Township 15 New Westminster District Plan 66081
Lot 13 Section 9 Township 15 New Westminster District Plan 66392
and outlined in heavy black line on Map No. 1767, a copy of which is attached hereto
and forms part of this Bylaw, is/are hereby rezoned to RS-3 (One Family Rural
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 24th day of July, 2018.
READ a second time the 1st day of October, 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
10480
2855528500/4210455
28550287022862110570
2848510420
28511286502847110530
285943
4
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2
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LMP 46072 P 66081
BCP 46967
P 68785
P 62840 P 66392
EPP 53451
P 68785
P 68785
287 ST287 ST104 AVE
BCP 46971
EPP 27774
BCP 46969 BCP 46970EP 68786BCP 46969EP 68786BCP 46968
BCP 46968
BCP 46968
EP 80591
EP 66391
BCP 46969
BCP 46966
LMP 46073
BCP 46968
´
SCALE 1:4,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
A-1 (Small Holding Agricultural)A-2 (Upland Agricultural)RS-3 (One Family Rural Residential)
7483-20181767 District of Mission
104TH AVENUE
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-471-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:
3.0
Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 3, 2019
and Members of Council FILE NO: 2017-471-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7404-2017
11384 207 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11384 207 Street, from
RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill), to permit the future
development of a fourplex. Council granted first reading to Zone Amending Bylaw No. 7404-2017 on
January 30, 2018.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution at
a rate of $4,100.00 per attached ground-oriented dwelling unit (first unit is exempt), for an
estimated amount of $12,300.00.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7404-2017 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 and lane dedication as required;
iii)Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
iv)Registration of a Restrictive Covenant for Stormwater Management;
v)Registration of a Restrictive Covenant prohibiting secondary suites;
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 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
Page 2 of 6
viii)That a voluntary contribution, in the amount of $12,300.00 ($4,100.00/unit) be provided
in keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1)Background Context:
Applicant: Don Schmidt
Legal Description: Lot 14 District Lot 277 Group 1 New Westminster District Plan
10601
OCP:
Existing: Low Density Multi-Family
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground-Oriented Residential Infill)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Density Multi-Family
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family and Compact Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Fourplex
Site Area: 935 m2 (0.23 acres)
Access: 114 Avenue and lane
Servicing requirement: Urban Standard
2)Project Description:
The subject property, located at 11384 207 Street, is a rectangular shaped lot that is 935 m 2 (0.23
acres) in area. It is located at the corner of 207 Street, an arterial road, and 114 Avenue, a local
road, at the eastern edge of the Upper Hammond Precinct. The subject property and surrounding lots
are generally characterized by one storey and basement single family dwellings. There is a lane
south of the subject property. The subject property is relatively flat with a few trees around the
perimeter (see Appendices A and B)
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-2 (Ground-Oriented Residential Infill), a newly created zone, to permit the
development of a fourplex. The fourplex is oriented towards 114 Avenue and 207 Street to address
Page 3 of 6
the single family character of the neighbourhood, however, each unit has its own pedestrian pathway
and outdoor area. Vehicular access is limited to 114 Avenue and the lane, with no access permitted
from 207 Street. The four proposed units combined provide approximately 602 m2 (6,485 ft²) of
floor area, with units 2-4 having sunken basements. Each unit is provided with two concealed,
double-wide parking spaces. Design elements include varying pitched and flat roofs, hardie board,
hardie shakes and hardie panels, wood brackets and exposed beams, as well as existing design
elements from the surrounding neighbourhood. Decorative wood fencing will be used to create
privacy and to separate units and a metal picket fence will be implemented to create separation
from the street. Extra care was taken to reduce massing where adjacent to neighbours.
The new RT-2 (Ground-Oriented Residential Infill) zone provides for the infill of ground-oriented
residential buildings within established residential neighbourhoods in a form that will be incremental
and sensitive to the existing and emerging context. This new zone allows for dwelling units to be in
one building with shared party walls to create triplexes or fourplexes. These forms should resemble a
single family dwelling in order to fit seamlessly into existing neighbourhoods. The new RT-2 (Ground-
Oriented Residential Infill) zone, Bylaw No. 7312-2017, was given final reading on January 29, 2019
Council meeting.
3)Planning Analysis:
i)Official Community Plan:
The subject property is located within the Upper Hammond Precinct of the Hammond Area Plan
within the Official Community Plan (OCP). The Upper Hammond Precinct encompasses the historic
Port Hammond Area, and contains the small commercial district surrounded by residential use s. This
area is important for its commercial core and strong heritage value and character. The smaller
blocks and tight grid network of streets create a more traditional, pedestrian-oriented, small
neighbourhood character, look and feel. As outlined by the Hammond Area Development Permit
Guidelines, the development intent of this precinct is to:
Accommodate new development and density; and
Retain the heritage character and history of this area.
The subject property is currently designated Low Density Multi-Family in the Hammond Area Plan.
This designation permits townhouses, fourplex and courtyard development forms with ground level
entry to each unit. Lands under this designation are located in high activity areas along major
corridor roads such as 207 Street. The following policy also apply to this development:
3-22 The following characteristics should be incorporated into all forms of development
within the Low Density Multi-Family designation:
a) A site size and configuration that enables building orientation towards streets and
laneways wherever possible;
b) Careful consideration of size, location and orientation of on-site open space areas to
ensure new development allows ample sunlight and a variety of plant materials and
trees that are complementary to the existing mature landscaping that contributes to
the neighbourhood character;
c) Design that is sensitive to surrounding built form, particularly for buildings that are
three (3) storeys in height;
d) Parking for residents is provided in a concealed structure.
Page 4 of 6
The current application is oriented towards both 114 Avenue and 207 Street in conformity with
policy a) above. Parking for residents are also provided in garages in conformity with policy d). A
diverse amount of plant material, both shrubs and trees, have been proposed as part of the
development, in accordance with policy b). Efforts have been taken to reduce the massing where
adjacent to neighbouring properties by creating the bulk of the building closer to 207 Street, which
references policy c). The proposed rezoning of the subject property to RT-2 (Ground-Oriented
Residential Infill) to support the development of a fourplex aligns with the intent of these OCP
policies.
ii)Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the development of a fourplex (see
Appendix C). The minimum lot size for the current RS-1 zone is 668 m2 (7,191 ft²) and the minimum
lot size for a fourplex in the RT-2 (Ground-Oriented Residential Infill) zone is 850 m2 (9,150 ft²). The
proposed RT-2 (Ground-Oriented Residential Infill) zone permits a slightly higher density, 0.75 Floor
Space Ratio (FSR), than the single family residential zones, but is otherwise generally reflective of
the RS-1 (One Family Urban Residential) zone. This is consistent with the intent of this new zone to
allow sensitive infill of additional dwelling units in existing single family neighbourhoods. The
maximum height requirements for the fourplex housing form has been set to 9.5 m (31 ft.) to fit
within the context of established neighbourhoods, with a recognition that existing homes in the area
were built to a lower height.
iii)Off-Street Parking and Loading Bylaw:
The Off Street Parking and Loading Bylaw Amendment No. 7350-2017 clarifies the parking
requirements of the new RT-2 (Ground-Oriented Residential Infill) zone, which specifies that two off-
street parking spaces per unit are required for triplex, fourplex, and courtyard residential
developments; however, no visitor spaces are required. The current application proposes eight (8)
parking spaces in conformance with this parking bylaw amendment. All eight of the spaces are
located in double-wide garages, with two units having driveway aprons to accommodate additional
on-site parking.
iv)Proposed Variances:
A preliminary review of the plans (see Appendices D through G) indicate that the proposal generally
complies with the Zoning Bylaw, Subdivision and Development Services Bylaw and Off-Street Parking
and Loading Bylaw; however, variances will be requested through a Variance Permit application. The
following proposed relaxations are outlined below:
Maple Ridge Zoning Bylaw No. 3510-1985
Reduce rear yard setback (lane) from 7.5 m (24.6 ft.) to 6.25 m (20 ft.); and
Reduce exterior side yard setback (207 Street) from 4.5 m (14.8 ft.) to 3.89 m (12.8 ft.).
The requested variances to the RT-2 (Ground-Oriented Residential Infill) zone will be the subject of a
future report to Council.
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
Page 5 of 6
meet diverse needs, and minimize potential conflicts with neighbouring land uses. The Proposed
Triplex, Fourplex and Courtyard Housing Forms Overview report from April 18, 2016 stated that
applications for triplex, fourplex and courtyard housing will use the Multi-Family Development Permit
guidelines until such time that specific Development Permit guidelines are created for this new
housing form. The current application has been reviewed by the Advisory Design Panel (ADP), with
comments outlined below.
vi)Advisory Design Panel:
The application was reviewed by the ADP on June 19, 2019 and their resolutions have been
addressed (see Appendix H). The details of the project’s form and character will be outlined to
Council in a future Development Permit report.
vii)Development Information Meeting:
A Development Information Meeting was not required for this application because there is no OCP
amendment and the proposal is less than 5 dwelling units.
4)Interdepartmental Implications:
i)Engineering Department:
To fulfill requirements with the Subdivision and Development Servicing Bylaw, the Engineering
comments are as follows:
Barrier curb and gutter required along 114 Avenue and 207 Street. Existing access on 207
Street to be decommissioned and curb reinstated.
Asphalt road widening required along 114 Avenue and lane property frontage. 114 Avenue
to be widened to urban local road standard, as well, the lane to be widened on north side.
Condition of the sanitary main and water main to be modelled to determine if capacity
upgrades or downstream improvements are required. New service connections are required.
Condition and capacity of storm sewer to be assessed by applicant. A new storm service
connection is required. Road drainage in the lane to be considered, with a storm extension
and catch basin likely to be required.
Concrete sidewalk required along 114 Avenue and sidewalk reinstated along 207 Street.
Street lighting (ornamental) design required, with lighting of the intersection to be
considered.
Street trees required along 114 Avenue and 207 Street.
Approximately 0.75 m (2.5 ft.) of road dedication is required along the lane and 3m by 3m
corner truncation required at the northwest corner of subject property.
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.
The subject property is located within the Fraser River Escarpment area; therefore, stormwater must
be directed to Municipal storm sewer, as per Council Policy 6.23. The Stormwater Management Plan
and registration of a Stormwater Covenant will be required as a condition of final reading. A
Geotechnical Covenant will also be required as a condition of final reading.
Page 6 of 6
iii)Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
5)School District No. 42 Comments:
The proposed application would affect the student population for the catchment areas currently
served by Maple Ridge Elementary and Westview Secondary School. Maple Ridge Elementary has
an operating capacity of 480 students. Actual numbers for 2016 student enrolment at Maple Ridge
Elementary was 381 students (82% utilization). Westview Secondary School has an operating
capacity of 1200 students. Actual numbers for 2016 student enrolment at Westview Secondary
School was 765 students (64% utilization).
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7404-2017, and that
application 2017-471-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Senior Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & 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. 7404-2017
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Project Rendering
Appendix H – ADP design comments
DATE: Jan 4, 2018
FILE: 2017-471-RZ
11384 207 StreetCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
LORNE AVE.
LANE
114 AVE.
LANE
LANE
207 ST.DARTFORD ST.2068311381 2076720720207472070420719207102068311429 207132074220660/6411391 2073211428
2068320657207792071611310
11304 20764206752064120759207212076520705207622068020758113292065620664 20745113152065720641 2075011410
207762075111391
2073311339
20734207772067511329
2067520674/8420665207332071111460
11407
11430
11334
11339 20665206651131220670
11296
11384
11365 11455/592068211417
206752066511431
2067411311
SUBJECT PROPERTY
WESTFIELD AVE.
´
Scale: 1:1,500 BY: LP
113 AVE.
DATE: Jan 4, 2018
FILE: 2017-471-RZ
11384 207 StreetCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
LORNE AVE.
LANE
114 AVE.
LANE
LANE
207 ST.DARTFORD ST.2068311381 2076720720207472070420719207102068311429 207132074220660/6411391 2073211428
2068320657207792071611310
11304 20764206752064120759207212076520705207622068020758113292065620664 20745113152065720641 2075011410
207762075111391
2073311339
20734207772067511329
2067520674/8420665207332071111460
11407
11430
11334
11339 20665206651131220670
11296
11384
11365 11455/592068211417
206752066511431
2067411311
SUBJECT PROPERTY
WESTFIELD AVE.
LANE
LANE
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500 BY: LP
113 AVE.
CITY OF MAPLE RIDGE
BYLAW NO. 7404-2017
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. 7404-2017."
2.That parcel or tract of land and premises known and described as:
Lot 14 District Lot 277 Group 1 New Westminster District Plan 10601
and outlined in heavy black line on Map No. 1739 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 30th day of January, 2018.
READ a second time the 10th day of September, 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
LORNE AVE.
LANE
114 AVE.
GOLF LANE
113 AVE.
LANE
LANE
207 ST.DARTFORD ST.DARTFORD ST.2068311381 207672072020747207042071920710206831142920631
206312071320742206242076720660/6411483
11391 2073211428
2068320657207792071611310
11304
11440
2076420614206752064120658207592072120621/23207652070520762206802062411288 207582066811329206562066411481 2074520756113152065720641 207502063011410
11482
207762075111391
11444
11465
206222073311339
2073420777206751132920623
2067520674/8420665207332071111460
2062311407
11430
11334
11339 2066511486
206222066511312206152067020641
11296206232063111384
11365 11455/5920631206822073211417 20744206752066511431
206742072011311
20676B
A
1
B
623
4
2
690
2
710
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9
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616
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5
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*
P 10601
*PP044
P 9549P 73638
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*PP044 BCP 33686P 10601
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P 60914
P 4008P 3034A
P 114
P 23319P 41103LMP 23463
P 12165P 70943
*LMP 16828P 114
*PP044
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P 77490
P 114
P 23319SK 492 P 76498
P 10601
P 80557
P 114 P 6366P 51275P 114
*PP044
LMP 41821
P 114
P 9549RW 51276 NWP
7
7
4
9
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LMP 41822
RW 70942
EP 57773
EP 73639P 51277EP 70944
BCP 33687 EP 60915
EP 47222EPP 68115EP73639´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-2 (Ground-Oriented Residential Infill)
7404-20171739
ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST.CHK'D:DRAWN:DESIGN:SCALE:DATE:M2LA PROJECT NUMBER:DRAWING TITLE:PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.c Copyright reserved. This drawing and design is theSEAL:Tel: 604.553.0044New Westminster, British Columbia#220 - 26 Lorne MewsV3M 3L7Fax: 604.553.0045Email: office@m2la.com
Advisory Design Panel Comments:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on June 19, 2019 (see Appendix E and F). Following
presentations by the project Architect and Landscape Architect, the ADP made the following resolution:
That File No. 2017-471-RZ be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Landscape Comments:
Add more diversity to the planting on the outside of the yards ie: taxus hedge;
Add foundation planting in the front yard;
Add a planting buffer between the sidewalk to Unit 4 and the driveway.
Architectural Comments:
Consider alternate location for the main floor powder room in Units 2, 3 and 4 due to adjacency
of eating area;
Consider revising hierarchy of roof lines ie: upper roof pop up and sloped roof ridge line
relationship;
Provide continuity of vertical exterior materials such as central flat roof pop up either by
extending the roof or bringing down the hardie panel to the ground;
Use hardie shake and siding throughout all building elevations.
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.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-012-RZ
File Manager: Michelle Baski, AScT, MA
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Arborist report, Woodridge Tree Consulting Arborists Ltd., dated May 9, 2018.
4.0
Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 3, 2019
and Members of Council FILE NO: 2018-012-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7432-2018
23795 and 23831 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 23795 and 23831
Dewdney Trunk Road, from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to
permit the future construction of 29 townhouse units. Council granted first reading to Zone
Amending Bylaw No. 7432-2018 on April 10, 2018.
This application is in compliance with the Official Community Plan. The property located at 23795
Dewdney Trunk was historically in the Agricultural Land Reserve and was approved for exclusion on
October 2, 2018.
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
$118,900.00.
The applicant is also proposing an additional Community Amenity Contribution of $2,100.00 per unit
for Council’s consideration of a density increase from a Floo r Space Ratio (FSR) of 0.6, which is
permitted in the RM-1 (Townhouse Residential) zone, to a FSR of 0.63. This proposed contribution
for 29 townhouse units amounts to $60,900.00. This proposed Amenity Contribution aligns with
Official Community Plan Policy 2-9, enabling Council the discretion to consider such an amenity
contribution.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7432-2018, as amended in the staff report dated September 3,
2019, 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 Dewdney Trunk Road and the new lane, as required;
iii)Consolidation of the subject properties;
iv)Registration of a Restrictive Covenant for protecting the Visitor Parking;
Page 2 of 7
v)Registration of a Restrictive Covenant for 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;
viii)That a Community Amenity Contribution, in the amount of $60,900.00 be provided for the
additional density, increasing the Floor Space Ratio to 0.63; and
ix)That a voluntary contribution, in the amount of $118,900.00 ($4,100.00/unit) be provided
in keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1)Background Context:
Applicant: 1116524 BC Ltd.
Legal Descriptions: Parcel “One” (Explanatory Plan 17000) of Parcel “A” (Reference
Plan 1734) of the South East Quarter Section 21, Township 12,
New Westminster District; and
Lot 27, Section 21, Township 12, New Westminster District Plan
LMP30403
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential and Conservation
East: Use: Commercial and Multi-Family Residential
Zone: C-2 (Community Commercial) and RM-1 (Townhouse
Residential)
Designation: Commercial and Urban Residential
West: Use: Multi-Family
Zone: RM-1 (Townhouse Residential)
Designation: Urban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Properties: Multi-Family Residential
Site Area: 0.68 ha (1.7 acres)
Page 3 of 7
Access: New lane and Dewdney Trunk Road for Emergency Access
Only
Servicing requirement: Urban Standard
Companion Applications: 2018-012-DP/DVP
2)Project Description:
The subject properties are located mid-block on the north side of Dewdney Trunk Road between 237
Street and 238B Street, at 23795 and 23831 Dewdney Trunk Road (see Appendices A and B). The
properties are relatively flat and are currently occupied by single family dwellings.
The applicant is proposing to rezone the subject properties from RS-3 (One Family Rural Residential)
to RM-1 (Townhouse Residential) to allow for a townhouse development of approximately 29 units.
This proposal and site layout is consistent with the development application to the west, which has
been approved and will consist of 41 townhouse units.
3)Planning Analysis:
i)Official Community Plan:
The subject properties are designated Urban Residential – Major Corridor in the Official Community
Plan (OCP). This designation allows for ground-oriented housing forms such as single detached
dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot
intensive residential, subject to compliance with Major Corridor Residential Infill policies. The
proposed development for townhouses is consistent with the OCP designation and with surrounding
planned developments.
ii)Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit a townhouse development
of approximately 29 units (see Appendix D). The applicant is proposing front and rear setback
variances as outlined in the following section. Any variations from the requirements of the proposed
zone will require a Development Variance Permit application.
The applicant is proposing a Floor Space Ratio (FSR) of 0.63, which is above the 0.6 FSR that the
RM-1 (Townhouse Residential) zone permits. In seeking additional density, the applicant is
proposing an Community Amenity Contribution of $2,100 per unit, for a total of $60,900.00. This
proposed Community Amenity Contribution aligns with Policy 2-9 in the OCP, as follows:
2-9 Community Amenity Contribution and density bonuses may also be considered at
Council’s discretion for all Official Community Plan and Zoning Bylaw amending
applications that are seeking a higher density than is envisioned in Schedule “A”
and/or Schedule “B”, to help provide a variety of amenities and facilities throughout
the municipality.
This FSR is reflected in Zone Amending Bylaw No. 7432–2018, as amended, as the Local
Government Act does not include a provision that enables density to be varied.
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):
To reduce the front yard setback from 7.5 m (24.6 ft.) down to 6.1 m (20 ft.);
To reduce the rear yard setback from 7.5 m (24.6 ft.) down to 4.7 m (15.4 ft.) to the
deck and 6.1 m (20 ft.) to the building face;
To reduce the interior side yard setback from 6.0 m (19.7 ft.) to 5.8 m (19 ft.) to the
building face for Building 2; and
To reduce the 15 m (49.2 ft.) arc from the centre of all required windows down to
10.9 m (35.8 ft.) from Building 6 to Building 5.
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
Council report and are consistent with variances for other townhouse applications.
iv)Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350 – 1990 requires that the RM-1 (Townhouse
Residential) zone provide two off-street parking spaces per dwelling unit, plus 0.2 spaces per
dwelling unit designated for visitors. As there are 29 dwelling units proposed, 58 resident parking
spaces are required and six visitor parking spaces are required. Additionally, one accessible space is
to be provided for developments that require 26 - 75 spaces. All parking requirements are being
met, with an additional visitor parking space provided (see Appendix F). Double-car garages are
provided for all the units, with approximately 1.7 m (5.6 ft.). of storage space provided at the end of
the garage.
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. Accordingly, prior
to final zoning approval, the Development Permit must be reviewed and approved. An application for
the Development Permit has been received. Adherence of this project to the guidelines will be the
subject of a future report to Council and a security will be taken as a condition of the issuance of the
Development Permit to ensure that the Development Permit Area guidelines are met.
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 May 15, 2019 (see Appendices E and F).
The ADP concerns have been addressed and are reflected in the current plans. A summary of the
resolutions and how the developer addressed the resolutions has been provided (see Appendix G). A
detailed description of how these items were incorporated into the final design will be included in a
future development permit report to Council.
Page 5 of 7
vii)Development Information Meeting:
A Development Information Meeting was held at Fraserview Village Community Hall on July 30,
2019. Approximately 11 people attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and is summarized as follows:
Parking in the surrounding area was the main concern. One resident expressed that the parking
being provided would not be sufficient for the development, and another resident expressed that
they can’t see around cars parked on the street.
The applicant explained that they are providing larger than normal garages with room for storage,
and one more visitor parking space than what is required by the Off -Street Parking and Loading
Bylaw.
4)Environmental Implications:
A Tree Permit is required to remove the existing trees onsite; however, more than the minimum
number of trees required for the area will be replanted with the proposed landscaping plan.
5)Interdepartmental Implications:
i.Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Comments
received from the Engineering Department regarding site servicing are as follows:
Three metres of road dedication is required from 23795 Dewdney Trunk Road to align with
the property lines to the east and west. A cash-in-lieu contribution is required for the
relocation of the existing curb along Dewdney Trunk Road.
The existing concrete sidewalk must be removed and re-installed to match the adjacent
development to the west once the dedication has been completed.
A rollover curb and gutter is required on the south side of the 120A Lane extension and
barrier curb is required along the north side of the lane. The 120A lane will need to be
dedicated and extend west and connect to the lane being constructed by the adjacent
townhouse development.
The sanitary sewer and water main system will need to be modelled to determine if this
development would trigger any capacity upgrades and/or downstream improvements to
support its approval. A new sanitary sewer connection and water service connection will be
required.
A catchment analysis is needed for the condition and capacity of the downstream sewers.
Any downstream upgrades will be the responsibility of the developer. The storm sewer in the
lane will need to be extended west and new catch basins installed to convey the lane
drainage and a new storm service connection will be needed.
The existing mast arm lights will need to be replaced with ornamental street lights.
Street trees are required along the Dewdney Trunk Road frontage.
All utility services must be provided underground.
Page 6 of 7
ii.Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m
(19.6 ft.) and rated to their specifications, which were provided to the developer. Signage indicating
that the lanes are fire lanes and that no parking is permitted within the lanes is require d. A unit
directional addressing sign, which is visible day and night, is to be permanently mounted at the main
entrance, with additional directional signage at intersections within the development.
iii.Building Department:
The Building Department has reviewed the development application and has provided comments
related to Building Code requirements which have been provided to the developer. These comments
will be reviewed again at the Building Permit stage.
6)School District No. 42 Comments:
A referral was sent to School District No. 42 and the following comments were received:
“The proposed application would affect the student population for the catchment areas
currently served by Blue Mountain Elementary and Garibaldi Secondary School.
Blue Mountain Elementary has an operating capacity of 303 students. For the 2018-19
school year, the student enrolment at Blue Mountain Elementary is 314 students (104%
utilization) including 133 students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1050 students. For the 2018-19
school year, the student enrolment at Garibaldi Secondary School is 886 (81% utilization)
including 121 students from out of catchment.”
Page 7 of 7
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7432-2018, and that
application 2018-012-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Christine Carter” 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. 7432-2018
Appendix D – Site Plan and Building Elevation Plans
Appendix E – Landscape Plans
Appendix F – Summary of ADP Resolution
DATE: Jan 16, 20182018-012-RZ
23795 & 23831 Dewdney Trunk Road
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: PC
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Jan 16, 20182018-012-RZ
23795 & 23831 Dewdney Trunk Road
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
Legend
Stream
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7432-2018
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. 7432-2018."
2.That PART 6 - RESIDENTIAL ZONES, Section 602, RM-1 (Townhouse Residential
District) Subsection 5, DENSITY, is amended by replacing b) with the following:
b)Notwithstanding the above:
i.All buildings and structures shall not exceed a floor space ratio of 0.64 times the
net lot area, excluding a maximum of 50m² of habitable basement area, for the
parcel or tract of land described as 13260 236 Street (Lot 21 Section 28
Township 12 New Westminster District Plan 47603)
ii.All buildings and structures shall not exceed a floor space ratio of 0.63 times the
net lot area, for the parcels or tracts of land described as 23795 and 23831
Dewdney Trunk Road (Lot 27 Section 21 Township 12 New Westminster District
Plan LMP30403; and Parcel “One” (Explanatory Plan 17000) Of Parcel “A”
(Reference Plan 1734) of the South East Quarter Section 21 Township 12 New
Westminster District)
3.That parcels or tracts of land and premises known and described as:
Lot 27 Section 21 Township 12 New Westminster District Plan LMP30403
Parcel “One” (Explanatory Plan 17000) Of Parcel “A” (Reference Plan 1734) of the South
East Quarter Section 21 Township 12 New Westminster District
and outlined in heavy black line on Map No. 1750 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse 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 10th day of April, 2018
READ a second time the 10th day of September, 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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´
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7432-20181750
SCALE 1:2,500
Summary of Advisory Design Panel Resolutions
Following presentations by the project Architect and Landscape Architect, the Advisory
Design Panel made the following resolution that:
That File No. 2018-012-DP be supported and the following concerns be addressed as the
design develops and submitted to Planning staff for follow-up (responses provided by the
Architect and Landscape Architect are provided in italics):
Landscape Comments:
1.Consider improving the entrance experience to the site;
The site pedestrian entry is adjacent to the fire truck entry, where convenient
bike racks and a continuous foot path from Dewdney Trunk Road allow
comfortable access for pedestrians entering from the adjacent bus route. We
anticipate the majority of pedestrian-oriented access to come from Dewdney
Trunk Road. The City’s Engineering Department has clarified that the lane is
designed for vehicular circulation and not for pedestrians.
2.Provide pedestrian circulation and reduce conflict zones through the site with
demarcated pedestrian crosswalks at entry, mailbox and central outdoor
amenity;
As above, our special paving crossings are designed to bring pedestrians from
the south through to the mews, across the internal drive to the lane on a
continuous pedestrian-only path. Visitors will use the special paving crossing to
access the mews and units to the south.
3.Remove parking stall from North pedestrian pathway to facilitate the narrowing
of the space between the adjacent buildings to create a new pedestrian pathway
at the vehicular entry to the site (reduce conflict between pedestrians and
vehicles);
In communication with the City’s Engineering Department, the preferred lane
use is for vehicular access and not pedestrian circulation or parking. The path
access to the north is anticipated to ease maintenance and is not marked with
special paving to emphasize its utilitarian function.
4.Consider incorporating equipment for range of ages and motion play equipment
in play area;
We have added a music panel for toddlers (6m-4 years), thus broadening the
age range of play equipment from 6m to 5 years old (prior proposal 2-5 years).
5.Subject to compliance with City policies, move fire lane bollards closer to
Dewdney Trunk Road;
Bollards coordinated with City to requested location.
6.Ensure lighting is provided on the walkway between Buildings 2 and 3.
Lighting in this proximity to buildings is provided by wall-mounted fixtures. In
addition, as this is a utilitarian pathway, we do not believe that night-time
circulation will occur often.
Architectural Comments:
1.Consider increased architectural character of the elevations exposed to
Dewdney Trunk Road to create continuity with the architectural design of the
interior facing elevations, as this road is a major transportation corridor for the
City;
Units C3 and C5 (Buildings 1, 4, 5, and 6) were mirrored (entrance further away
from Dewdney Trunk Road). Bump out was widened and shifted over to one
side of the façade. Additional and larger windows were incorporated, and a side
door leading into the garage was provided.
2.Add architectural character at the vehicular entry point to the building adjacent
to create a sense of place;
A wooden trellis was incorporated at the end unit to provide a sense of place.
3.Consider using a different colour or material on the posts to differentiate from
the architectural elevations and add depth.
The deck colours now alternate to provide contrast. A unit with predominantly
white siding will have a grey deck, where a unit with predominantly grey siding
will now have a white deck.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-306-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
5.0
Page 1 of 10
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 17, 2019
and Members of Council FILE NO: 2017-306-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
OCP Amending Bylaw No. 7577-2019;
Second Reading
Zone Amending Bylaw No. 7366-2017;
12149, 12131, 12127, 12117, 12097 and 12087 223 Street
and 22229 Brown Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 12149, 12131, 12127,
12117, 12097 and 12087 223 Street and 22229 Brown Avenue (Appendix A and B) from CD-1-00
(Seniors Apartment and Private Hospital) and RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential), to permit three 5-storey condominium buildings across the
development site. Since first reading, the applicant added lands along 223 Street to the
development site, allowing the number of units to be increase from 233 to 330 dwellings, while
reducing the Floor Space Ratio (FSR) from 1.89 to 1.64. This brings the FSR to below the maximum
FSR permitted by the RM-2 Zone, and bonus density payment or affordable units are not required.
The unit mix has been diversified since first reading by dividing the 330 units into: 12 studio units;
127 one-bedroom or one-bedroom with den units; 171 two-bedroom or two-bedroom plus “flex
room” units; and 20 three bedroom units. Of these, 17 are adaptive units. A total of 561 off-street
parking spaces are provided, of which 66 are visitor parking all located at grade.
Since first reading was given on October 10, 2017, the following applies:
Town Centre Area applications are no longer exempted from Community Amenity
Contributions (CAC). Therefore, a CAC payment of $1,023,000 (330 x $3,100) will apply; and
New parking-related regulations require that each residential parking space, excluding visitor
parking spaces, have roughed-in infrastructure capable of providing Level 2 charging.
The subject property is designated as Low-Rise Apartments and Single Family Residential in the
Official Community Plan (OCP). The lots along 223 Street that have been incorporated into the
development site and this require an OCP amendment so that the entire site has the same Low-Rise
Apartments designation.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7366-2017 be given second reading, and be forwarded to Public
Hearing;
2)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. 7577-2019 on the municipal website and requiring that the applicant host a
Page 2 of 10
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;
3)That Official Community Plan Amending Bylaw No. 7577-2019 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
4)That it be confirmed that Official Community Plan Amending Bylaw No. 7577-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
5)That Official Community Plan Amending Bylaw No. 7577-2019; be given first and second
readings and be forwarded to Public Hearing;
6)That the following terms and conditions be met prior to final reading:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Approval from the Ministry of Transportation and Infrastructure;
iii)Road dedication on 223 Street, including truncation, and a portion of Brown Avenue 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 Stormwater Management, including maintenance
information;
vii)Registration of a Restrictive Covenant for protecting the proposed adaptive dwelling units;
viii)Registration of a Restrictive Covenant for protecting the Visitor Parking;
ix)Registration of a Reciprocal Cross Access Easement Agreement;
x)Registration of a Statutory Right-of-Way for a public art-inspired corner pedestrian plaza;
xi)Removal of existing building/s;
xii)In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site;
xiii)That a voluntary contribution, in the amount of $1,023,000 ($3,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
Page 3 of 10
DISCUSSION:
1)Background Context:
Applicant: Platinum Enterprises Ltd. Avtar Johl
Legal Description: Lot 14 Block 3 District Lot 399 Group 1 New Westminster District Plan
13752; Lot 15 Block 3 District Lot 399 Group 1 New Westminster District
Plan 13752; Lot 16 Block 3 District Lot 399 Group 1 New Westminster
District Plan 13752; Lot 17 District Lot 399 Group 1 New Westminster
District Plan 1375; Lot 18 Block 3 District Lot 399 Group 1 New Westminster
District Plan 13752; Lot 19 Block 3 District Lot 399 Group 1 New
Westminster District Plan 13752; Lot G, Except Portions in Plans 19681,
59663, 63321 and LMP 27701, District Lot 399, Group 1, New Westminster
District Plan 10689.
OCP:
Existing: Low-Rise Apartment and Single Famiyl Residential
Proposed: Low-Rise Apartment
Zoning:
Existing: CD-1-00 (Seniors Apartment and Private Hospital)
RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartments
Zone: Land Use Contracts
Designation: Low-Rise Apartment
South: Use: Maple Ridge and Pitt Meadows School District 42 Office
Zone: P-6 (Civic Institutional) and RM-3 (High Density Apartment
Residential)
Designation: Institutional
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Ground-Oriented Multi-Family Residential
West: Use: Apartments
Zone: Land Use Contracts
Designation: Low Rise Apartment
Existing Use of Property: Vacant and existing single residential dwellings
Proposed Use of Property: Apartments
Site Area: 1.6 ha (3.9 acres)
Access: Brown Avenue (south), 222 Street (West) and 222 Street (East)
Servicing requirement: Urban Standard
Page 4 of 10
Background:
The original subject site located at 22229 Brown Avenue, has been expanded since first reading in
accordance with OCP policy, to add six (6) properties located at 12149, 12131, 12127, 12117,
12097 and 12087 223 Street (see Appendix A). The parcel at 22229 Brown Avenue is currently
vacant, and the lots on 223 Street each have single residential units, some of which have single
family houses. The overall site is generally flat in topography, and vegetated with grass and some
trees.
The subject property is surrounded by multi-family apartment buildings to the north and west, the
Maple Ridge and Pitt Meadows School District 42 office to the southwest, and single family dwellings
to the east (see Appendix B). The site can be accessed from the south via Brown Avenue, or from the
east via 223 Street. This project coupled with the Swiss Real (2017-061-RZ) project across Brown
Street, will result in almost 1,300 new dwelling units to the Town Centre Area. This will have
significant spin-offs, including more walk-in clientele for local business and greater vitality being
created in the Town Centre Area.
2)Project Description:
The development proposal is for three 5-storey condominium buildings to be built in three phases on
the subject property with approximately 26,433 m2 (284,514 ft2) of gross floor area. It proposes a
total of 330 market condominium units comprising: 12 studio units; 127 one-bedroom or one-
bedroom with den units; 171 two-bedroom or two-bedroom plus “flex room” units; and 20 three
bedroom units. The first building, to be located on the southern end of the site, will include 139
condominium units, building 2 will include 83 units and building 3 will contain 108 units (see
Appendix D). It is anticipated that the three buildings will be completed one after the other.
A total of 561 off-street parking spaces (495 spaces in an underground level and 66 surface parking
spaces for visitors) are provided on site. This meets the 561 spaces required by Off-Street Parking
and Loading Bylaw 4350 – 1990. There will be 100 short term and 84 long term bicycle parking
spaces, as well as nine (9) handicapped parking spaces. Small car parking space will make up 8.7%
or 49 parking spaces in total, also in compliance with the bylaw. All of the underground parking
spaces (495 spaces) will have electric vehicle level 2 rough in infrastructure as required by the
bylaw.
There is sufficient open space, both passive and active, including a child play area. Given the
prominent location of this project in the Town Centre Area, the southeast corner of 223 Street and
Brown Avenue will have a small corner plaza with seating and surfacing with a public art -related
design. Details will be developed and included in the development permit for Council issuance.
3)Planning Analysis:
i)Official Community Plan:
The development site is located within the North View Precinct of the Town Centre Area Plan.
Development, an emerging community offering a mix of housing types, densities, and housing
choices that cater to people of all ages, family types and income levels. Furthermore, it should
provide residents with easy access to transportation choices, shops and services in the central
business district, which in turn supports the vibrancy and viability of those shops and businesses.
Higher density developments such as apartment buildings should be pedestrian -oriented with main
entrances fronting public sidewalks, shallow setbacks, street-friendly facades and semi-public
Page 5 of 10
outdoor spaces. Adequate private and semi-private green spaces, such as front, back, and
courtyards should also be included.
The subject properties are currently designated Low-Rise Apartment and Single Family Residential.
An OCP amendment (Appendix C) is required for the Low-Rise Apartment designation to be extended
to the six (6) lots being added to this application. This designation allows the proposed RM-2
(Medium Density Apartment Residential) zoning and development.
The following policies apply to this proposal:
Official Community Plan Policies
3-33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
There will be 17 residential units constructed in accordance with the adaptable dwelling unit
provisions of the BC Building Code (BC Reg. 216/2006, Division B, Section 3.8.5) to support “age -in-
place” senior housing. This is generally consistent with other projects in the Town Centre Area.
Town Centre Area Plan Policies
3-1 An increase in residential and commercial density is encouraged in the Town Centre,
particularly within the Central Business District… Land-use should include a mix of housing
types catering to various demographics, including affordable and special needs housing,
within walking distance to a broad mixture of uses, including shops, services, cultural
facilities, and recreation.
This project will increase the number of condominium units within walking distance to a range of
shops, services, and transit in and around the Central Business District. The applicant has
broadened the housing mix for the project to accommodate as many different buyers as possible.
3-10 Land assembly or lot consolidation proposed in conjunction with development,
redevelopment, conversion, or infilling should meet the following conditions:
a.That any residual lots or remaining land parcels are left in a configuration and lot
area which are suitable for a future development proposal, or can be
consolidated with other abutting residual lots or land parcels and complies with
the applicable Land Use Designations and Policies of Section 3.3 of this Plan.
b.The use of any residual abutting lots or land parcels can continue to function in
accordance with the applicable Land Use Designations and Policies of 3.3 of this
Plan;
c.Residual abutting lots or land parcels are not isolated or left in a condition which
is unsuitable for redevelopment...
The applicant has optioned adjacent lots along 223 Street, including two (2) lots owned by the City.
Thus, this policy has been satisfied to create a more suitable development site and preserve
development potential of nearby lands.
3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight. Consideration should also be given to the privacy of residents in existing
buildings.
Page 6 of 10
This project will be five storeys in height, but situated among three and four storey low rise
apartments and buildings to its north and west, as well as a row of single family homes to its east.
The shadow study supplied by the applicant demonstrates that the impact is minimal on adjacent
lots.
3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi-
family uses… in the Town Centre. Below grade parking structures are particularly
encouraged for Low-Rise, Medium, and High-Rise Apartment…buildings.
This project includes an underground parking garage in compliance with this policy and some
convenience at grade parking for use by visitors.
3-22 All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
This project complies with the height range envisioned by the policy.
2-5 Incorporating Rainwater Management practices into on-site and off-site development will be
encouraged […]. Some examples of Rainwater Management practices include:
bioretention areas;
rainwater gardens;
bioswales;
landscaped curb bulges on street right-of-ways;
rainwater harvest for irrigation; and
green roofs.
2-20 Energy efficient design and Best Management Practices are encouraged in all
developments in the Town Centre.
2-22 Maple Ridge supports the green technologies that are embedded in the Town Centre
Development Permit Guidelines and encourages the incorporation of these into development.
The project will meet Step 2 of the new Provincial Step Code. Provision of electrical charging rough-in
for all underground resident parking stalls to allow for EV vehicles and reduce greenhouse gas
emissions. Provision of reflective white roof technology by Soprema to provide a reduction of heat
absorption and provide a more pleasing environment for the roof top decks for each of the buildings .
Infiltration and bio-filtration elements are incorporated in the landscaping plans along the edges of
surface parking areas. Provision of increased depth of on-site soils for infiltration and storage of
rainwater. These project aspects will help to achieve the intent of the OCP sustainability policies.
In summary, this project increases the residential density within the North View Precinct, and
provides a healthy unit mix as well as 17 adaptive dwelling units in close proximity to the central
business district and its shops and services. The project’s three 5-storey buildings conform with the
intent of the OCP designation. The form and character is sensitive to the surrounding neighbourhood
and will add urban fabric and generate more vitality the Town Centre Area.
Page 7 of 10
ii) Zoning Bylaw:
The proposal is to rezone the expanded development site from CD-1-00 (Seniors Apartment and
Private Hospital) and RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential), to permit three 5-storey condominium buildings (see Appendix C).
iii) Off-Street Parking and Loading Bylaw:
A total of 561 off-street parking spaces (495 spaces in an underground level and 66 surface parking
spaces for visitors) are provided on site. This meets the 561 spaces required by Off-Street Parking
and Loading Bylaw 4350 – 1990. There will be 100 short term and 84 long term bicycle parking
spaces, as well as nine (9) handicapped parking spaces. Small car parking space will make up 8.7%
or 49 parking spaces in total, also in compliance with the bylaw. All of the underground parking
spaces (495 spaces) will have electric vehicle level 2 rough in as required by the bylaw (Appendix E).
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations to the Maple Ridge Zoning Bylaw No. 3510 -1985:
Section 7, Size of Buildings and Structures, be varied by increasing the height from
4 storeys and 15 metres to 5 storeys and 18.3 metres.
This variance is to increase the building height from 15 to 18.3 metres to accommodate an
additional storey and roofline character elements over the 5th floor decks. This relaxation in the
number of storeys and height is consistent with similar variances granted in the North View Precinct
of the Town Centre Area. This variance will also allow for less site coverage and a greater amount of
open space at ground level for common amenity space to provide a better and more livable outdoor
environment.
Section 6, Setbacks, be varied by allowing some decks and their associated
supporting columns to project into setbacks.
A variance is required for the decks projecting into the setback areas. The required setback is 7.5
metres; however, the variance would allow a 6.0 metre setback to the face of the decks. The deck
depth have been expanded in order to make it more useable, and avoid further indented the decks
into the living space adversely impacting the livability of the unit. The area to the south property line
is the School Board parking and service lot and is not adversely impacted. The area to the west
property line is multi-family housing and will have a minimal impact, the same applies to the north
and east property lines which are also future multi-family apartments.
A Development Permit application report will be forwarded for these and any additional variance that
may be identified for this project in conjunction with final reading and the issuance of the Form and
Character Development Permit.
v) Community Amenity Contributions (CAC):
This application is subject to City Community Amenity Contribution Policy. The voluntary contribution
to be made before Final reading will be in the amount of $1,023,000 ($3,100/unit).
Page 8 of 10
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 application was reviewed by the ADP at a meeting held on July 17. 2019 and their comments
and the applicant’s responses can be seen in Appendix F.
A detailed description of the projects form and character will be included in a future development
permit report to Council.
viii)Development Information Meeting:
A Development Information Meeting was held at Maple Ridge Activity Centre on June 4, 2019.
Thirteen (13) people attended the meeting. A summary of the main comments and discussions with
the attendees was provided by the applicant and is attached to this report in Appendix G.
4)Traffic Impact:
As the subject site is located within 800 metres of the Lougheed Highway, a referral has been sent
to the Ministry of Transportation and Infrastructure.
5)Interdepartmental Implications:
i)Engineering Department:
A Rezoning Serving Agreement will be required in conjunction with this application to address
requirements such as road widening, construction of sidewalks and street lighting, servicing and
utility upgrading and construction and implementation of traffic study requirements. The addition of
six (6) lots and increase in the number of units may affect some requirements, and will be addressed
as a condition of third reading.
ii)License, Permits and Bylaws Department:
The geotechnical report was deemed to be acceptable and a series of comments were made on
matters to be addressed at the building permit stage.
Page 9 of 10
6)School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. The School District responded tio the City
referral in a letter dated January 9, 2018 attached in Appendix H
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 redesignated 6 lots from Single
Residential to Low-Rise Apartment such that the development site has the same designation, 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:
This rezoning will change the permitted density and uses from senior’s housing and private hospital
under the CD-1-11 Zone, to a full range of residential housing opportunities, within three (3) medium
rise apartment buildings, offering a healthy mix of studio units and apartments with one to three
units, plus 17 adaptive units to accommodate people with mobility restrictions and allow foraging in
place. Attractively designed buildings are proposed (Appendix K). The density level is appropriate for
the Precinct and will add to the vibrancy of the Town Centre Area. Th e request for 5 rather than 4
storeys, is justified because it frees the land for more active and passive open space, and will
include a public art-inspired pedestrian corner plaza.
Page 10 of 10
It is recommended that first and second reading be given to OCP Amendi ng Bylaw No. 7577 - 2019
that second reading be given to Zone Amending Bylaw No. 7366-2017, and that application 2017-
306-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & 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. 7577 - 2019
Appendix D – Zone Amending Bylaw No. 7366 - 2017
Appendix E – Site Plan and Underground Parking Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
Appendix H – DIM Report from applicant
Appendix I – ADP design comments
Appendix J – School District comments
Appendix K - Rendering
DATE: Jun 28, 2019FILE: 2017-306-RZ
22229 BROWN AVENUE12087/97, 12117/27/31/49 223 STREET
PLANNING DEPARTMENT
122 AVE
´
Scale: 1:2,500 BY: PC
DEWDNEY TRUNK RD
SUBJECT PROPERTY
Legend
Stream
Ditch Centreline
Indefinite Creek
DATE: Jun 28, 2019FILE: 2017-306-RZ
22229 BROWN AVENUE12087/97, 12117/27/31/49 223 STREET
City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
122 AVE
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: PC
DEWDNEY TRUNK RD
SUBJECT PROPERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7577-2019
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. 7577-2019”.
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 14 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 15 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 16 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 17 District Lot 399 Group 1 New Westminster District Plan 1375;
Lot 18 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752; and
Lot 19 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
and outlined in heavy black line on Map No. 1008, 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 1st day of October, 2019.
READ a second time the 1st day of October, 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
222 ST.DELCREST ST,
122 AVE.222 ST.BROWN AVE.GARDEN ST.CHURCH AVE.223 ST.PLAZA ST.121 AVE.
12161
12128
221952222512026
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222292213712040
22327/2912040
120432233312083
12151/73
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22367/8112154
2216512096
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2216122207/0912170
12042
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2226512117
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22321/2512052
22295/991207222160/901202122255
22225/2712127
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SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Schedule 1 of the Town Centre Area PlanSingle Family Residential
Low Rise Apartment
7577-20191008
CITY OF MAPLE RIDGE
BYLAW NO. 7366-2017
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. 7366-2017."
2.That parcels or tracts of land and premises known and described as:
Lot 14 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 15 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 16 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 17 District Lot 399 Group 1 New Westminster District Plan 1375;
Lot 18 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752;
Lot 19 Block 3 District Lot 399 Group 1 New Westminster District Plan 13752; and
Lot G, Except Portions in Plans 19681, 59663, 63321 and LMP 27701, District Lot
399, Group 1, New Westminster District Plan 10689.
and outlined in heavy black line on Map No. 1727 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of October, 2017.
READ a second time the 1st day of October, 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
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EP 88112
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SCALE 1:3,441
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
CD-1-00 (Seniors Apartment and Private Hospital) andRS-1 (One Family Urban Residential)RM-2 (Medium Density Apartment Residential)
7366-20171727
KOMPAN TODDLERS CASTLE STEEL SLIDEKOMPAN HOME AND GARDEN - MSV601STANDING POSTCHESS/CHECKBOARD PAVINGMAGLIN BENCHMAGLIN TABLE AND CHAIRWISHBONE BAYVIEW PICNIC TABLEHAUSER LOFT LOVESEATSTEPPING / SITTING LOGSSOLUS DECOR FIRE PIT -48" HEMI IN NORIKOMPAN HOME/RESCUEMSC640700-3717PMAGLIN 1600 SERIES BIKE RACK - BLACKABBOTSFORD CONCRETE STANDARD PAVERRATANA DECK BOX WITH WHEELS ANDHANDLELIGMAN TAURAS BOLLARDLIGMAN UTAH MINI ACCENT FLOOD LIGHTBELGARD AQUA ROC - VICTORIANBELGARD RIVER ROCK GRANA - VICTORIANABBOTSFORD CONCRETE PAVER LIGHTINGLANDSCAPEDETAILSL617.NOV.22AS NOTEDMMMMPCMCHK'D:17248-7.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:17-248OF 13DRAWING TITLE:MAPLE RIDGE, B.C.APARTMENT BUILDINGSPROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.22229 BROWN AVE. SEAL: Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022Suite C100 - 4185 Still Creek Drive1 18.NOV.07NEW SITE PLANMM2 19.APR.25NEW SITE PLANSMM3 19.JUNE.24 NEW SITE PLAN, ADP SUBMISSION MM/MC4 19. JULY 30ADP COMMENTSPC
ADP design comments
Landscape Comments:
1.Consider providing adaptable units on ground floor; ensure access is available to greater
circulation system from adaptable units;
Landscape Architectural Response: Adaptable unit is provided in Building 2. Where adaptable unit
the only change in grading necessary is a slight sloping to eliminate the step at the building access
point. No change in layout required.
2.Consider programming for older children in amenity areas;
Landscape Architectural Response: There is a strong focus on play structures for house-bound
mothers with small children as older children have wider access to play opportunities at school and
parks but by including natural play components tucked into landscape there is no real age focus and
offers play opportunities for older children
3.Ensure tree selection on slab is appropriate for soil depth;
Landscape Architectural Response: Large growing tree species were shown in some of the interior
planting beds. These large growing species were either moved to perimeter area and smaller
species moved to replace or tree varieties in the interior beds were changed to small or medium
scale tree species. The perimeter landscape beds have substantial soil volume for large trees.
Where less soil volume in interior planting areas, smaller species are now shown. Plant quantities
were updated to show specified trees.
4.Consider articulating or activating narrow fenced walkways associated with rooftop amenity
either with landscape or hard surfacing or additional seating.
Landscape Architectural Response: Roof deck plans have been amended to address the concern for
narrow corridors. The plans have been amended to show walks that jog move and are placed in
wider landscape areas. Widened areas have rock cobble beds, additional planters and some
benches added. Plantings in roof deck planters amended to show layers of landscape and more
interest to the spaces.
Architecture Comments:
1.Consider articulating or providing windows on blank walls of Building 1;
Architectural Response: Windows added and existing windows made larger.
2.Consider deleting storage room and adding partition doors to create a more flexible
amenity space;
Architectural Response: Some storage rooms deleted and created a larger area for the feasibility
of the amenity area
3.Consider providing access to the washroom from the elevator corridor;
Architectural Response: This cannot be done according to the Building Code
4.Consider adding accent colours to the facades and incorporating colour palette to
landscape;
Architectural Response: Building entrances enhanced and accent colours added art entrys.
5.Consider adding variety to material to create individual building identities.
Architectural Response: Ledgestone colour added to Building 1 to create individual building
identities.
BUILDING NO. 3
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-061-RZ
File Manager: Adrian Kopystynski
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:
Maple Ridge Town Centre Master Plan Transpor tation Impact Assessment by Bunt and Associates (August 7,
2019).
6.0
Page 1 of 17
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: September 3, 2019
and Members of Council FILE NO: 2017-061-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading CD-1-17 (Comprehensive Development)
Zone Amending Bylaw No. 7336-2017;
22255, 22289, 22295, 22323, 22337, 22351, 22359 Dewdney Trunk Road;
12021, 12026, 12027, 12034, 12042, 12043, 12052 Garden Street;
12002, 12032, 12038, 12051, 12061 - 223 Street; and 12011 224 Street;
AND
Second Reading
Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017;
12051 and 12061 - 223 Street
EXECUTIVE SUMMARY:
Application:
A rezoning application has been received to rezone the above captioned subject properties
(Appendix A and B) from RS-1 (One Family Urban Residential), CS-1 (Service Commercial) and C-3
(Town Centre Commercial) to CD–1-17 (Comprehensive Development) (Appendix C) for
redevelopment over seven (7) phases, allowing for a comprehensively planned mixed-use
commercial / office and residential development on a 2.97 hectares (7.35 Acre) site in the Town
Centre Area. The site (Appendix A and B) is bounded by Dewdney Trunk Road on the south, Brown
Avenue on the north, 224 Street on the east and Plaza Street on the west, except for the
ophthalmological clinic property on Brown Avenue and the Dental Office and Donair Restaurant
property on Dewdney Trunk Road.
The development proposal consists of a seven (7) phase mixed use commercial / residential project,
consisting of about 908 dwelling units and nearly 3,845 square metres (41,386 square feet) of retail
space and 643 square metres (6,917 square feet) of office space. The buildings will range from two
and three storey commercial / office structures to residential towers up to 19 storeys in height,
internally focused on a public east-west pedestrian spine and street-oriented shops along Dewdney
Trunk Road. The east-west pedestrian spine will branch off in a series of semi-private and private
green spaces (such as mews), midway having a central plaza with an amphitheater -like design
incorporating place making and public art principles and will be punctuated at the east with a retail
shop-lined urban public plaza containing a major public art element, electronic display board and
pedestrian amenities at the corner of 224 Street and Dewdney Trunk Road.
This proposal will not be accompanied with Development Permit applications with architectural and
landscaping plans detailing the buildings and structures for each phase to be considered by Council
in concert with Final reading. Instead, the site will be subject to a Master Development Agreement
(No-Build Restrictive Covenant) with Supplementary Design Guidelines (Synopsis in Appendix H) and
based on a conceptual site development plan (Appendix E). As a result, Phase 2 through 7 will be
subject to development permit applications with architectural and landscaping plans on each future
phase that Council of the day that can judge and issue. The Master Development Agreement (No
Build Covenant) to be discharged phase by phase.
Page 2 of 17
Community Amenity Contributions, normally collected as part of rezoning approval, with Council
approval, are to be collected from the developer on a phase by phase basis as described in the
report. Over the course of the site’s development, about $2.3 million will be collected in CACs.
In addition to the rezoning, there are two other amendments required:
• Land Use Contract 2435-1977 will be discharged for 12051/12061 – 223 Street (Appendix D);
and
• Zoning Bylaw text amendment to modify the Schedule “G” map of the Zoning Bylaw to remove a
portion of the subject properties from the area that requires ground floor commercial.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7336-2017 as amended in the staff report dated September 3,
2019 be given second reading, and be forwarded to Public Hearing;
2) That the Maple Ridge Land Use Contract Termination Bylaw No. 7337-2017, as amended in the
staff report dated September 3, 2019, be given second reading, and be forwarded to Public
Hearing;
3) That the following terms and conditions be met prior to final reading:
i) Registration of a No Build Restrictive Covenant, including terms for Community Amenity
Contribution payment, provision of amenity bonus features and the overall development
concept with an accompanying design guidelines;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Registration of a Statutory Right-of-Way plan and agreement for the Phase 1 portion of the
site;
iv) Registration of a Restrictive Covenant protecting the Visitor Parking for the Phase 1 portion
of the site;
v) Discharge Land Use Contract entered into the 28 day of April, 1977, between the City of
Maple Ridge and Canada Safeway Limited under Filing Number P11973;
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property(ies). If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: SwissReal Developments Ltd.
Legal Description: See Appendix F
Page 3 of 17
OCP:
Existing: Town Centre Commercial
Proposed: Town Centre Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial); CS-1 (Service Commercial); and
Land Use Contract Bylaw No. 2435-1977
Proposed: CD-1-17 (Comprehensive Development)
Surrounding Uses:
North: Use: Multi-Family Residential; Vacant Land; School District #42
Office; Single Family Residential Homes; and Royal Canadian
Legion Branch #88
Zone: RM-2 (Medium Density Apartment Residential); RS-1 (One
Family Urban Residential); CD-1-00 (Comprehensive
Development Zone); RM-3 (High Density Apartment
Residential); RM-2 (Medium Density Apartment Residential);
and P-6 (Civic Institutional)
Designation: Brown Avenue is designated as a Major Corridor; Institutional;
Low-Rise Apartment; Single-Family Residential; and Ground-
Oriented Multi-Family.
South: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial)
East: Use: Commercial strip mall
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial and Park
West: Use: Multi-Family Residential and commercial
Zone: C-3 (Town Centre Commercial) and RM-2 (Medium Density
Apartment Residential)
Designation: Town Centre Commercial
Existing Use of Property: Commercial strip mall; Commercial Retail Units and Single
Family houses.
Proposed Use of Property: 7 phase mixed use residential/commercial and public space
development.
Site Area: 2.97 hectares (7.35 Acres)
Access: Plaza Street and Brown Avenue
Servicing requirement: Urban Standard
1) Project Description:
Previous application:
In 2011, the City received an application (2011-098-00) for a mixed use commercial / residential
project on the eastern portion of the subject site. This application was granted first reading on
November 8, 2011. The project did not proceed past the land use and density stage, based on a
conceptual plan showing commercial podiums with a series of residential towers and open spaces.
Page 4 of 17
Initial Phase:
In the interest of allowing the project to begin as quickly as possible, Phase 1 at the western part of
the subject site being rezoned to the CD 1-17 Zone, has proceeded with a development permit under
the existing C-3 Zoning. This development contains two apartment buildings, one in the northern and
the other in the southern part of the Phase 1 lot, and ground oriented apartments in between. One
wing of the southern apartment building contains 49 market rental units under a Housing Agreement
authorized by Council on July 23, 2019. It was possible to proceed in this way because the proposed
uses and density contemplated complied with the C-3 Zone, as varied to apply some of the proposed
CD 1-17 Zone regulations, like setbacks, lot coverage, open space and adjusting the locations for the
required retail storefronts.
The draft Supplementary Design Guidelines were strictly followed, achieving the first segment of the
east-west pedestrian spine and the building layout as provided for in the conceptual plan. Council
issued Development Permit 2017-061-DP and Development Variance Permit 2017-061-VP on
September 25, 2018; however, at the request of the developer, that permit was rescinded and a
new development permit 2019-069-DP was issued by Council on March 19, 2019. The number of
units were increased from 154 to 192. The new development permit responded to market changes
and added a 6th storey to the north building, simplifying the design of the ground orient apartments
in the center of the site, resized some apartments in the south building and streamlining and
reducing cost for the proposed landscaping. There was a further minor amendment to modify the
underground parking for to accommodate structural support changes arising from the building
permit application, and to adjust some rooftop area amenities for safety and practicality.
As part of the overall rezoning to the CD Zone, remaining legal documents will be registered and the
development variance permit can be discharged once the lands are rezoning as it will no longer
being necessary for Phase 1.
Site-wide Application (Appendix C):
The applicant has applied to develop a Master Planned Community within the Town Centre Area.
There will be seven (7) phases in this development project, consisting of about 890 dwelling units
(after Phase 1 was amended to increase the unit count from 154 to 192 units) and nearly 3,845
square metres (41,386 square feet) of retail space and 643 square metres (6,917 square feet) of
office space. The density and uses will be a mixture of the following as described further in this
report.
A pedestrian linear open space stretching through the entire development, focusing on a
major community plaza at the eastern end of the site designed to create a vibran t and
people-friendly area, with shops, pedestrian features, public art and other elements
commensurate with an urban environment;
Energy Efficient, Green and sustainability measures in the landscaping, construction and
outfitting of the site, building and residential units;
All parking is underground thus allowing a maximum amount of ground are on the site to be
set aside as open and landscaped area;
Amenities for the residents within the building exceeded minimum requirements and
includes creative use of lower rooftop;
Wiring for electrical vehicle charging for parking spaces and fast chargers; and
A fully integrated design concept that utilizes elements common from the historic fabric of
the community within a contemporary flavor, that can be adapted to a ccommodate future
market demand as the phases are developed.
Page 5 of 17
The site for the first phase of the development is being prepared for construction, following the
recently issued development permit 2017-061-RZ and 2019-049-DP to develop four buildings
containing 192 apartments, ground-oriented apartments or rental apartments. The building facing
Dewdney Trunk Road is a partially mixed use commercial-apartment building, and partially mixed-use
commercial-rental / affordable housing with 425 sq. m./ (3,515 sq. ft.) of ground floor retail, 576 sq.
m. (6,200 sq. ft.) of office commercial, including 49 market rental units under a Housing Agreement.
2) Planning Analysis:
i) Official Community Plan:
The proposal will contribute to the OCP objective to create a compact and vibrant commercial area
that is pedestrian-oriented, including commercial, mixed-use, and multi-family residential uses. The
proposed development complies with the following Land-Use Designation policies in the Town Centre
Area Plan:
3-29 Building heights within the Town Centre Commercial will range from three (3) storeys in
height to over twenty (20) storeys. Generally, building heights should not be permitted
greater than twenty-five (25) storeys.
3-30 Multi-Family Residential use is permitted as a principle use in the Town Centre
Commercial designation, except where identified on Schedule “G” as “Ground Floor
Commercial Required” in the Maple Ridge Zoning Bylaw, where the ground floor use is
to be commercial.
3-31 Within a Mixed-Use development, retail, service, and entertainment uses shall be
encouraged at ground level with office and/or residential uses encouraged above-
grade.
Appendix G contains an analysis of how this project complies with the applicable OCP Policies.
ii) Zoning Bylaw:
Description of CD Bylaw and Changes since First Reading:
CD–1-17 (Comprehensive Development) Zone (Appendix C) granted first reading on May 23, 2017
used a composite of C-3 Zone for permitted commercial and residential uses and a baseline for
density and RM-6 for the structuring of residential bonus formulation. Since then, it has been
adapted further using the RM-1 in consideration for Townhouses being blended into future phases
and for the interim retention of the existing single family stock. Th e permitted density was identified
for each of the Phases, with Phases 2, 3, 5, 6 and 7 having added density provisions to boost the
Floor Space Ratio (FSR) above the 2.3 FSR in the C-3 Zone to the desired density level requested by
the applicant.
Since first reading, the applicant has negotiated with the City to marginally increase the density
ceiling to incorporate more flexibility in determining future phase floor area requirement. The density
ceiling in Phases 1 was not affecting being slightly less than the C-3 Zone Floor Space Ratio (FSR)
maximum of 2.3 even with the sixth storey added to the northern apartment building. For Phases 2,
4, 5, 6 and 7, the maximum density has been increased by 0.35 to 0.5 resulting in a density range of
2.3 to 5.5 as desired by the developer to accommodate these future phases of the project.
Page 6 of 17
Each of the proposed phases will be subdivided into separate lots, including any required road
widening and construction. The additional density, as shown in the table below, will be unevenly
distributed with the earlier phases at or slightly more than the 2.3 FSR density maximum in the C -3
Zone, progressively increasing eastward and nearly doubling to an FSR of 5.5 for the final two
phases (Phases 6 and 7). The average site density will be an FSR of 3.48, just over a 50% increase
in the density overall in compared to the C-3 Zone.
The proposed comprehensive development bylaw has been structured to provide maximum flexibility
for development, with few restrictions for such regulations as setback, lot coverage and building
height. This will enable the project to develop over the phases in compliance with the Master Plan
for the project. Each phase will be required to obtain a separate development permit and lot
consolidation as the work progresses.
The part of the bylaw that has been specifically crafted for this project are the density provisions
requested and the amenities required in exchange. Given the timing and expected buildout of the
project is approximately 7 – 10 years, it is difficult to foresee all possible changes that may occur in
the market. However, density is specified for each phase to reflect the density desired by the
developer. Should changes be necessary, including adding the excluded parcels in the block into
future phases, a zoning bylaw amendment would be required for any phase to be changed. The
density is expressed in terms of Floor Space Ratio (FSR) in three components:
The base density, which is the FRS the developer is being granted outright before any
bonuses are being incorporated into the project;
The bonus density that is ordinarily allowed in the C-3 Zone upon which this CD Zone is
based. These are for the provision of underground parking and building height; and
The additional bonus density being voluntarily offered by the developer to bridge between the
maximum density of the C-3 Zone and the desired density desired by the developer. The
attached letter from the developer specifies these offerings being made to the City to gain
the desired maximum density.
The FSR for each phase is listed in the table below:
Phase
Base
density
(FSR)
Bonus Density
(FSR)
Additional Bonus Density
(FSR)
MAXIMUM
DENSITY
(FSR)
Average over
all Phases Average Site Density: 3.48
Phase 1
Subject to C-
3 Zone
Section 7
Development
Permit
Issued
1.0
outright
Combined total 1.3 for:
0.3 for percentage
of parking
underground (max
0.3)
0.25 for each storey
over the second
(max 1.0)
Not Applicable 2.3
Page 7 of 17
Phase 2 1.0
outright
Combined total 1.3 for:
0.34 for percentage
of parking
underground
0.3 for each storey
over the second
(max 0.9)
Combined total 0.35 for:
• Continuation of the east-west
landscaped pedestrian way
• Minimum four electric vehicle
charging stations.
• Compliance with any BC Energy Step
Code that may be adopted by the City
of Maple Ridge
• Sustainable elements such as low-
flow fixtures, rainwater management,
heat recovery ventilators and low VOC
material specifications.
2.65
Phase 3 1.0
outright
Combined total 1.3 for:
0.4 for percentage
of parking
underground
0.1 for each storey
over the second
(max 0.9)
Combined total 1.3 for:
• Continuation of the east-west
landscaped pedestrian way.
• Minimum four electric vehicle
charging stations.
• Compliance with any BC Energy Step
Code (as above)
• Sustainable elements (as above).
3.6
Phase 4 1.0
outright
Combined total 1.3 for:
0.4 for percentage
of parking
underground
0.1 for each storey
over the second
(max 0.9)
Not Applicable (See Note) 2.3
Phase 5 1.0
outright
Combined total 1.3 for:
0.4 for percentage
of parking
underground
0.1 for each storey
over the second
(max 0.9)
Combined total 1.2 for:
• Continuation of the east-west
landscaped pedestrian way.
• Minimum four electric vehicle
charging stations.
• Compliance with any BC Energy Step
Code (as above)
• Sustainable elements (as above).
• Portion of Central Plaza
• A Clubhouse (if not in Phase 4)
3.5
Phase 6 1.0
outright
Combined total 1.3 for:
0.4 for percentage
of parking
underground
0.1 for each storey
over the second
(max 0.9)
Combined total 3.2 for:
• Continuation of the east-west
landscaped pedestrian way.
• Public Plaza
• Minimum four electric vehicle
charging stations.
• Compliance with any BC Energy Step
Code (as above)
• Sustainable elements (as above).
5.5
Page 8 of 17
Phase 7 1.0
outright
Combined total 1.3 for:
0.4 for percentage
of parking
underground
0.1 for each storey
over the second
(max 0.9)
• Combined total 3.2 for:
• Continuation of the east-west
landscaped pedestrian way.
• Public Plaza
• Public art piece (in Public Plaza)
having a minimum value of $100,000
adjusted by CPI between the year of
the Master Development Agreement
(No Build Covenant) and the year of
the development application being
made.
• Public Digital Message Board
• Minimum four electric vehicle
charging stations.
• Compliance with any BC Energy Step
Code (as above)
• Sustainable elements (as above)
5.5
Note: Although Phase 4 does not require Additional Bonus, for continuity of the proposed
development, the following is required under the Supplementary Design Guidelines, the
developers offer letter or the CD 1-17 Zone regulations:
• Continuation of the east-west landscaped pedestrian way.
• Minimum four electric vehicle charging stations.
• Compliance with any BC Energy Step Code (as above)
• Sustainable elements (as above)
• Seating area and theatre structure at the Central Plaza incorporating potential public
art elements
• A clubhouse (if not in Phase 5)
Since first reading, the CD-1-17 Bylaw has been modified as follows:
For Phase 1, the use, density, and other siting-related regulations are governed entirely by
Section C and the C-3 (Town Centre Commercial) Zone, except Townhouse Use and Home
Occupation Use has been added and Schedule “G” Ground Level Commercial is abridged by
a notwithstanding clause, so that ground level commercial floor space is not required a long
Plaza Street or Brown Avenue.
Phases 2 – 7 are governed by Sections C – M. Section G, which governs density (e.g.
permitted Floor Space Ratio or FSR), has been modified at the request of the applicant to
increase the ratios to allow for some flexibility in future phases to accommodate anticipated
market conditions for the proposed commercial and apartment residential floor areas.
The total FSR for the project by phase has been increased as follows:
o Phase 2: FSR 2.3 2.65 (+0.35);
o Phase 3: FSR 3.2 3.6 (+0.4);
o Phase 5: FSR 3.0 3.5 (+0.5);
o Phase 6: FSR 5.0 5.5 (+0.5);
o Phase 7: FSR 4.0 5.5 (+0.5);
Page 9 of 17
The additional bonus elements are specified in a schedule to the bylaw. This schedule will
match the schedule in the proposed No Build Covenant which will apply to future phases
specifying the additional bonus to be provided, CAC to be paid and the requirements being
transferred from the rezoning to the development permit stage for each future Phase 2 – 7
of this project. This is described later in this report.
Minor housekeeping changes, including the renumbering of the sections, have also been
done.
Evaluation of Added Bonus:
Historically, there are two other Rezoning Applications in this area where additional bonus was
necessary for a developer to achieve their desired densities and were deemed by Council to justify
the amount of density being requested. A summary of the additional bonuses is as follows:
2017-462-RZ (22576, 22588 and 22596 Brown Avenue). This application is at first
reading. The applicant is the same as for the above project. The offerings are to allow a
FSR increase of 3.15 to allow a density of FSR of 7.0. Based on RM-6, the additional
bonus offerings include: Public Art (contribution and built), Greenwall, 11% Adaptive
Housing, 10% rental, 15% Affordable Housing.
2012-115-RZ (3 lots Brown Avenue and Edge Street). Although this application expired
at 3rd reading, contact regarding its development. The additional density being desired is
an increase from FSR 2.3 to a range of FSR 2.9 – FSR 6.5 depending on the phase. The
additional bonus includes: built and in-lieu contributions for Public Art, Adaptive Housing
(11 %), Rental Housing (10 %), a total of 5 electric vehicle charging station, Green Walls
and in the densest phase: Indoor and Outdoor Community Space and an Electronic
Community Information Board.
The average contribution that has been made toward Public Art in the Town Centre Area
or City in general, separate from that incorporated into the design of a project, is about
$550 per unit being built or a percentage of construction value. This has been provided
to the City though several projects inducing: $36,000 (2013-039-RZ based on
construction value); $100,000 (2012-115-RZ per unit charge and built Public Art),
$25,000 (2014-028-RZ per unit charge and built Public Art).
Staff negotiated the additional bonus elements as outlined in the table, but was not able to convince
the developer to provide some the other ones like additional Rental Housing (apart then the 49 units
in Phase 1) or affordable housing. This amounts to about 5.5% of the total number of dwelling units
to be developed in all the Phases. The developer is offering to provide Adaptive Housing if there is a
market potential; however, no target percentage is being offered. Therefore, it is not being
considered as an added bonus.
Step Code has been included in the list; however, as this will become a requirement of the Province
(as may be supplemented by the City), a requirement of all developers is not appropriate for gaining
bonus on density. Step Code exceeding the minimum, for example offering one step over the
requirement that may be in place at the time a development permit application is made, would
constitute a bonus.
Page 10 of 17
Council may proceed with granting second reading and forwarding this application to Public Hearing
if it is judged that the Additional Bonus Provision of the CD -1-17 Zone (Appendix C Schedule B) are
sufficient to justify the density being sought by the developer.
This same schedule will appear in both the CD-1-17 Zone and in the Master Development Agreement
(No Build Covenant).
Discharge of Land Use Contract:
As part of the rezoning process, the historical Land Use Contract 2435 -1977, which was for parking
to accommodate the former Safeway Store, which became most recently the Big Box Store, to be
removed from title.
Renamed to Land Use Contract Termination Bylaw No. 7337-2017 (Appendix E), this bylaw was
granted first reading on May 23, 2017; and would be in order to be granted second reading, and
Public Hearing in conjunction with the rezoning bylaw.
iii) Master Development Agreement (No Build Covenant):
The Master Development Agreement, in the form of a No Build Restrictive Covenant, is necessary as
this project is intended to be phased in accordance with a development marketing strategy and
market conditions over a lengthy period of time. As such, the Terms and Conditions associated with
a rezoning application and the engineering works specified in any rezoning serving agreement is not
all required before final reading and can be staged as the project develops.
This covenant, or a parallel one, will include the Supplementary Design Guidelines (Synopsis
attached as Appendix H), as described in the Development Permit section of this report. It will be
used, to govern the overall development concept, form and character, and especially the unique
design elements proposed (like the east west pedestrian spine, central and corner plazas).
In the meantime, a synopsis of the Supplementary Design Guidelines is attached in Appendix H for
reference.
The Master Development Agreement (No Build Covenant) embodies the principles that:
Existing commercial and office uses and business activity may continue until such time as a
building permit is issued for each phase. A case in point of this process currently underway in
the western portion of the site when tenants have vacated and the portion of the site has
been secured for demolition, excavation and construction of the four buildings constituting
Phase 1;
The site must be subdivided in the future in accordance with the phase boundaries;
No buildings or structures may be constructed on any phase until:
o The requirements that are transferred from rezoning to each particular phase are
satisfied;
o Payment of all postponed securities and fees are provided to the City;
o Payment of Community Amenity Contribution (CAC) are provided to the City; and
o A development permit application is made for each phase, during the review process the
outstanding rezoning requirements are satisfactorily addressed, and then allowing the
No-Build to be discharged and development permit issuance by Council for the
respective phase.
Page 11 of 17
The Master Development Agreement (No Build Covenant) will contain the following operative
clauses:
No construction of, additions to or alterations in any manner to any building(s),
structure(s) or dwelling(s) (except for the demolition of buildings and structures
existing at the time of entering into this Agreement), or tree removal or regrading
shall be permitted other than that approved in writing by the City's Director of
Planning, whether or not such building(s), structure(s) or dwelling(s) are sited on the
Lands at the time of the entering into of this Covenant until and unless the City in its
discretion approves all rezoning requirements, development, construction, legal,
engineering, servicing, development permit, public art approval and other applicable
requirements for a particular Phase.
The effect of the above is that apart from existing uses and business, no development will be able to
take place in a Phase until all approvals required by the City normally done at the rezoning stage are
done at the development Permit Stage. This is to allow the developer the flexibility needed to mold
the project to the market conditions in the future and to give Council comfort that the project will
ultimately resemble the master plan shown at public hearing and the usual rezoning conditions will
be satisfied.
The approvals, legal documents and permits that may need to be secured through this Master
Development Agreement (No Build Covenant) will likely contain the following:
Terms Conditions and Work Phase
1 2 3 4 5 6 7
Submission of Development Permit
Application and fees x x x x x x
Landscaping Security x x x x x x
Review of compliance with
Supplementary Design Guidelines x x x x x x
Review of compliance with Town Centre
Area Development Permit Area Guidelines x x x x x x
Advisory Design Panel review x x x x x x
Developer Information Meeting x x x x x x
Payment of Community Amenity
Contributions x x x x x
Phased Strata Plan x
Strata Subdivision (does not involve the
City) x x x x x x x
Subdivision to create lot for phase and
may specify a variety of associated legal
documents, including:
x x x x x x
• Registering Visitor / Residential /
Commercial Parking Covenant x x x x x x x
• Registering right of way for Public
Passage x x x x x x x
• Registering Stormwater Maintenance
Covenant x x x x x x x
• Registering Geotechnical Covenant x x x x x x x
Installation of Electric vehicle charging
works x x x x x x
Page 12 of 17
Road widening associated with phase x x x x x x
Road realignment for the intersection of
224 Street and Dewdney Trunk Road x x
Commissioning of artist, approval and
installation of Public Art x
Confirmation of no underground fuel
tanks x x x x x x
Building demolition x x x x x x
Servicing agreements normally
associated with rezoning or subdivision * * * * * * *
Notes: x means required for the phase indicated
* means will be concluded as part of the Building Permit Application for the phase indicated.
When the final legal text is drafted between third and final, some of the point above may be adjusted
or additional details added to better clarify the deferred rezoning requirements. Once the above cited
terms and conditions are completed for a particular phase, the No-Build Covenant will be discharged
from Title to that phase. Ultimately, the Statutory Right-of-Way for the pedestrian spine and the
Supplementary Design Guidelines will be the main remnant legal instruments on Title for this project.
The final legal document will be subject to legal review by the City’s legal counsel prior it being
signed and executed by the City before final adoption.
iv) Community Amenity Contributions (CAC):
Council’s practice is to have Community Amenity Contributions (CAC) collected as a condition before
final reading. The CAC is calculated and reported to Council in the Second Reading report based on
the accompanying Development Permit application. The Second Reading report would have details
to determine the number of units and to calculate the CAC based on $3,100 for each Apartment and
$4,100 for each townhouse unit. Given all 7 phases are being rezoned to the CD 1-17 Zone,
technically all phases should be paying CAC’s.
In the discussions concerning CACs with the developer, the following has transpired:
Phase 1: The amount and timing of the CAC factored in and was described in the
Development Permit reports to Council. Initially, the developer provided a letter agreeing to
advance the payment of the CAC portion for Phase 1 to coincide with the issuance of the
Phase 1 development permit.
Phases 2 – 7: Subsequently to the Phase 1 Development Permits 2017-061-DP and 2019-
069-DP approval by Council, the developer became resistant to paying CAC’s for Phase 1
since it was proceeding on the existing C-3 Zone and the application preceded Council’s
policy change to require CAC’s to be collected in the Town Centre Area.
Therefore, the following arrangements have been negotiated with the developer to be included as
terms in the draft Master Development Agreement (No Build Covenant) and subject to Council
approval:
Not to require the payment of the CAC for Phase 1. The CAC would not have been required on
the 49 market rental units secured by a Housing Agreement. The exemption sought is for the
remaining 143 dwelling units. This exemption would amount to 143 x $3,100 per unit, which
is $443,300; and
Page 13 of 17
To delay the collection of the remaining CAC. Rather than payment before final adoption, it is
proposed that the CAC be triggered and collected phase-by-phase with future development
permit applications for Phases 2 through 7. This deferred CAC would amount to about $2.3
million, based on the anticipated number and mix of units in each phase.
Although the developer did commit earlier to pay CACs for Phase 1, it can be argued that given the
development permit process was utilized for Phase 1, CACs were not triggered for that phase.
Council, however, could resolve not to exempt Phase 1 or not to defer the payments. However, the
size and long term build out of this project, justifies a deferral to spread out these p ayments and to
have them made closer to the actual time when each phase is developed and when the developer
has a clearer understanding of the market demand and development costs.
The operative language in the Covenant to achieve this proposed arrangement is as follows:
The Covenantor will pay to the City as a” Rent Charge”, the Community Amenity
Contributions (the “CAC’s”) agreed to by the Covenanter for each Phase, as set out in
Schedule “C” attached hereto (the “CAC Payment”), being monies necessary to offset
demand for community, cultural, and other social and municipal services imposed
by the size of the residential, commercial and community development
contemplated by the Covenanter.
The following schedule of CAC payment is contained in the proposed Master Development/No Build
Covenant:
• Phase 1: NIL
• Phase 2: $270,349.00
• Phase 3: $582,537.00
• Phase 4: $212,417.00
• Phase 5: N/A (commercial building)
• Phase 6: $749,896.00
• Phase 7: $489,202.00
• TOTAL: $2,304,001.00
Therefore, the Master Development Agreement (No Build Covenant), requires as one of its condition
before it can be discharged, that the CAC be calculated and paid before the development permit is
issued by Council and/or a Building Permit is issued by the City for a given phase. Should the unit
count for any phases be adjusted in the future, the resulting CACs collected at development permit
stage will be adjusted accordingly.
v) Off-Street Parking and Loading Bylaw:
Council’s requirement is that visitor parking spaces be identified in parking layout plans and subject
to a Visitor Parking Covenant to insure that these spaces are exclusively available for visitors to use.
In Phase 1, developer is providing a total of 238 parking spaces for the commercial and residential
uses in a single storey underground structure, with access to Plaza Street. This included 38 visitor
parking spaces, which is one parking space short of the requirement due to rounding.
When development permits for future phases are submitted, disabled, small-sized and visitor
parking will be included in the plans to be approved by Council. This makes sense since no actual
development permit accompanies the rezoning to the CD 1-17 Zone at this time. The postponement
Page 14 of 17
is recognized in the Master Development Agreement (No Build Covenant). Based on conceptual
plans, the parking in these later phases will be provided in one or two level underground structures.
Since Phase 1 already has a development permit, the normal visitor parking covenant will be
required now.
vi) Proposed Variances:
Compliance with CD-1-17 Bylaw will be provided as part of development permit applications for each
future phase. Where a variance is required, the necessary application will need to be made to the
City and forwarded to Council for approval and permit issuance.
vii) Development Permits:
Pursuant to the Master Development Agreement (No Build Covenant), each phase will require an
OCP Section 8.11 Town Centre Development Permit application for all future multifamily and
commercial development located proposed on the site. The Development Permit for each phase will
include the following process:
Being fully compliant with the Supplemental Development Permit Guidelines for the overall
development that form part of the Master Development Agreement registered as a
Restrictive Covenant for each phase;
A review by the Advisory Design Panel, with all comments being satisfactory addressed; and
A report to Council for the development permit application on each phase to issue the
development permit allowing the developer to proceed with the building permit.
The final version of the Supplementary Design Guidelines will be completed between 3 rd and final
reading. They will be attached to form a schedule in the Master Development Agreement (No Build
Covenant) registered on the Title of each property. The Guidelines themselves will remain on title of
every Phase until the entire project is built-out to ensure the project is developed and landscaping is
installed, including the Corner Plaza with Public Art, in accordance with the master plan of the
project.
In the meantime, a synopsis of the Supplementary Design Guidelines is attached in Appendix H for
reference.
viii) Advisory Design Panel:
On July 18, 2018, a preliminary version of the Supplementary Design Guidelines for the overall
Master Plan was reviewed and accepted without comment by the Advisory Design Panel (ADP). The
final version will be completed and attached to the Master Development Agreement (No Build
Covenant) to be registered on Title for lots encompassing this project.
As noted above, the development permit application for each future phase of development will be
presented to the ADP for their review before staff prepares the development permit application
report for permit issuance by Council.
Page 15 of 17
ix) Development Information Meeting:
A Development Information Meeting was held at the Fraser Meeting Room – Library, Maple Ridge on
May 27, 2019. A total of 21 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:
Parking - concerns related to overall parking and visitor parking.
Traffic congestion;
Bike and dog washing station; and
Hold out properties.
The following are provided in response to the issues raised by the public:
Parking - concerns related to overall parking and visitor parking. This is
addressed by providing below-grade parking and some on street parking. The
required parking count allows for sufficient visitor parking;
Traffic congestion - this has been dealt with by conducting a detailed traffic
study to understand future potential congestion issues (the Bunt Traffic Report
was available at the meeting); furthermore, we are giving back property so that
224th can be straightened out;
Bike and dog washing station– we will likely add this to future phases
(potentially also phase 1 for a dog washing station); and
Hold out properties – where this was brought up, they thought these should
form part of the development.
The applicant also indicated that the majority of those who attended the DIM were very
positive and excited about the overall project. The concepts people really liked were
surrounding more vibrant retail, including coffee shops, bake shops, restaurants, pubs and
yoga / sports. Every attendee who asked about the commercial space was very supportive
of a satellite education campus. The immense green space was greatly appreciated. There
were a number of questions related to the timing of the development.
x) Parkland Requirement:
There are no parkland dedication requirements; however, the Master Plan provided for a major east-
west public pedestrian open space spine and a public plaza at the eastern part of the site. This
forms part of the Additional Bonus density for some of the phases. Full public access will be ensured
to these spaces based on a statutory right-of-way, including minimum standards for maintenance
and safety.
3) Traffic Impact:
A Traffic Impact Study has been received by the City and is under review. Its recommendations will
be implemented on a phase-by-phase basis. A portion of the site is located within 800 metres of and
intersection with a Provincial Highway (Lougheed Highway or Haney Bypass). 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.
Page 16 of 17
4) Interdepartmental Implications:
i) Engineering Department:
Comments from the Engineering Department identified all road, serving and other related matters to
be addressed by the applicant. There will be no Rezoning Servicing Agreement required as part of
this application. Instead, the Master Development Agreement (No Build Covenant) states the
rezoning servicing review and formulation of a Servicing Agreements are transferred to the Build
Permit stage for each of the Phases.
The Bunt Traffic Report dated August 7, 2019 is under review and any requirements will need to be
satisfied before final reading for the CD 1-17 Zone or will be transferred to be addressed on a phase
by phase basis with future development permits.
This covenant will not be discharged until all Engineering-related terms and conditions, specifically
including a Servicing Agreement, are satisfactorily completed.
ii) Parks & Leisure Services Department:
This proposed pedestrian open space spine concept is acceptable and will be reviewed as part of
future development permit applications for each the phases. Maintenance requirements will be
required as part of the Master Development Agreement (No Build Covenant).
The Covenant will not be discharged until a statutory right of way for public access with maintenance
requirements is registered in conjunction with the development permit issuance for each phase.
iii) License, Permits and Bylaws Department:
Review will be undertaken of the site and building plans accompanying future development permit
applications for each the future phases.
iv) Fire Department:
General comments have been supplied to the applicant as to the overall Master Plan. Review will be
undertaken as part of future development permit applications for each the phases.
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
on June 06, 2018, with final second reading plans available and provided on July, 18, 2019. Their
response is attached as Appendix I.
CONCLUSION:
This proposed 7 phase development will be the largest comprehensive mixed-use development ever
proposed in the Maple Ridge Town Centre Area. It will span nearly three entire city blocks, nearly 3
hectares or about 7 1/3 acres of land, transforming the city skyline while creating vibrant pedestrian
realms, focused on an east-west public pedestrian spine, storefront shops, a Central Plaza with
theatre-style seating and a shop-lined Corner Plaza showcasing a major Public Art piece and
community digital display board.
Page 17 of 17
Although it is not common that an application is granted second reading and taken to Public Hearing
without detailed architecture and landscaping plans, the nature, scope and significance of this
project to the future development of the Town Centre Area, justifies an exception to the process. This
rezoning is proposed to be tied to a Master Development Agreement (No Build Covenant) that will
not allow development of any of Phases 2 – 7 until an application is made for a development permit
on each phase.
Through this development application, the conditions set in the Master Development Agreement (No
Build Covenant) can be reviewed and accepted by Council on a phase-by-phase basis before the
covenant is discharges and any construction is permitted. This gives Council the assurance and
ability to determine the requirements are met and the form and character is suitable for the
emerging Town Centre by including Supplementary Design Guidelines. A synopsis of these Guidelines
is attached as Appendix H. The developer will have the flexibility to tweak the project within the
scope of these Guidelines to respond to financial and market realities in the years to come.
It is recommended that second reading be given to Zone Amending Bylaw No. 7336-2017, and that
application 2017-061-RZ be forwarded to Public Hearing; and that concurrent reading be given to
Land Use Contract Discharge Bylaw No. 7337-2017.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian D. Kopystynski, MCIP, PRR, MCAHP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & 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 – Legal Descriptions of Subject Properties
Appendix D – Zone Amending Bylaw No. 7336-2017
Appendix E – Maple Ridge Land Use Contract Bylaw No. 2435-1977, Discharge Bylaw
No. 7337-2017
Appendix F – Development Concept
Appendix G – OCP / Town Centre Area Policies
Appendix H – Synopsis of Supplementary Design Guidelines
Appendix I – School District Comments
DATE: Aug 20, 2019FILE: 2017-061-RZ
DEWDNEY TRUNK ROAD, GARDEN STREET, 223 STREET AND 224 STREET(ERA DEVELOPMENT)
PLANNING DEPARTMENT224 ST.224 ST.222 ST.223 ST.BROWN AVE.224 ST.LANEGARDEN ST.McINTOSH AVE.McINTOSH AVE223 ST.McINTOSH
222 ST.PLAZA ST.222 ST.1216 1
1214 8 (ECRA)22336/381212 8
119 57
119 26
1210 1
222251202 6
223661212 1
22361222291204 0
/362233522327/291204 0
224101204 3
2235022324119 80
22325224092230822371/771208 3
223112221422367/811203 2
1215 4
119 65
12011
1209 6
119 68/70
119 0922182/1822423/3722207/09119 51
1204 2
119 5011968 223161206 1
222652230212117
1214 7
119 41 119 24
1210 4
22321/25119 29
119 55
119 90/92/94
1205 2
22295/991207 2
119 65/67
119 25
1202 1
/702240822345/472223522410/7022225/271215 7
1212 7
2231122250/5411979/971205 2
1209 7
1213 0
1215 0
22353/55222071206 3/65
2233522364119 15/19
1209 6
/42 223651208 2
22264/68222481209 3
1212 3
119 39
12111
1203 812051
22363/67222261213 5
1203 5
/1512118
1214 2
/9422276/921203 4
1213 1
223231212 412119
223561202 7
/51
1213 0
119 69
1209 2
22356/622232022420/4022302/121217 0
1215 1
119 982233712127
1208 4
222252241622343222191210 7
119 52/54/5822342/481212 8
119 82/86223512237422384
222411207 5
/7822289/04223551212 9
119 60
119 33 22326/3422359222981214 9
1206 1
1213 9
1208 7
1200 2/12
119 63
DEWDNEY TRUNK RD.
2017-306-VP
2017-306-RZ
2017-306-DP
2016-052-SD 2016-010-DP
2018-464-RZ
2018-464-RZ 2018-464-VP
´
Scale: 1:2,500 BY: PC
Legend
Active Applications (RZ/SD/DP/VP)
DATE: Aug 20, 2019
FILE: 2017-061-RZ
DEWDNEY TRUNK ROAD, GARDEN STREET,
223 STREET AND 224 STREET
(ERA DEVELOPMENT)
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENTST.224 ST.222 ST.223 ST.BROWN AVE.224 ST.LANEGARDEN ST.McINTOSH AVE.McINTOSH AVE223 ST.Mc INTOSH
222 ST.PLAZA ST.222 ST.12161
12148 (ECRA)22336/3812128
11957
11926
12101
2222512026
2236612121
12222912040
/36522327/2912040
2241012043
223502232411980
2232522409223081/7712083
12221422367/8112032
12154
5
12011
12096
11968/70
1190922182/1822423/3722207/091
12042
11950
11968 223161
222652230212117
7
1 11924
12104
22321/259
11955
11990/92/94
12052
22295/9912072
11965/67
11925
12021
/70224085/47522410/7022225/2712157
12127
2231122250/5411979/9712052
12097
12130
12150
22353/5522207120
223352236411915/19
12096
/42 2236512082
22264/682224812093
3
11939
11
12038
12051
3/672222612135
5
/1512118
12142
/9422276/9212034
12131
312124
9
2235612027
/51
12130
11969
12092
22356/622232022420/4022302/1212170
12151
119982233712127
12084
252241632221912107
11952/54/5822342/4812128
11982/86223512237422384
15
/7822289/0459
11960
11933 22326/34223592229812149
12061
9
12087
12002/12
11963
DEWDNEY TRUNK RD.
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: PC
Appendix C
Legal Descriptions
030-857-228 LOT 2 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082
030-857-210 LOT 1 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082
001-115-341 LOT 9 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094
008-643-831 LOT 10 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 20094
006-217-796 LOT 50 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 48265
005-165-598 LOT 55 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 53750
009-862-552 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
001-419-684 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
009-862-544 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
009-862-510 LOT 1 EXCEPT: THE EAST 47 FEET; DISTRICT LOT 399 GROUP 1
NEW WESTMINSTER DISTRICT PLAN 13752
000-969-231 LOT 27 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 17845
000-969-222 LOT 26 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 17845
004-031-768 LOT 24 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 15679
002-150-051 LOT 18 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14549
009-966-561 LOT 5 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
001-886-134 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
004-681-088 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 14543
009-966-552 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
004-067-444 LOT 1 BLOCK 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 14543
001-916-980 PARCEL "B" (EXPLANATORY PLAN 9471) OF LOT 2 DISTRICT LOT 399
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 1112
006-357-571 LOT 52 EXCEPT: PART DEDICATED ROAD ON PLAN 81647, DISTRICT LOT 399
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 49034
CITY OF MAPLE RIDGE
BYLAW NO. 7336-2017
A Bylaw to amend the Text and 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. 7336-2017."
2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following
section in the correct sequential order:
“SECTION 10__ CD-1-17
A. INTENT
This zone is intended to accommodate and regulate the development of a medium to high
density comprehensively-planned mixed use development in multiple phased in the Town
Centre Area.
B. INTERPRETATION
1. For the purposes of this zone:
(a) Schedule A means Schedule “A” showing the boundaries of each phase attached
to Maple Ridge Zone Amending Bylaw No. 7336-2017;
(b) Base density means the density permitted without the bonus density or the
amenity density being added.
C. PHASE 1 REGULATIONS
The Town Centre Commercial Zone (C-3) zone regulations, but not Sections D to M
herein, shall apply to Phase 1, except as follows:
1. In addition to the permitted uses, a Townhouse use is permitted;
2. In addition to the permitted accessory uses, accessory off street parking and
accessory home occupation is permitted;
3. Buildings and structures may be sited up to any lot line;
4. A minimum of 20% of the site area shall be provided as useable open space. A
portion of the required open space may be provided on a roof;
5. Notwithstanding Schedule “G” Ground Level Commercial, ground level
commercial floor space is not required along Plaza Street or Brown Avenue; and
- 2 -
6. Notwithstanding the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350
– 1990:
i. a minimum of 50% of required parking spaces shall be provided with
roughed-in conduit for future electric charging capabilities; and
ii. have at least four electric vehicle charging stations in this phase.
D. PRINCIPAL USES
1. The permitted uses in Phases 2 – 7 shall be the principal uses permitted in the Town
Centre Commercial Zone (C-3). In addition, Townhouse Use shall be permitted in
Phases 2, 3, 4 and 6.
2. Apartment Use shall not be permitted in Phase 5.
E. ACCESSORY USES
1. The following accessory uses are permitted in Phases 2 – 7:
i. The accessory uses permitted in the Town Centre Commercial Zone (C-3, except
Accessory Home Occupation which shall not be permitted in Phase 5;
ii. Off street parking; and
iii. Off street loading.
F. LOT AREA & DIMENSIONS
1. Minimum lot area and dimensions shall not be less than:
(a) in lot area 1,500 square metres.
(b) in width 6.0 metres.
(c) in depth 27.0 metres.
G. DENSITY
1. For the land shown as Phase 2 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) A bonus density of up to a maximum of 1.3 times the net lot area may be obtained
by providing the following:
(i) An amount equal to 0.34 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure; and
(ii) An amount equal to 0.3 times the net lot area for each storey above the
second, not to exceed 0.9 times.
(c) An amenity bonus density of up to a maximum of O.3 times the net lot area may
be obtained by provided all of the amenity offerings indicated in Schedule B.
- 3 -
(d) The maximum density in this phase is 2.65.
2. For the land shown as Phase 3 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) A bonus density of up to a maximum of 1.3 times the net lot area may be
obtained by providing the following:
(i) An amount equal to 0.4 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure;
(ii) An amount equal to 0.1 times the net lot area for each storey above the
second, not to exceed 0.9 times the net lot area, based on the tallest
structure in this phase; and
(c) An amenity bonus density of up to a maximum of 1.3 times the net lot area may
be obtained by provided all of the amenity offerings indicated in Schedule B.
(d) The maximum density in this phase is 3.6.
3. For the land shown as Phase 4 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) An additional density of up to a maximum of 1.3 times the net lot area may be
obtained by providing the following:
(i) An amount equal to 0.4 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure;
(ii) An amount equal to 0.3 times the net lot area for each storey above the
second, not to exceed 0.9 times the net lot area based on the tallest
structure in this phase; and
including the rezoning offerings indicated in Schedule B.
(c) The maximum density in this phase is 2.3.
4. For the land shown as Phase 5 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) A bonus density of up to a maximum of 1.3 times the net lot area may be
obtained by providing the following:
(i) An amount equal to 0.4 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure;
- 4 -
(ii) An amount equal to 0.3 times the net lot area for each storey above the
second, not to exceed 0.9 times the net lot area, based on the tallest
structure in this phase; and
(c) An amenity bonus density of up to a maximum of 1.2 times the net lot area may
be obtained by provided all of the amenity offerings indicated in Schedule B.
(d) The maximum density in this phase is 3.5.
5. For the land shown as Phase 6 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) A bonus density of up to a maximum of 1.3 times the net lot area may be
obtained by providing the following:
(i) An amount equal to 0.4 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure;
(ii) An amount equal to 0.1 times the net lot area for each storey above the
second, not to exceed 0.9 times the net lot area, based on the tallest
structure in this phase; and
(c) An amenity bonus density of up to a maximum of 3.2 times the net lot area may
be obtained by provided all of the amenity offerings indicated in Schedule B.
(d) The maximum density in this phase is 5.5.
6. For the land shown as Phase 7 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area.
(b) A bonus density of up to a maximum of 1.3 times the net lot area may be
obtained by providing the following:
(i) An amount equal to 0.4 times the net lot area for providing 100% of the
required parking within a parking structure or an underground parking
structure;
(ii) An amount equal to 0.1 times the net lot area for each storey above the
second, not to exceed 0.9 times the net lot area, based on the tallest
structure in this phase; and
(c) An amenity bonus density of up to a maximum of 3.2 times the net lot area may
be obtained by provided all of the amenity offerings indicated in Schedule B.
(d) The maximum density in this phase is 5.5.
- 5 -
LOT COVERAGE
1. A lot coverage of all buildings and structures in each of in Phases 2 – 7 shall not
exceed 90%, provided that lot coverage may be 100% where required parking is
provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and
Loading Bylaw No. 4350 – 1990, as amended.
H. SETBACKS
1. The minimum setback for all principal buildings and structures in Phases 2 – 7 shall
be not less than:
(a) from a front lot line: 0.0 metres.
(b) from a rear lot line: 0.0 metres.
(c) from a side lot line: 0.0 metres.
(d) from an exterior side lot line: 0.0 metres.
I. HEIGHT
1. In Phases 2 – 7
(a) The minimum building height shall be three (3) storeys, except it shall be a
minimum of 2 storeys in Phase 5.
(b) The maximum building height is not restricted.
J. LANDSCAPING AND SCREENING
1. In Phases 2 – 7:
(a) All developed portions of the lot not covered by buildings, structures or paved areas
shall be landscaped including the retention of mature trees where feasible. This
landscaping shall be maintained.
(b) Along the developed sides of the lot which abut a highway, a continuous
landscaping strip of not less than 1.5 metres [5 ft.] in width shall be provided within
the lot.
(c) The boulevard areas of highways abutting a lot shall be seeded or sodded with
grass on the side of the highway abutting the lot, except at driveways, and
walkways.
(d) Loading areas, garbage containers and recycling containers shall be screened from
any adjacent residential lot or from overlook from upper storeys, to a height of at
least 2.5 metres [8 ft.] by buildings, a landscaping screen, a solid decorative fence,
or a combination thereof.
- 6 -
K. PARKING AND LOADING
1. Off-street parking and off-street loading shall be provided in accordance with Maple
Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990, as amended.
2. An off-street parking use shall be sited to the rear of a building, be concealed within a
building or be located underground.
L. OTHER REGULATIONS
1. Where permitted in Phases 2 – 7, an Apartment Use shall:
(a) be limited exclusively to storeys above the first storey for a building or a portion
thereof along Dewdney Trunk Road, Garden Street in Phase 7, and along the
internal public plaza from 224 Street to Garden Street in Phases 6 and 7;
(b) be located within a building above all storeys which is used for non-residential
principal use or off street parking;
(c) have separate and independent access into the building containing the
apartment use;
(d) be permitted only where all parking for such use is concealed underground; and
(e) have at least four electric vehicle charging stations per phase.
2. Where permitted in Phases 2 – 7, a Townhouse Use shall:
(a) only be permitted on a lot containing an Apartment Use;
(c) have direct pedestrian access to street grade, a pedestrian walkway or a mews
for each unit; and
(d) be permitted only where all parking for such use is concealed underground.
3. In Phases 2 – 7
(a) The ground floor of all buildings shall have not less than:
(i) 90% of the lot frontage developed for permitted principal uses with public
pedestrian or vehicular access; and
(ii) 25% of the lot area developed for a permitted principal uses.
(b) Commercial floor area provided at the ground level in accordance with Schedule
“G”, including along both sides of the public pedestrian way and the public plaza
in Phases 6 and 7.
(c) A minimum of 20% of the site area in Phases 2, 4 and 6, 50% of the site area in
Phase 5, and 35% of the site area of the site area in Phase 7 shall be provided
as useable open space. A portion of the required open space may be provided
on a roof.
- 7 -
(d) One or more indoor amenity spaces shall be provided totaling a minimum of 1.0
sq. m. per dwelling unit accessible to residents in each phase.
(e) Phase 4 or Phase 5 shall have a clubhouse or similar indoor and outdoor facility.
(f) Every use except for a loading use shall be located and undertaken wholly within
an enclosed building.
(g) An off street parking use shall be sited inside a building or underground.
(h) A home occupation use shall comply with the regulations of Section 402 (4).
In this location, insert the diagram showing the boundaries of each phase from Schedule “A”
attached to and forming part of this Bylaw.”
3. Those parcels or tracts of land and premises known and described as:
030-857-228 LOT 2 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082
030-857-210 LOT 1 DISTRICT LOT 399 GROUP 1 WESTMINSTER DISTRICT PLAN EPP88082
001-115-341 LOT 9 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094
008-643-831 LOT 10 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 20094
006-217-796 LOT 50 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 48265
005-165-598 LOT 55 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 53750
009-862-552 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
001-419-684 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
009-862-544 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 13752
009-862-510 LOT 1 EXCEPT: THE EAST 47 FEET; DISTRICT LOT 399 GROUP 1
NEW WESTMINSTER DISTRICT PLAN 13752
000-969-231 LOT 27 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 17845
000-969-222 LOT 26 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 17845
004-031-768 LOT 24 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 15679
002-150-051 LOT 18 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14549
009-966-561 LOT 5 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
001-886-134 LOT 4 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
004-681-088 LOT 3 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 14543
009-966-552 LOT 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 14543
004-067-444 LOT 1 BLOCK 2 DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 14543
001-916-980 PARCEL "B" (EXPLANATORY PLAN 9471) OF LOT 2 DISTRICT LOT 399
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 1112
006-357-571 LOT 52 EXCEPT: PART DEDICATED ROAD ON PLAN 81647, DISTRICT LOT 399
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 49034
and outlined in heavy black line on Map No. 1712 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to CD (Comprehensive Development) 1-17.
- 8 -
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map “A” attached thereto are
hereby amended accordingly.
5. Schedule “G” is deleted and replaced by the new Schedule “G” attached hereto as Schedule
“C”.
READ a first time the 23rd day of May, 2017.
READ a second time the 10th day of September 10, 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
DATE: M ay 16 , 201 7Schedule A BY: DT
PLA NNING DEPART MENT
(Note: Phasing will not necessarily be in numerical order)
Phase 6Phase 1
Phase 3 Phase 4
Phase 5 Phase 7Phase 2
´
Sc al e: 1:3,000
Byl aw No. 7336-201 7Schedule "A "
- 9 -
Schedule B to Section 10__ CD-1-17
Amenity and Rezoning Offerings by Phase
Phase 2
Continuation of east-west pedestrian way
Minimum four electric vehicle charging stations
BC Energy Step Code
Sustainability measures
Phase 3
Continuation of east-west pedestrian way
Minimum four electric vehicle charging stations
BC Energy Step Code
Sustainability measures
Phase 4
Continuation of east-west pedestrian way
BC Energy Step Code
Sustainability measures
Seating area and theatre structure at the Central Plaza incorporating potential public
art elements
A Clubhouse (if not in Phase 5)
Phase 5
Continuation of east-west pedestrian way (including portion of Central Plaza)
Minimum four electric vehicle charging stations
BC Energy Step Code
Sustainability measures
A Clubhouse (if not in Phase 4)
Phase 6
Continuation of east-west pedestrian way
Public plaza
Minimum four electric vehicle charging stations
BC Energy Step Code
Sustainability measures
Phase 7
Continuation of east-west pedestrian way
Public plaza
Public art piece (in Public Plaza) having a minimum value of $100,000 adjusted by CPI
between the year of this agreement and the year of the development application being
made
Public message board
BC Energy Step Code
Minimum four electric vehicle charging stations
Sustainability measures
224 ST.121 AVE.224 ST.222 ST.223 ST.BROWN AVE.224 ST.LANEFRASER ST.GARDEN ST.CHURCH AVE.
McINTOSH AVE.McINTOSH AVE FRASER ST.223 ST.McINTOSH
222 ST.PLAZA ST.121 AVE.222 ST.12161
12148 (ECRA)22336/3812128
2219511957
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2241011969
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12151/73
223112221422367/8112032
12150 (REC CENTRE)
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11968/7022182
11909/1822423/3722207/0911951
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222652230212117
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12080
11929
12021
11925 /702240822345/472223522410/7022225/2712157
12127
2231122250/5411979/9712097
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12130
12150
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223642233511915/19221771209622365/42
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22264/682224812093
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*LMP29676
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EP 69139
EP 49989
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LMP 24835RP 81647
EP 76099
RW 45029
EP 72617 LMP 24828
RW 75573
BCP 50303
PLAZA ST.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential, C-3 (Town Centre Commercial),CS-1 (Service Commercial) and LUC No. 2435-1977CD-1-17 (Comprehensive Development)
7336-20171712
DATE: Aug 2 1, 20 19
Byl aw N o. 6354-2005Schedule 'G'
PLA NNING DEPARTM ENT227 STRIVER RD 224 ST227 STBRO WN AVELANE
DEW DN EY TR UN K RD
PUR DE Y AV E
227 STH
A
N
E
Y B
Y
P
A
S
S
DEW DN EY TR UNK R D
CL IF F AV E
BRO WN AVE 224 ST12 2 AV E GREENWELL ST228 ST227 STBURNETT ST228 ST227 STEDGE ST116 AVE225 STLOU GH EE D HW Y
223 ST12 2 AV E
116 AV E
228 ST222 ST228 ST222 STCAL L AG HAN AVE224 STMCI NTOS H AV E
FRASERSTLA NE
LA NE
LA NE
LA NE
LA NE
LA NE
LA NE
LANELA NE
LA NE
LA NE
LA NE LANELA NE
LA NE
LA NE
LA NELANE
LA NE
LA NE
225 ST223 ST229 STBURNETT STGREENWELL STNORT H AVE FLETCHER STEAG LE AV E
DUNBAR STRITCHIE AVESEL K IR K AV E
FRASER STHILLSIDE STGARDEN STMCIN TOS H AV E
GILLEY AVERIVER B E N D
HOLYROOD AVESTO RE Y AVE
ROG ER S AV E
222 STPLAZA STROYAL CR ES
PUR DE Y AVE
ST A NNE AVE FULTON STFULLER AVE
HINC H CR ES
BRICKWOOD CLOSETE LO SKY AVE
12 2 AV E
EDGE STSEL K IR K AV E
12 1 AV E
228 ST118 AV E
NORT H L AN E
12 1 AV E
12 3 AV E
12 3 AV E
229 ST117 AV E
119 AV E
223 ST123 AVE
229 STSEL K IR K AVE
119 AV E 223 ST226 ST224 ST116 AV E
12 3 AV E
116 AVE
119 AV E
HAN EY P L FRASER STCHU RC H AV E
SELK IR K AV E
FRASER STFULTON STCAL L AG HAN AVE
116 AVEBROOKMERECRTDRIFTWOOD D R
FISHER ST122 AV E122AVE
DELCREST ST´
BY: DT
Tow n Centre Area Plan
Grou n d Flo o r Comme rcia l Re q uire d t o sup p ort pe de stria n corrido r an d co rn e r pla za
Gro un d Flo orCommercial Req u ire d
^
^
CITY OF MAPLE RIDGE
BYLAW NO. 7337-2017
A Bylaw to authorize the Termination of Land Use Contract Bylaw No. 2435-1977
____________________________________________________________________________________
WHEREAS, on the 28 day of April, 1977, the City entered into a Land Use Contract with CANADA
SAFEWAY LIMITED for the use and development of the lands therein described;
AND WHEREAS, 487559 BC LTD, the present owner of the land described in Section 1 of this Bylaw,
has applied for a discharge of Land Use Contract No. 2435-1977 registered against the title under
Filing No. P11973.
AND WHEREAS the Council deems it expedient that the rights and obligations created and to be
performed under the said Land Use Contract should terminate and be no longer of force or effect;
AND WHEREAS Section 546 of the Local Government Act, R.S.B.C, 2015, c.1, as amended, provides
that a Land Use Contract may only be discharged by bylaw and only after a Public Hearing.
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. That the Land Use Contract entered into the 28 day of April, 1977, between the City of Maple
Ridge and Canada Safeway Limited respecting the use and development of lands known as:
Parcel Identifier: 005-165-598
Legal Description: Lot 55, District Lot 399, Group 1, New Westminster District.
Plan 53750
(12051/12061-223rd Street)
and outlined in heavy black line on Map No. 1713 a copy of which is attached hereto and
forms part of this Bylaw.
Registered in the New Westminster Land Title Office on the 09 day of February, 1978, under
Filing Number P11973, is terminated.
2. THAT the Mayor and City Clerk are hereby authorized to sign and affix the seal of the
Corporation to such instrument as will effectually extinguish all rights and obligations created
by the Land Use Contract and will release and terminate the Land Use Contract from the
records of title to aforesaid lands in the New Westminster Land Title Office.
3. This bylaw may be cited as “Maple Ridge Land Use Contract Termination Bylaw 7337-2017”.
READ a first time the 23rd day of May, 2017.
READ a second time the 10th day of September, 2019.
PUBLIC HEARING held on the day of , 2019.
READ a third time the day of , 2019.
ADOPTED the day of , 2019.
PRESIDING MEMBER CORPORATE OFFICER
BR O W N AV E .
12 1 AVE .222 ST.222 ST.LANEM cIN T O S H
FRASER ST.223 ST.223 ST.224 ST.C H U R C H AV E .
M cIN T O S H AV E .M cIN T O S H AV EGARDEN ST.PLAZA ST.224 ST.FRASER ST.224 ST.12 1 AV E .222 ST.12148 (ECRA)22336/3812128
2219511957
12101
2222512026
224702236612121
2236122311/3612104
2233512093
22327/2912087
12061
12040 22229224102232411980
2232522409222422230822371/7712083
12151/73
222142241022367/8112032
2244112150 (REC CENTRE)
11965
12096
12011
11968/70
12002/12
2218211909/1822423/3722207/0911951
12170 12175
12042
11950 2231611968
12061
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11929 223502230212117
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11941 11924 22353/5522321/2511990/92/94
11955
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11965/67
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11925 /702240822345/4722235/7022225/2712157
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P 16997
LP 77311P 11291 *LMP6622LMP 39518(lease)EP 10792LMP 27702
P 57090
LMP 34533
P 70168
P 67041
P 3175
P7676NW S 1357
NW S 44 P 3206P 41066
P 20094
LMP 39839
P3206
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*LMP29676
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(P 9669)P 8540P 36157 P 14397P 16304 (P 3206)P 9669
LMP 27701
P 17845P 60562*LMP22658P 22111RP 52529RP 9654P 20094
P 15679NW S 2675
P 3175
P 20094 P 13752(BB4084864)P 49778
P 74119
LMP 2358
P 4076
BCP35451
NW S 3233 P 4076
RP78676P13752
(P 8380) P 8380
NW S 1688
NW S 133
LMP 26551P 10689
P 6076
AP 15022P 61856
P 6325
EP 11502
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LMS 4011
P 61324
RP 59105 P 48265P 14543P 3206P 13752NW S 2870
P 3206
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P 16997
LMP 24836LMP 43240
P 20094
P 18496
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NW S 418
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P 8148
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P 16997
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(EPS 2668)P 49034
P 13752L M P 5 1 6 8 LMP 24830EP 74120
EPP 55550BCP 50303
LM P 39562 (lease)
LMP 4709
EP 76100 EP 61325EP 54063 LMP 27700LMP 30148 (LEASE)
LMP 46998 (Lease)
EP 49989 RW 78233LMP 37897
7.5LMP 2359
RW 75573LMP 87 LMP 24837LMP 46998 (Lease)
LMP 87LMP 4968EP 69139
BCP 15939
RP 81647
LMP 24829
LMP 24835EP 76099
LMP 43241
RW 45029
LMP 24838EP 72617 LMP 24828
RP 60276LMP 174RW 48132PLAZA ST.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. Purpose:To Remove LUC No. 2435-1977 as shown
7337-20171713
Appendix G
The following is an analysis of the projects’ compliance with the applicable General Land-Use
Requirement Policies in the Town Centre Area Plan:
Policy No. Summary of Policy Compliance with policy
3-1 Increase in residential and
commercial density.
This proposal complies by proposing to develop 890 residential
units and 425 square metres (3,515 square feet) of retail
space and 576 square metres (6,200 square feet) of office
space.
3-2 Office use will be
encouraged.
This proposal will provide for commercial floor space capable of
accommodating a range of commercial and office uses.
3-3 Commercial uses that
support the residential
population.
Situated in the heart of the Downtown, the development will be
capable of accommodating a range of uses and services for
local residents.
3-4 Hospitality, cultural,
recreation and
entertainment uses will be
encouraged.
These uses are permitted in the C-3 Zone and will be reflected
in the CD Zone for the subject site.
3-6 Not support changes in
land use designation and
zoning reducing
employment or housing
density.
This proposal will reduce the large format commercial floor
space for smaller shops, but increase the office space, possibly
accommodating a College. This will continue to accommodate
the needs of business enterprises to be established and to
employ people; and significantly increase residential densities
in the Downtown.
3-7 To ensure a wide range of
housing needs are
accommodated.
The first Phase has provided 49 market rental units under a
Housing Agreement. This is about 5.5% of the total proposed
dwelling units over all of the phases.
3-8 Potential opportunities for
designing flexibility into
new development.
The adaptive housing units may be provided if the developer
determined there is a market for such units.
3-10 Land assembly or lot
consolidation.
The proposal will assemble a site, except for two lots, allowing
for the proposed development to take place, permitting
surrounding sites to develop and to achieve adequate buffering
with abutting lands.
3-11 Viewscape studies for
proposed buildings greater
than three (3) storeys.
Studies will need to be provided and reviewed by Advisory
Design Panel as part of future Development Permit
applications.
3-12 Shadow study to address
potential impacts.
Studies will need to be provided and reviewed by Advisory
Design Panel as part of future Development Permit
applications.
3-14 Creating public outdoor
meeting spaces, with
public art, will be
encouraged.
Outdoor spaces for people residing, shopping and passers -by
are being provided. This includes a central pedestrian spine,
branching out throughout the site, roof top areas and along
abutting streets. There will be a Central Plaza and a major
Corner Plaza with Public Art.
3-15 Concealed parking
structures are encouraged
for all uses in the Town
Centre.
The proposal conceals the proposed parking underground.
3.16 Incorporate principles of
CPTED (Crime Prevention
through Environmental
Design).
Studies will need to be provided and reviewed by Advisory
Design Panel as part of future Development Permit
applications.