HomeMy WebLinkAbout2019-11-19 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
November 19, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1a) 2018-408-RZ
13160 236 Street
Parcel “A” (Explanatory Plan 13725) Lot 1 South East Quarter Section 28 Township
12 New Westminster District Plan 2637
Maple Ridge Official Community Plan Amending Bylaw No. 7576-2019
To amend Silver Valley Area Plan Figure 2 and Figure 3C from Conservation and
Medium/High Density Residential to Medium/High Density Residential and Conservation.
To amend Silver Valley Area Plan Figure 4 – to Remove from Conservation and Add to
Conservation.
1b) 2018-408-RZ
13160 236 Street
Maple Ridge Zone Amending Bylaw No. 7527-2019
To rezone from RS-2 (One Family Suburban Residential) to R-1 (Residential District).
The current application is to permit a future subdivision of 5 lots.
2)2018-249-RZ
25180 108 Avenue
Lot 5 Section 11 Township 12 New Westminster District Plan 37195
Maple Ridge Zone Amending Bylaw No. 7517-2018
To rezone from A-2 (Upland Agricultural) and RS-3 (One Family Rural Residential) to RS-2
(One Family Suburban Residential) and A-1 (Small Holding Agricultural).
The current application is to permit a future subdivision of 3 lots.
PUBLIC HEARING AGENDA
November 19, 2019
7:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You will
be asked to give your name and address. Please note that all written submissions provided in
response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
3a) 2018-105-RZ
24145 and 24185 110 Avenue
Lot 28 Section 10 Township 12 New Westminster District Plan 43223
Lot 29 Section 10 Township 12 New Westminster District Plan 43223
Maple Ridge Official Community Plan Amending Bylaw No. 7582-2019
To amend Albion Area Plan Schedule 1 from Low Density Residential to Low/Medium
Density Residential, Conservation and Park.
To amend Schedule “C” – to Add to Conservation.
3b) 2018-105-RZ
24145 and 24185 110 Avenue
Maple Ridge Zone Amending Bylaw No. 7466-2018
To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban [Half
Acre] Residential).
The current application is to permit a future subdivision of 18 lots.
4) 2016-246-RZ
12111 and 12119 203 Street
Lot G District Lot 263 Group 1 New Westminster District Plan 18612
Lot H District Lot 263 Group 1 New Westminster District Plan 18612
Maple Ridge Zone Amending Bylaw No. 7267-2016
To rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential).
The current application is to permit future construction of 10 townhouse units.
5) 2019-314-RZ
Density Bonus Requirements for New Development
Maple Ridge Zone Amending Bylaw No. 7569-2019
To amend the Zoning Bylaw to establish a set of density bonus regulations for new
development in the Town Centre Area and along major corridors as designated in the
Official Community Plan.
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, November 19, 2019, to
consider the following bylaws:
1a) 2018-408-RZ
13160 236 Street
Parcel “A” (Explanatory Plan 13725) Lot 1 South East Quarter Section 28 Township
12 New Westminster District Plan 2637
Maple Ridge Official Community Plan Amending Bylaw No. 7576-2019
To amend Silver Valley Area Plan Figure 2 and Figure 3C from Conservation and
Medium/High Density Residential to Medium/High Density Residential and
Conservation (as shown on Map No. 1006).
To amend Silver Valley Area Plan Figure 4 – to Remove from Conservation and to
Add to Conservation (as shown on Map No. 1007).
Map No. 1006 Map No. 1007
1b) 2018-408-RZ
13160 236 Street
Maple Ridge Zone Amending Bylaw No. 7527-2019
To rezone from RS-2 (One Family Suburban Residential) to R-1 (Residential District).
The current application is to permit a future subdivision of 5 lots.
2) 2018-249-RZ
25180 108 Avenue
Lot 5 Section 11 Township 12 New Westminster District Plan 37195
Maple Ridge Zone Amending Bylaw No. 7517-2018
To rezone from A-2 (Upland Agricultural) and RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential) and
A-1 (Small Holding Agricultural) .
The current application is to permit a future subdivision of 3 lots.
3a) 2018-105-RZ
24145 and 24185 110 Avenue
Lot 28 Section 10 Township 12 New Westminster District Plan 43223
Lot 29 Section 10 Township 12 New Westminster District Plan 43223
Maple Ridge Official Community Plan Amending Bylaw No. 7582-2019
To amend Albion Area Plan Schedule 1 from Low Density Residential to
Low/Medium Density Residential , Conservation and Park
(as shown on Map No. 1009)
To amend Schedule “C” – to Add to Conservation (as shown on Map No. 1010)
Map No. 1009 Map No. 1010
3b) 2018-105-RZ
24145 and 24185 110 Avenue
Maple Ridge Zone Amending Bylaw No. 7466-2018
To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban [Half
Acre] Residential).
The current application is to permit a future subdivision of 18 lots.
4) 2016-246-RZ
12111 and 12119 203 Street
Lot G District Lot 263 Group 1 New Westminster District Plan 18612
Lot H District Lot 263 Group 1 New Westminster District Plan 18612
Maple Ridge Zone Amending Bylaw No. 7267-2016
To rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential).
The current application is to permit future construction of 10 townhouse units.
5) 2019-314-RZ
Density Bonus Requirements for New Development
Maple Ridge Zone Amending Bylaw No. 7569-2019
To amend the Zoning Bylaw to establish a set of density bonus regulations for new
development in the Town Centre Area and along major corridors as designated in the
Official Community Plan.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Planning Department Counter of City Hall, between 8:00 a.m.
and 4:00 p.m. from November 5, 2019 to November 19, 2019, weekends and Statutory Holidays
excepted. The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Corporate Officer or by sending an email to
the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., November 19, 2019. Please note that
all written submissions provided in response to this consultation will become part of the public record
which includes the submissions being made available for public inspection.
Dated this 5th day of November, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-408-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:
Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: October 8, 2019
and Members of Council FILE NO: 2018-408-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7576-2019;
Second Reading
Zone Amending Bylaw No. 7527-2019;
13160 236 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) to R-1 (Residential District) in order to permit a 5 lot subdivision that will proceed in
phases. Two of the proposed lots front 236th Street and can be developed in accordance with the
R-1 Residential District Zone. The remainder will remain as 1 lot with frontage through a panhandle
with access off 132nd Avenue. Future subdivision of this remainder can proceed in tandem with
development of adjacent properties and road network. To proceed further with this application
additional information is required as outlined below. This application is subject to the Community
Amenity Contribution program, and will be required to pay $5100.00 per lot which will total
25,500.00. This contribution must be paid prior to rezoning occurring.
Council granted first reading to Zone Amending Bylaw No. 7527-2019 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on January 29, 2019.
The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 4000 m2.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing on the site has established the developable areas,
and as a result, an OCP amendment is required to revise the boundaries of the land use
designations to fit the site conditions. In addition, the lot layout has been adjusted slightly since first
reading was granted, and this revised layout is reflected in the attached zone amending bylaw.
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 $25,500.00.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7576-2019 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
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
Page 2 of 6
No. 7576-2019 on the municipal website, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7576-2019 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7576-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7576-2019 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7527-2019 as amended in the staff report, dated October 8,
2019, be given second reading, and be forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the
deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, and Figure 3C - River Hamlet, Figure 4 - Trails / Open Space,
iii) Road dedication on 236th Street as required;
iv) Park dedication as required, including construction of multi-purpose trails; and removal of all
debris and garbage from park land;
v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
vi) Registration of a Restrictive Covenant for Stormwater Management.
vii) Removal of existing building;
viii) 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.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Legal Description: Section: 28, Township: 12, Plan: NWP2637
OCP:
Existing: Conservation, Medium/High Density Residential
Proposed: Medium/High Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-1 (Residential District)
Page 3 of 6
Surrounding Uses:
North: Use: Vacant
Zone: RS-2 (under application to RM-1 and R-1)
Designation: Med/High Density Residential, Conservation
South: Use: Suburban Residential
Zone: RS-2 Suburban Residential
Designation: Med/High Density Residential, Conservation
East: Use: Park
Zone: P-1 Park and School
Designation: Park
West: Use: Vacant
Zone: RS-2 (under application to RS-1b)
Designation: Conservation, Low Density Urban, Medium/High Density
Residential)
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Site Area: 0.44 HA. (1.1acres)
Access: 236th Street
Servicing requirement: Urban Standard
2) Background:
The context of the site is developing quickly, with development applications in place to the north,
south, and east of the subject property. The development of adjacent parcels and the road
dedication these applications will provide is essential to the completion of this development
proposal, which will rely on the future development of a cul-de-sac to serve 3 of the proposed parcels
created by this subdivision.
3) Project Description:
The application indicates sufficient developable area to create 5 R-1 lots. Two of these lots face
236th Street, and could be developed at this time, but the remainder will have to wait until the future
road alignment can serve additional subdivision.
This remainder portion of the site is not large enough to retain its existing RS-2 Suburban Residential
Zoning and therefore will also be rezoned to R-1. This portion has frontage through a panhandle with
access off 132nd Avenue. It will not be further subdivided until adjacent properties have completed
their development applications, which will likely occur after the rezoning of the subject property is
complete. Future adjacent development will contribute to the required road network to give these
properties sufficient road frontage to meet bylaw requirements in the R-1 zone. The future cul-de-
sac that will serve this portion of the site may be viewed with the proposed subdivision plan,
attached to this report as Appendix E.
Page 4 of 6
As the entire developable area will be rezoned with this application, Community Amenity
Contributions must be paid for all of the 5 lots, as the rezoning process provides the only opportunity
for securing these funds.
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Silver Valley Area Plan and is currently designated
Conservation and Medium / High Density. The proposed R-1 Residential District zone permits a
residential density that aligns with this designation. For the proposed development an OCP
amendment will be required to adjust the portions of the site that are currently designated
Conservation to allow the proposed R-1 Residential District Zoning.
ii) Zoning Bylaw:
The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 4000 m2.The
current application proposes to rezone the property located at 13160 236 Street from RS-2 (One
Family Suburban Residential) to R-1 (Residential District) to permit a total of 5 lots, with 2 parcels
developing in accordance with the R-1 Zoning in the short term. The remainder portion will be able
to further subdivide into 3 parcels in the future in cooperation with neighbouring properties. The
minimum lot size for the current RS-2 Zone is 4000 m2, and the minimum lot size for the proposed
R-1 Zone is 371 m2.
iii) 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. A Wildfire Development Permit is also required to minimize wildfire risks in this
development.
iv) Development Information Meeting:
A Development Information Meeting was held at Yennadon School on March 20, 2019. There were
no attendees.
v) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land will be required to be dedicated as a condition of Final Reading.
5) Environmental Implications:
The review by the Environmental Section of the Planning Department included the following
comments:
The Environmental Consultant (EDI) has confirmed the 15m setback for the watercourse on the
property known as Maple Ridge Park Creek.
Page 5 of 6
Invasive species have been identified on the property, requiring site/habitat restoration and
replanting that will require a 5 year monitoring and maintenance.
Restoration and enhancement plans and cost estimate are required as part of the watercourse
protection development permit, as well as an Enhancement and Maintenance Agreement.
The dedicated park space is to have a post and rail fence along the boundary.
The lot layout needs some minor adjustments based on least impact options for the watercourse
and the steep slopes along the north property.
As a result of these comments, these adjustments were made, and the zoning map has been
adjusted accordingly.
6) Interdepartmental Implications:
i) Engineering Department:
Requirements established by the Engineering Department include the need for road dedication along
236th Street, street improvements, a stormwater management plan, undergrounding of overhead
wiring, and the need for senior agency approvals for instream works.
ii) License, Permits and Bylaws Department:
The Building Department noted that a comprehensive lot grading plan and a stormwater
management plan must be submitted prior to subdivsion approval. More details are needed for
proposed retaining walls, which could have implications for wall protection covenants.
iii) Fire Department:
A Wildfire Development Permit is required for this proposal, which must be approved by Council prior
to subdivision approval.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to conservation boundaries, is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
Page 6 of 6
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7576-2019,
that second reading be given to Zone Amending Bylaw No. 7527-2019, and that application 2018-
408-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA, RPP, MCIP
Planner 2
“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 – OCP Amending Bylaw No. 7576-2019
Appendix D – Zone Amending Bylaw No. 7527-2019
Appendix E – Subdivision Plan
DATE: Oct 2, 2019FILE: 2019-408-RZ
13160 236 STREETPID: 010-502-38 6
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
132 AVE
2019-295-RZ
2015-155-RZ
2017-367-DP
2017-410-DP
2017-367-SD
2019-071-RZ2019-071-SD
2018-430-RZ
2018-190-RZ
2018-190-VP2016-031-RZ
2018-484-DP
2018-190-DP
2017-133-DP
2017-134-DP
2015-373-RZ 2015-373-VP2016-370-DP
2016-306-DP
2015-373-DP
2016-031-DP
´
Scale: 1:1,810 BY: PC
Legend
Stream
Ditch Centreline
Indefinit e Creek
Active Applicatio ns (RZ /SD/DP/VP)
DATE: Oct 9, 2018FILE: 2018-408-RZ
13160 236 STREETCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: PC
132 AVE
CITY OF MAPLE RIDGE
BYLAW NO. 7576-2019
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 "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7576-2019."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure3C - River Hamlet,
Parcel “A” (Explanatory Plan 13725) Lot 1 South East Quarter Section 28 Township 12
New Westminster District Plan 2637
and outlined in heavy black line on Map No. 1006, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is/are
hereby amended for the parcel or tract of land and premises known and described as:
Parcel “A” (Explanatory Plan 13725) Lot 1 South East Quarter Section 28 Township 12
New Westminster District Plan 2637
and outlined in heavy black line on Map No. 1007, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the 15th day of October, 2019.
READ a second time the 15th 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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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. Purpose:Fro m: To:
To Amend Silver Va lley Area Plan Figure 2 an d Figure 3CConservation and Medium/High Density ResidentialMedium/H ig h D ensity ResidentialConservation
757 6-20 191006
Urba n Area Bo undary
Urban A rea Boundary
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Ma p No. Purpose:To Amend Silver Va lley Area Plan Figure 4 As Shown
To R emove From C onservation To Add To Conservation
757 6-20 191007
Urba n Area Bo undary
Urban A rea Boundary
Add ToConservatio n
CITY OF MAPLE RIDGE
BYLAW NO. 7527-2019
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. 7527-2019."
2. That parcel or tract of land and premises known and described as:
Parcel “A” (Explanatory Plan 13725) Lot 1 South East Quarter Section 28 Township 12
New Westminster District Plan 2637
and outlined in heavy black line on Map No. 1789 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 29th day of January, 2019.
READ AS AMENDED the second time the 15th 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:
RS-2 (One Family Suburban Residential)
R-1 (Residential District)
7527-20191789
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-249-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:
Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: October 8, 2019
and Members of Council FILE NO: 2018-249-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7517-2018;
25180 108th Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 25180 108 Avenue to
permit a future subdivision of 3 lots. The existing zones are A-2 (Upland Agricultural) and RS-3 (One
Family Rural Residential). The proposed Zones are RS-2 (One Family Suburban Residential) at the
north end of the site, and A-1 (Small Holding Agriculture) at the south. Council granted first reading
to Zone Amending Bylaw No. 7517-2018 on February 12, 2019. The minimum lot size for the
current A-2 zone is 4.0 hectares, and the minimum lot size for the proposed A-1 zone is 2.0 hectares.
The minimum parcel size for the current RS-3 zone is 0.8 hectares (with community water), and the
minimum lot size for the proposed RS-2 Zone is 0.4 hectares. This application is in compliance with
the OCP.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $10,200.00, for a 3
lot split, leaving the original lot exempt.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7517-2018 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)Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
iii)Registration of Restrictive Covenants for Slope Protection, Tree Protection, and Stormwater
Management;
iv)Registration of a “No Build” Restrictive Covenant pertaining to the portion of the site that is
within the Urban Reserve;
v)Registration with Fraser Health for septic disposal; and registration of a Restrictive
Covenant for the protection of the septic field areas;
vi)That a voluntary contribution, in the amount of $10,200.00 ($5,100.00 per lot) be provided
in keeping with the Council Policy with regard to Community Amenity Contributions.
Page 2 of 6
DISCUSSION:
a)Background Context:
Applicant: Otg Developments Ltd.
Legal Description: Lot 5 Section 11 Township 12 New Westminster District Plan 37195
OCP:
Existing: Urban Reserve, Suburban Residential)
Proposed: No change
Zoning:
Existing: A-2 (Upland Agricultural), RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Suburban Residential
Zone: RG-2 Suburban Strata Zone
Designation: Suburban Residential
South: Use: Vacant
Zone: A-2 Upland Agricultural
Designation: Urban Reserve
East: Use: Park
Zone: A-2 Upland Agricultural
Designation: Urban Reserve
West: Use: Farm, Rural Residential
Zone: RS-3 One Family Rural Residential, A-2 Upland Agricultural
Designation: Urban Reserve and Suburban Residential.
Existing Use of Property: Rural Residential
Proposed Use of Property: Suburban and Rural Residential
Site Area: 4.045 HA. (10 acres)
Access: 108th Avenue
Servicing requirement: Rural and Suburban Standard
b)Background:
The unique property is split designated Suburban Residential and U rban Reserve. The boundary of
the Thornhill Urban Reserve transects the site on a diagonal, following the ridge of a steep slope.
The north portion of the site is designated Suburban Residential. The property has unconstructed
road allowance on its south and east boundaries. The lands to the north of the site are gradually
developing in compliance with their Suburban Residential land use designation, characterized by a
mix of adjacent suburban and rural residential land uses. The area to the south of the site is a mix
of rural residential and municipally owned park land.
c)Project Description:
This development proposal is to rezone and subdivide the property in alignment with its land use
designations. In compliance with the Zoning Bylaw and the Official Community Plan, the portion of
the site that is designated Urban Reserve will be rezoned to A-1 Small Holdings Agriculture in
accordance with the zoning matrix of the Official Community Plan (Appendix C of the OCP). This
portion will be retained as a future development site.
Page 3 of 6
Based on lot size and land use designations, the applicant is seeking a 3 lot subdivision. In
compliance with the land use designations, the north portions of the site will be rezoned to RS -2
Suburban Residential with 3 RS-2 lots. The southern remainder that is being rezoned to A-1 (Small
Holding Agriculture), will be tied to one of the 3 RS-2 parcels with a requirement for a no-build
covenant on title.
The subject property is located within the Grant Hill aquifer area, and a groundwater impact
assessment will be required as part of the subdivision approval process.
d)Planning Analysis:
i)Official Community Plan:
Urban Reserve. The southern portion of the site is located within the Thornhill Urban Reserve
and is currently designated for future urban development. Policies 3-24 and 3-25 of the Official
Community Plan have established triggers to identify the pacing of urban deve lopment in this
area, and specific measures prior to development occurring. Pertinent policies are as follows:
3 - 23 Maple Ridge will not support urban level densities in the Urban Reserve until an Area Plan
is adopted pursuant to policy 3 –25.
The key message behind Policy 3-23 is that at present, the Urban Reserve is not available for
urban development. This message is followed by Policy 3-24 which outlines the 2 triggers that
will signify the timing for an area planning process for the Urban Reserve.
3 - 24 Maple Ridge will retain the Thornhill area as a long term Urban Reserve area. Urban
development will not be supported in the Thornhill Urban Reserve Area until the population
threshold exceeds 100,000 people for the District and the residential capacity within the
existing urban area is approaching build-out.
Policy 3-25 establishes required processes in advance of urban levels of development occurring
in the Urban Reserve:
3 - 25 Prior to urban development occurring in the Thornhill Urban Reserve, the following must
have been achieved:
a)approval of an amended Regional Context Statement by the Metro Vancouver Board;
b)approval of an extension to the Fraser Sewer Area by the Greater Vancouver Sewerage
and Drainage District (GVS&DD) Board;
c)an Area Plan adopted by Council which includes, but is not limited to:
i.policies regarding the types of residential development, land use patterns, minimum
density requirements, and appropriate phasing for the area;
ii.a fiscal impact assessment study;
iii. identification of environmentally sensitive areas, ecosystems and the impact of
development;
iv.agricultural impact assessment to minimize the impact of development on adjacent
farm lands;
v.an aquifer groundwater management study; and
vi.a transportation plan that includes an integrated system which balances all modes
of transportation, including transit.
Policy 3-26 establishes the retention of large parcels in the Urban Reserve, in order to maximize
opportunities in the area planning process.
Page 4 of 6
3 - 26 Until policies 3-24 and 3-25 are satisfied, the minimum parcel size for subdivision of land
designated Urban Reserve is 2.0 hectares.
Until the requirements noted above are met, Policy 3-26 states that the minimum parcel size for
subdivision of land designated Urban Reserve is 2.0 hectares. For these reasons, the portion of
the site that is within the Urban Reserve will remain attached to one of the newly created
northern parcels, to be retained for future development.
The property is split zoned RS-3 and A-2 Upland Agriculture. The A-2 Zone has a minimum parcel
size of 4.0 hectares. As the subject property is only slightly larger than 4.0 hectares, it cannot be
subdivided further without rezoning. To resolve this matter, the southern portion of the site that
is within the Urban Reserve is proposed to be rezoned to A-1 Small Holdings Agriculture, which
has a minimum parcel size of 2.0 hectares. Appendix C of the Official Community Plan identifies
appropriate zones for land use designations. As both agricultural zones are identified as
consistent with the Urban Reserve designation, this portion of this rezoning proposal complies
with the Official Community Plan.
Suburban Residential. The portion of the subject property that is designated Suburban
Residential in the Official Community Plan, aligns with the RS-2 (One Family Suburban
Residential) zone. This zone requires city water and private sewage disposal system to permit a
one family residential housing form outside of the Urban Area Boundary.
The Suburban Residential designation has been the subject of Council discussion for a few
years. On September 5, 2017 Council reaffirmed the Suburban Residential designation. The
resolution is as follows:
That no changes be made to the current policies in the Official Community Plan for Estate
Suburban Residential and Suburban Residential Land Use Designations, as discussed in the
Council report dated September 5, 2017.
With the September 5, 2017 reaffirmation of this land use designation, it is clear that this
proposal for rezoning this affected portion of the site to RS-2 Suburban Residential is consistent
with the stated direction of both Council and the Official Community Plan.
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 25180 108 Avenue from A-2
(Upland Agricultural), RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential) and A-1 Small Holding Agriculture to permit a 3 lot subdivision with retention of a
remainder for further development once the Urban Reserve is ready for development. The
minimum lot size for the current A-2 zone is 4.0 hectares, and the minimum lot size for the
proposed A-1 zone is 2.0 hectares. The minimum parcel size for the current RS-3 zone is 0.8
hectares (with community water), and the minimum lot size for the proposed RS-2 Zone is 0.4
hectares. Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
iii) Off-Street Parking and Loading Bylaw:
Each property will be required to provide a minimum of 2 off-street parking stalls to serve each
residence. Given the site area involved (minimum 0.4 hectare or 1 acre), these requirements
are not anticipated to be difficult to achieve.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Page 5 of 6
Maple Ridge Zoning Bylaw No. 3510 -1985, Schedule D.
To vary lot width in the RS-2 (One Family Suburban Residential) zone from 36 metres to 34.3
metres.
The requested variances to the RS-2 (One Family Suburban Residential) zone will be the subject
of a future Council report.
v)Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is
required for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of
an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the
Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment
and for development that is protected from hazardous conditions.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for
the protection of life and property in designated areas that could be at risk for wildfires unless
those risks are abated through appropriate cautionary measures.
vi)Development Information Meeting:
As there are fewer than 5 lots being created, this application is exempt from the
requirement to provide a Development Information Meeting.
e)Environmental Implications:
The Environmental Section of the Planning Department reviewed this application, and noted the
following:
1.There are no discernible watercourses on the property and therefore a Watercourse
Protection Development Permit is not required, nor are there any watercourse protection
setbacks that require protection.
2.There are steep slopes on the property. The project will require a Natural Features
Development Permit and a protective steep slope and Habitat protection covenant for the
steep slope portion of the site.
3.Stormwater and Groundwater Management.
a.The neighbouring development to the north had significant ground water and
drainage concerns during their site works for construction.
b.Due to the location of this site along the same aquifer and steep slope habitat it is
likely that there is similar drainage concerns on site that will need to be managed
through a stormwater management plan.
4.Tree removal is being proposed and therefore an arborist report will be required and a tree
removal permit will also be required.
a.Please note that the trees that are located on and immediately adjacent to the steep
slopes on site will not likely be permitted for removal.
5.Post and Rail fencing should be installed along the steep slope covenant boundary.
6.The Environmental Assessment report has identified evidence of the occurrence of Pacific
Side Band (Species at Risk) on the subject site. Although current legislation does not require
the protection of this species or its habitat, best management practices should be
followed. This would include further assessment and salvage prior to any disturbances on
site.
Page 6 of 6
f)Interdepartmental Implications:
i)Engineering Department:
All required civil works are to be completed as a condition of subdivision. The requirement for 3 tier
stormwater management was noted. Water service will require modelling and capacity assessments
to determine if upgrades are required.
ii)Fire Department:
The visibility of street addresses were noted as a priority. The need for a Wildfire Development
Permit was also noted.
g)Citizen/Customer Implications:
Opportunities for public input will be provided with the required Public Hearing and with the
neighbourhood notification which will precede the variance request for reduced lot width.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7517-2018, and that
application 2018-249-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall M.A, MCIP, RPP
Planner 2
“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. 7517-2018
Appendix D – Subdivision Plan
DATE: Jun 14, 20182018-249-RZ
25180 108 Ave
PLANNING DEPARTMENT
SUBJECT PROPERTY
108 Ave
106 Ave Carmichael STLockwood St´
Scale: 1:3,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Jun 14, 20182018-249-RZ
25180 108 Ave
PLANNING DEPARTMENT
SUBJECT PROPERTY
108 Ave
106 Ave Carmichael STLockwood StAerial Imagery from the Spring of 2016´
Scale: 1:3,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7517-2018
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. 7517-2018."
2.That portion of the parcel of land and premises known and described as:
Lot 5 Section 11 Township 12 New Westminster District Plan 37195
and outlined in heavy black line on Map No. 1783 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential)
and A-1 (Small Holding Agriculture).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 12th day of February, 2019.
READ a second time the 15th 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
108 AVEMORRISETTE PLP 34411
27
CARMICHAEL ST´
SCALE 1:4,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
7517-20181783A-2 (Upland Agricultural)RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)A-1 (Small Holding Agricultural)
Urban Area Boundary
Urban Area Boundary
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-105-RZ
File Manager: Wendy Cooper
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: October 22, 2019
and Members of Council FILE NO: 2018-105-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7582-2019;
Second Reading
Zone Amending Bylaw No. 7466-2018;
24145 and 24185 110 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 24145 and 24185 110
Avenue from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential,
with a density bonus, to permit a future subdivision of approximately 18 residential lots. Council
granted first reading to Zone Amending Bylaw No. 7466-2018 and considered the early consultation
requirements for the Official Community Plan (OCP) amendment on June 12, 2018.
The proposed RS-1d (One Family Urban (Half Acre) Residential zone utilizing the Density Bonus will
allow the development of RS-1b One Family Urban (Medium Density) sized single family lots of
557m2. The proposed zone and Density Bonus complies with the policies of the Official Community
Plan (OCP). However, an amendment to the OCP is required to adjust the areas designated
Residential Low Density to amend the Conservation boundary.
In order to achieve the Density Bonus provision and have RS-1b One Family Urban (Medium Density)
Residential zone sized lots a Density Bonus contribution of approximately $55,800.00 will be
required.
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 $91,800.00.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7582-2019 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7582-2019 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7582-2019 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
Page 2 of 7
4) That Official Community Plan Amending Bylaw No. 7582-2019 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7466-2018 be given second reading, and be forwarded to Public
Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, Figure 1: Northeast Albion and Schedule “C”;
iii) Road dedication on 110 Avenue as required;
iv) Park dedication as required, including construction of walkways; and removal of all debris
and garbage from park land;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive
areas (wetlands) on the subject properties;
viii) Registration of a Statutory Right-of-Way plan and agreement for infrastructure;
ix) Registration of a Restrictive Covenant for Tree Protection; Stormwater Management
Habitation and Restoration Plan and additional items that may be identified through the
final processing of the rezoning;
x) Removal of existing buildings;
xi) 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;
xii) That a voluntary contribution, in the amount of $91,800.00 ($5,100 per lot X 18 lots) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions; and
xiii) Payment of the Density Bonus provision of the Rs-1b (One Family Urban (Medium Density)
Residential) zone and RS-1d (One Family Urban (Half Acre) Residential, in the amount
$55,800.00 ($3,100 per lot X 18 lots)
Page 3 of 7
DISCUSSION:
1)Background Context:
Applicant: Morningstar Homes Ltd.
Legal Description: Lot 28 Section 10 Township 12 New Westminster District
Plan 43223;
Lot 29 Section 10 Township 12 New Westminster District
Plan 43223;
OCP:
Existing: Low Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1d (One Family Urban (Half Acre) Residential) with a Density
Bonus through the Albion Community Amenity Program to
achieve RS-1b( One Family Urban(Medium Density) Residential).
Surrounding Uses:
North: Use: Single Family
Zone: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Albion Community Amenity Program
to R-1 (Residential District) zone.
Designation: Low/Medium Density Residential
South: Use: Vacant Land
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
East: Use: Rural Residential Use
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
West: Use: Rural Residential Use
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
Existing Use of Property: Rural Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.62 Hectares (3.99 acres)
Access: 110th Avenue
Servicing requirement: Urban Standard
Page 4 of 7
2) Project Description:
The applicant has request to rezone the subject properties from RS-3 (One Family Rural Residential)
to RS-1d (One Family Urban (Half Acre) Residential, with a Density Bonus.
The RS-1d (One Family Urban (Half Acre) Residential) zone, the base density is a minimum net lot
area of 2,000m2, minimum lot width of 30m, and a minimum lot depth of 40m. A Density Bonus is
an option in the RS-1b zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing
one or more lots with an area of less than 2,000m2.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 557m2;
ii. minimum lot width of 14.0m;
iii. minimum lot depth of 27m.
c. Zoning requirements consistent with the RS-1b One Family Urban (Medium Density)
Residential zone will apply and supersede the zoning requirements for the RS-1d zone.
The proposal consists of 18 lots amounting to a Density Bonus Contribution of approximately
$55,800.00. As per Council direction, this application will also be subject to the City-wide
Community Amenity Contribution Program which will require a contribution of $5,100.00 per lot.
3) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Albion Area Plan and is currently designated Low Density
Residential and Conservation.
The Low Density Residential designation corresponds with single detached residential development
at a lot density urban standard with lot sizes at 2000m2 (half acre). Higher densities many be
supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning
Bylaw and Albion Area Plan.
The Conservation Designation identifies ecologically sensitive lands that require protection in order
to ensure that their health, diversity and integrity are maintained. They are considered to be of high
environmental or geological sensitivity.
Albion Plan Policy 10.2.2 – is intended to meet the needs of the community and respond to changes
in housing form and demand over time by enabling an additional means of providing neighbourhood
amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density
Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’
density may be achieved through an Amenity Contribution toward community amenities that will be
located within the boundaries of the Plan Area.
The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the
Density Bonus Program, and in compliance with the proposed Zone Amending Bylaw No. 6996-
2013, that permits a Density Bonus option in the Low Density Residential designation in the Albion
Page 5 of 7
Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed
above in the Project Description.
For the proposed development, an OCP amendment will be required to adjust the Conservation area
boundary for protection of the natural features.
ii)Zoning Bylaw:
The current application proposes to rezone the properties located at 24145 110 Avenue and 24185
110 Avenue from RS-3 (One Family Residential) to RS-1d (One Family Urban (Half Acre) Residential
with a Desnity Bonus, to permit future subdivision of 18 RS-1b One Family Urban (Medium Density)
sized single family lots. The application of the Density Bonus, which is specific to the Albion Area
Plan, will permit the application to reduce the single-family lot size from RS-1d (One Family Urban
(Half Acre) base density of 2,000m2 to 557m2. A Density Bonus Contribution of $3,100 per lot for
each lot that is less than 2,000m2 is required for a total of $55,800.00. As per Council direction,
this application will also be subject to the City-wide Community Amenity Contribution Program and
will result in a contribution of $91,800.00.
iii)Proposed Variances:
A Development Variance Permit application has been received for this project to reduce the
minimum lot width for proposed lots 1, 2, 9 and 10.
The requested variances to RS-1d (One Family Urban (Half Acre) Residential zone will be the subject
of a future Council report. With the density provision of the to RS-1d (One Family Urban (Half Acre)
Residential zone the RS-1b One Family Urban (Medium Density) zone siting requirements apply.
iv)Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
v)Development Information Meeting:
A Development Information Meeting was held at St. George’s Church, 23500 Dewdney Trunk Road
on August 15, 2019, 6 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:
Positive comments on the trail network connections;
Appreciative comments for the retention of bordering trees to the site.
One person in attendance commented on the lack of housing availability in Maple Ridge;
Page 6 of 7
One question was posed regarding how services along 110th Avenue will be provided,
which the applicant provided information on the pump station location;
Traffic was also included in the conversation; residents were pleased to see the cul-de-
sac provide a quiet street for the neighbourhood;
Residents were happy to see the accessibility ramp included in the walkway design along
110th Avenue;
Some residents were concerned with the increase in traffic along 240 th Street, but these
comments were mostly contributed to higher density developments around the
neighbourhood.
vi) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 510 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
properties and this land will be required to be dedicated as a condition of Final Reading.
4) Environmental Implications:
The subject property is influenced by slopes; trees; and a water course. The applicant’s Professional
Environmental Professional has submitted the following documents in support of the application:
Environmental Impact Assessment;
Geotechnical Report;
Arborist Report; and
Watercourse Assessment report.
The Environmental Section is satisfied that the reports submitted are satisfied that they meet Maple
Ridge’s environmental Development Permit objectives and requirements.
5) Interdepartmental Implications:
i) Engineering Department:
In order for the proposed development to be serviced by sanitary sewer a pump station is required at
the sole cost of the applicant. The location of the required pump station has not been agreed upon
by the applicant and the City. The location of the pump station needs to be approved and accepted
by the City before adoption of Zone Amending Bylaw 7466-2018.
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. A referral was sent to School District No. 42
on May 15, 2018.
Page 7 of 7
7)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, a revision of the Conservation
boundary, is considered to be minor in nature. It has been determined that no additional
consultation beyond existing procedures is required, including referrals to the Board of the Regional
District, the Council of an adjacent municipality, First Nations, the School District or agencies of the
Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7582-2019,
that second reading be given to Zone Amending Bylaw No. 7466-2018, and that application 2018-
105-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP,RPP
Planner 1
“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 – OCP Amending Bylaw No. 7582-2019
Appendix D – Zone Amending Bylaw No. 7466-2018
Appendix E – Site Plan
DATE: Aug 2, 2018FILE: 2018-105-VP
24145 & 24185 110 AVENUE
PLANNING DEPARTMENT
SUBJEC T PRO PERTY
2017-203-DP
2017-028-VP
2016-244-VP
2017-027-DP
2016-244-DP
2017-012-DP
2016-238-RZ2016-244-SD
2016-238-SD
2016-238-DP
´
Scale: 1:2,500 BY: LP
Legend
Stream
Ditch Centreline
Edge of River
Edge of Marsh
Indefinite Creek
River Ce ntreline
Lake or Reservoir
Marsh
River
Major Rivers & Lakes
Active Applications (RZ/SD/DP/VP)
DATE: Aug 2, 2018FILE: 2018-105-VP
24145 & 24185 110 AVENUECity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT241 ST.241A ST
.
109 AVE.
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SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7582-2019
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7582-2019."
2.Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and “Figure 1:
Northeast Albion” are hereby amended for that parcel or tract of land and premises known and
described as:
Lot 28 Section 10 Township 12 New Westminster District Plan 43223
Lot 29 Section 10 Township 12 New Westminster District Plan 43223
and outlined in heavy black line on Map No. 1009, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 28 Section 10 Township 12 New Westminster District Plan 43223
Lot 29 Section 10 Township 12 New Westminster District Plan 43223
and outlined in heavy black line on Map No. 1010, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 29th day of October, 2019.
READ a second time the 29th 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
241852426811121
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SCALE 1:2,500
MAPLE RIDGE OCFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:To:
To Amend Albion Area Plan Schedule 1Low Density ResidentialLow/Medium Density ResidentialConservation Park
7582-20191009
241852426811121
11157
10984 2427111126
11097
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10987
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RW 67471EPP 79152RW 67470
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SCALE 1:2,500
MAPLE RIDGE OCFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C As Shown
To Add to Conservation
7582-20191010
CITY OF MAPLE RIDGE
BYLAW NO. 7466-2018
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. 7466-2018."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 28 Section 10 Township 12 New Westminster District Plan 43223
Lot 29 Section 10 Township 12 New Westminster District Plan 43223
and outlined in heavy black line on Map No. 1764 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1d (One Family Urban (Half Acre)
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 12th day of June, 2018.
READ a second time the 29th 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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10 98 7
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P 54889 EPP 70566LMP 43228
P 17613
P 67469EPP 70566P 67469
P 43223
P 55778
EPP 83424EPP 83424
LMP 54440P 43223
LMP 54440EPP 83507RW 62091
RW 67471EPP 83507EPP 78911RW 67470
RW 67471EPP 79152RW 67470
LMP 54441110 AVE.110 AVE.241A ST´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
RS-3 (One Fa mily R ural Residential)
RS-1 d (One Fa mily Urban (Half Acre) Residential)
746 6-20 181764
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-246-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:
Geotechnical Report, by JECTH Consultants Inc., dated July 20, 2018
Stormwater Management Plan, by JECTH Consultants Inc., dated August 3, 2018
Arborist Report, PMG Landscape Architects, dated April 28, 2016
2016-246-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: October 22, 2019
and Members of Council FILE NO: 2016-246-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7267-2016
12111 and 12119 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 12111 and 12119 203
Street from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential), to permit the
future construction of 10 townhouse units. Council granted first reading to Zone Amending Bylaw
No. 7267-2016 on September 20, 2016. The application was delayed due to the application of
Building Code and Fire Code requirements that required Fire Department vehicles to have direct
access to at least one face of every building by means of a street. Due to this requirement, the
orientation of the buildings needed to be revised to meet the Code requirements.
This application is in compliance with the Official Community Plan.
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
$41,000.00.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7267-2016 be given second reading, and be forwarded to Public
Hearing;
2)That the following terms and conditions be met prior to final reading:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Approval from the Ministry of Transportation and Infrastructure;
iii)Road dedication on 203 Street, East/West lane, and the North/South new lane, as
required;
iv)Consolidation of the subject properties;
v)Registration of a Restrictive Covenant for protecting the Visitor Parking;
vi)Registration of a Restrictive Covenant for Stormwater Management;
vii)Removal of existing buildings;
2016-246-RZ Page 2 of 6
viii)Approval from Fortis BC for the proposed land alterations on the Fortis Right-of-way;
ix)In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage 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; and
x)That a voluntary contribution, in the amount of $41,000.00 ($4,100.00/unit) be provided
in keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1)Background Context:
Applicant: Matthew Cheng, Matthew Cheng Architect Inc.
Legal Descriptions: Lots G and H, District Lot 263, Group 1, New Westminster
District Plan 18612
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban 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-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) and R-2 (Urban Residential
District)
Designation: Urban Residential
West: Use: Church
Zone: P-4a (Place of Worship Institutional/Educational)
Designation: Institutional
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.31 ha (0.7 acre)
Access: Lane off of 203 Street
Servicing requirement: Urban Standard
Companion Applications: 2016-246-DP/DVP
2016-246-RZ Page 3 of 6
2)Project Description:
The subject properties are located north of Dewdney Trunk Road, on the west side of 203 Street.
The properties are relatively flat and are currently occupied by single family dwellings. There are
single family residential properties to the north, east, and south, and a church to the east (see
Appendices A and B).
An application has been received to rezone the subject properties, located at 12111 and 12119 203
Street, from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential), for future
development of approximately 10 townhouse units. Originally, the application proposed the
townhouses to be oriented north-south. Building Code and Fire Code require that Fire Department
vehicles must have direct access to at least one face of every building by means of a street. By
definition, a street needed to be dedicated and at least 9m (29.5 ft.) or more in width. Due to this
requirement, the orientation of the buildings was revised to be oriented east-west to meet the Code
requirements.
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.
ii.Zoning Bylaw:
The applicant is proposing to rezone the subject properties from RS-1 (One Family Urban Residential)
to RM-1 (Townhouse Residential) (see Appendix C) to permit the development of 10 townhouse units
(see Appendices D and E). The proposed zone is supported by the land use designation.
iii.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 10 dwelling units proposed, 20 resident parking
spaces are required and 2 visitor parking spaces are required. Double-car garages are provided for
all the units and two visitor parking stalls are provided.
iv.Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, to reduce the front and rear setback from
7.5m (24.6 ft.) down to 4.5m (14.8 ft.).
Maple Ridge Zoning Bylaw No. 3510 -1985, to reduce the minimum Useable Open
Space dimension from 6m (19.7 ft.) down to 5.2m (17 ft.).
2016-246-RZ Page 4 of 6
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
Council report.
v.Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses. 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 April 17, 2019.
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 F). A
detailed description of how these items were incorporated into the final design will be included in a
future development permit report to Council.
vii.Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Community Church on September
30, 2019. Approximately five 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:
There was an inquiry with respect to the entry into the development and whether or not the internal
driveway will become an additional entry onto 203 Street. The architect explained that the internal
driveways will be blocked with removable bollards, as it is intended for emergency access only. Entry
into the development will be from the lane.
4)Environmental Implications:
A Tree Permit is required to remove the existing trees onsite. More than the minimum number of
trees required for the area will be replanted with the proposed landscaping plan.
5)Traffic Impact:
As the subject properties are located within 800 metres of the Lougheed Highway, a referral has
been sent to the Ministry of Transportation and Infrastructure.
Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application.
2016-246-RZ Page 5 of 6
6)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:
Two existing driveway letdowns will need to be removed and replaced with sidewalk and
barrier curb and gutter.
The emergency access will need to have a reduced curb height to allow for emergency
vehicles to access the site.
A lane must be constructed along the North and West property lines for access to the
townhomes. This will require approximately 3.75m (12.3 ft.) of dedication along the North
property line and 7.5m (24.6 ft.) along the west property line. Three metres (9.8 ft.) of road
dedication is also required along 203 Street.
A new sanitary sewer, storm, and water service connection will be required and will be sized
accordingly by the applicant’s engineer.
A 6m (19.7 ft.) driveway letdown will need to be constructed for access to the lane.
Street trees are required along the property frontage.
All third party utilities are to be serviced underground; conduits for Hydro/Tel/Shaw/City
communications are to be installed across the frontage of the development.
ii.Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6m
(19.7 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 required. A unit
directional addressing sign, which is visible day and night, is to be permanently mounted at the main
entrance. A private fire hydrant will be required near the main entrance to 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.
7)School District No. 42 Comments:
A referral was sent to School District No. 42 and the following comments were received:
“This rezoning application would affect the student population for the catchment areas
currently served by Fairview Elementary and Westview Secondary School.
Fairview Elementary has an operating capacity of 433 students. For the 2016-17 school year,
the student enrolment at Fairview Elementary is 279 students (67% utilization), including 93
students from out of catchment.
Westview Secondary School has an operating capacity of 1200 students. For the 2016-17
school year, the student enrolment at Westview Secondary School is 649 students (54%
utilization) including 139 students from out of catchment.”
2016-246-RZ Page 6 of 6
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7267-2016, and that
application 2016-246-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 2
“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. 7267-2016
Appendix D – Site Plan and Building Elevations
Appendix E – Landscape Plan
Appendix F – Advisory Design Panel Summary
DATE: Oct 23, 20192016-246-RZ
12111 & 12119 203 St010-426-001 & 001-281-089
PLANNING DEPARTMENT
SUBJECT PROPERTIES
2019-065-DP
´
Scale: 1:2,500 BY: MC
Legend
Active Applications (RZ/SD/DP/VP)
DATE: Oct 28, 2019FILE: 206-246-RZ
12111 & 12119 203 STREETPID: 010-426-001, 001-281-089
City of PittMeadows
District ofLangley District of MissionFRASER R.
^PLANNING DEPARTMENT
122 AVE.
119 AVE.
HARTNELL AVE.
LINDSAY AVE.
WICKLUND AVE.203 ST.203 ST.LINDSAY PL.204B ST.121 AVE.
DEWDNEY TRUNK ROADMAKINSON ST.IRVING ST.IRVING ST.121B AVE.
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Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: AC
DEWDNEY TRUNK ROAD
SUBJECT PROPERTIES
203 STREET
CITY OF MAPLE RIDGE
BYLAW NO. 7267-2016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7267-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot G District Lot 263 Group 1 New Westminster District Plan 18612
Lot H District Lot 263 Group 1 New Westminster District Plan 18612
and outlined in heavy black line on Map No. 1688 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 20th day of September, 2016.
READ a second time the 29th 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
HARTNELL AVE.MAKINSON ST.LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROAD
121B AVE.
12147
2037220241203932038912198
2039812150
2023112171
2039012105 2039912095
12092 204681206620413203962025012068
12091 204222028420425202982029712132
2027512065
12125
12148
12116
203312040220445203991206720375204402024020292 2045512159
12111
12184
20220202932025512172
12125
12119
12201
12186
12191
2025120430204101212520235
121052038620419
12110
12175
2039812187 2039512083202902040520388
1207120294 12176
12109
12080203832024520230
2037012174 12201
204652024512148
12130
1214320401203972040720415204161221720421
11985 2040812195
12160
20450204562032520298120652041712184
12096 203781213520270 12136
2030612108204112038220420
12087
203212028512162
2028512181
12138
12099 202712038720398121562029612130
12170
2031912142
1207520408
1207020377120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
20299K
16
52
5
Rem
53 N
8
23
4
19
6
98
12
2
37
18
11
B
1
15
1
17
6
12
1
8
5
3
17
1
J
32
Rem 1
1
1
59
2
57
23
10
45
31
4
44
426
33
46
56
54
15
22
61
51
16
9
L
A
6
19
Rem 1
42
38
24
13
60
4
7
15
4
22
228
3
M
58
14 9
9
7
18
20
7
16
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1
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1050
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29 5330
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7
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10
13
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B
6
2
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10
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C
55
1213
26
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21
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Rem 1
11
28
8
G
43
19
36
13
22
27
2 EPP 38911BCP 30389
P 72496
LMP 34007
EPS 2119
P 83237P 71910P 73569P 33111LMP 5691P 18612P 73569
P69121
LMP 34007P 71910P 72496
P 71910P 71910
P 18526
P 69121P 69121LMP 40767EPP 49784EPP 38911
P 75684
P 71910
P 71910
LMP 9825
EPP 35171
P 72496
P 76062
P 22101
LMP 27299
BCS 1092P 71910
P 77583
P 61704 P 73569EPP 20037
P 18612EPP 49784EPP 35171
LMP 10897
P 71910
LMP 34018EP 77362A
LMP 27219RW 18394
EPP 31930
RP 69729LMP 25934RW87965 EP 71906LMP 27218EPP 28201
RW 18394 EPP 38910LP 77624LMP 1279
LMP 5692EP 76063EPP 28573
LMP 34008
*
BCP 25878 (lease)
RW 19482
RW 80491EP 69207EP 71908EP 71906LMP 44481 (lease)
LMP 5692
LMP 37752 (ease.)BCP 41029
RW 80490LMP 34008EP 71906EPP 36628RW 21843
DEWDNEY TRUNK ROAD
121 AVE.203 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)
7267-20161688
Appendix F
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. 2016-246-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 replacing community garden boxes with additional seating;
Garden boxes have been replaced with benches.
2. Consider incorporating a unit paver detail to the North side concrete walkway for
consistency along the path;
This has been incorporated in the landscaping plans.
3. Consider detailing landscape perimeter fencing to relate to architectural detailing and
character;
Fencing details have been updated.
4. Consider detailing the removable bollards at the 203 Street driveway to be high visibility
but still aesthetically pleasing;
A more decorative bollard design has been provided.
5. Consider alternative materials such as grass rings or grass paving material to make
emergency service vehicle entry off 203 Street more pedestrian oriented.
This was considered, but not implemented as the grass paving material is difficult to
maintain.
Architectural Comments:
1. Consider reviewing the architectural detailing for style;
The style remains reflective and in context with its immediate surrounding and
neighboring newly built houses across 203 Street. However, the proposed buildings will
have a more modern and contemporary take of the craftsman style, fused with some
elements reminiscent of west coast style, colour scheme and materials.
2. Provide additional details to support architectural character;
Accent walls of wood grain vinyl sidings provide warmth and colour to otherwise, light
grayish façade. Main doors and back doors remain red to provide accent and color to
the building. The juxtaposed rectilinear gray painted Hardie Sidings create a
contemporary façade, yet the high-pitch gable roofs and the horizontal white Hardie
plank wall sidings reminds that of the craftsman style. The wider window style with black
coloured frames are primary contemporary, making the unit a bit more airy and open.
3. Consider adding variation to dormer roof lines;
The design of the dormers has been revised and changed from original design. It is now
wider and the immediate roof deck in front of it has more open space with glass baluster
and aluminum railings, making it more usable as an extended space for users.
4. Provide accent colours and/or materiality at a human scale;
The colours are more earthly and warmer now with Sagirev wood grain Vinyl sidings as
the primary wall accents. Red doors are kept to give life to otherwise neutral colours of
white, gray, and brown.
5. Emphasize the 203 Street façade through materials, articulation, etc.
The imposing wood grain accent wall with two vertical walls and a gable roof on top
provide a more imposing or prominent feature of the building façade. The red doors with
rectilinear gray wall and canopy directs people to the main entrance to each unit.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2019-314-RZ
File Manager: Amanda Grochowich
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:
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: 2019-314-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7569-2019;
Density Bonus Requirements
EXECUTIVE SUMMARY:
At the July 23, 2019 Council Workshop, Council directed that a Zone Amending Bylaw be brought
forward that establishes a set of density bonus regulations for new development. The regulations,
which are revised from an earlier set of provisions approved in-principle in 2018, remove any optional
requirement to provide below market rental floor space in exchange for bonus density. Instead the
revised density bonus regulations now focus on an increased set of cash contribution rates which
would be used to fund future affordable housing projects. The intent of this work is to further
implement the City’s Official Community Plan, Housing Action Plan and Council’s Strategic Plan to
encourage greater delivery of affordable, rental, and special needs housing within the City.
Staff are reporting back to Council and are recommending that Zone Amending Bylaw No. 7569-2019
(attached in Appendix A) be given first and second reading and forwarded to the next available Public
Hearing.
RECOMMENDATION:
That Zone Amending Bylaw No. 7569-2019 be given first and second reading, and be forwarded to
Public Hearing.
BACKGROUND:
On July 17, 2018, Council reviewed and approved in-principle a draft framework of density bonus
regulations to encourage greater delivery of affordable, rental, and special needs housing options
through new development and directed that the draft regulations be included in the New Zoning Bylaw.
On January 29, 2019, application 2017-461-RZ to rezone the subject property located at 11641 227
Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential), to
permit the future construction of approximately 153 residential units based on a density bonus, was
considered by Council for second reading. During that meeting Council expressed an interest in re -
vising the in-kind amenity contribution of the 13 market rental and 3 affordable rental units, and
directed staff to discuss further with the applicant the option of providing a cash-in-lieu contribution in
exchange for the proposed increase in density. Through the subsequent discu ssions, the applicant
proposed a cash-in-lieu figure of $20.00 a sq. ft. or an estimated figure of $256,000.
On June 4, 2019, Council revisited the draft Density Bonus regulations presented in 2018 and
discussed preferences for securing additional affordable housing in the City. In doing so, it was
directed that the draft Density Bonus provisions were to be amended to eliminate the option of
Page 2 of 4
providing below market rental units. In their place, Council identified a preference for only cash
contributions in exchange for bonus density.
On July 23, 2019, as a follow-up and after reviewing the founding financial analysis that underpins the
draft Density Bonus regulations, Council directed:
That staff prepare a Zone Amending Bylaw to bring forward draft density bonus zoning which
removes the optional requirement to provide rental floor space in exchange for bonus density
and increases the cash contribution rates to reflect the analysis identified in the staff report
titled “CAC and Density Bonus Analysis and Outcomes”, dated July 23, 2019.
DISCUSSION:
a)Draft Density Bonus Regulations
The draft density bonus framework that Council recently approved in-principle on July 23rd and is
included in Zone Amending Bylaw No. 7569 – 2019 (available in full in Appendix A) is as follows:
For applicable residential zones:
Zone Housing Form
Eligible for Bonus Base Density Maximum
Density Bonus Cash Contribution Rate
RM-1
RM-4
RM-5
Townhouse
0.60 FSR
0.75 FSR
0.80 FSR
0.75 FSR
0.90 FSR
0.95 FSR
$344.34 m2 ($32 sq ft)
RM-2 Apartment 1.8 FSR 2.4 FSR $161.46 m2 ($15 sq ft)
RM-3 Apartment 1.2 FSR 2.8 FSR* $161.46 m2 ($15 sq ft)
RM-6 Apartment 1.6 FSR 3.65 FSR* $161.46 m2 ($15 sq ft)
Other existing density bonus options included
For applicable commercial zones:
Zone Housing Form
Eligible for Bonus Base Density Maximum
Density Bonus Cash Contribution Rate
C-2 Townhouse
Measured in
terms of height,
with 7.5 m or 1
storey maximum
Base height is
increased to permit
1 extra storey (2
storey maximum), to
a maximum height
of 10 m.
$161.46 m2 ($15 sq ft)
C-3 Apartment
1.0 FSR with
existing density
bonus provisions
for underground
parking and
building height
above 2 storeys.
**
2.8 FSR outside of
Port Haney $161.46 m2 ($15 sq ft)
** This replaces the prior bonus provisions for affordable housing.
Page 3 of 4
Zone Amending Bylaw No. 7569-2019 updates the density bonus rates for apartment and townhouse
units in the noted zones. These density bonus options apply to lots within the Town Centre Area, or as
designated as Major Corridor Residential in the Maple Ridge Official Community Plan Bylaw. All funds
received would require the creation of a new Affordable Housing Density Bonus Reserve Fund, and
would be available to help fund future affordable housing projects in the City.
b)Strategic Alignment:
As part of the City of Maple Ridge Strategic Plan 2019 – 2022, under its Community Safety theme, the
creation of affordable, rental, and special needs housing options in Maple Ridge is a key priority of
Council.
c)Policy Implications:
The City’s Official Community Plan and Housing Action Plan (HAP) establishes as a key strategy the
creation of new affordable, rental, and special needs housing opportunities. As a short term action
item, the endorsed 2015 HAP implementation plan suggested the potential use of density bonuses as
a means of creating affordable, rental and special needs housing options in Maple Ridge.
d)Interdepartmental Implications:
The Planning and Finance Departments continue to collaborate on amenity policy and zoning matters
such as density bonus zoning to help foster greater affordable housing in Maple Ridge. Other
interdepartmental efforts to create greater housing choice and offer more affordable, rental, and
special needs housing options are ongoing.
e)Financial Implications:
The creation of an additional reserve fund and an accompanying authorizing bylaw would be required
to receive cash contributions that may stem from the proposed density bonus framework, if approved
and adopted by Council. The Affordable Housing Density Bonus Reserve Fund bylaw will be presented
to Council concurrently should the draft density bonus bylaw No. 7569-2019 be brought forward for a
fourth and final reading.
Page 4 of 4
CONCLUSION:
Given Council’s recently expressed interest in developing an appropriate cash contribution density
bonus framework that could help facilitate greater affordable, rental, and special needs housing in the
City, Zone Amending Bylaw No. 7569-2019 is presented for Council consideration of first and second
reading.
“Original signed by Amanda Grochowich”
_______________________________________________
Prepared by: Amanda Grochowich, MCIP, RPP
Planner I
“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
Appendix A – Zone Amending Bylaw No. 7569-2019
[1]
CITY OF MAPLE RIDGE
BYLAW NO. 7569-2019
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. 7569-2019”.
2.That PART 6 RESIDENTIAL ZONES, SECTION 602 RM-1 TOWNHOUSE RESIDENTIAL DISTRICT
is amended by adding the following after 9.2.:
3.For lots located within the Town Centre Area, as identified on Schedule “H” (Town Centre
Area Plan) of this Bylaw, or as designated as Major Corridor Residential in the Maple
Ridge Official Community Plan Bylaw No. 7060-2014 (as identified in Chapter 3 and
Figure 4 of the Maple Ridge Official Community Plan Bylaw No. 7060-2014):
a)Additional density not to exceed 0.15 times the lot area may be obtained for
townhouse residential uses for providing a cash contribution at a rate of $344.46
per square metre ($32.00 per square foot).
3.That PART 6 RESIDENTIAL ZONES, SECTION 603 RM-4 MULTIPLE FAMILY RESIDENTIAL
DISTRICT is amended by inserting the following after 5. b):
b)i)Additional density not to exceed 0.15 times the lot area may be obtained for
townhouse residential uses for lots located within the Town Centre Area, as identified
on Schedule “H” (Town Centre Area Plan) of this Bylaw, or as designated as Major
Corridor Residential in the Maple Ridge Official Community Plan Bylaw No. 7060-2014
(as identified in Chapter 3 and Figure 4 of the Maple Ridge Official Community Plan
Bylaw No. 7060-2014) for providing a cash contribution at a rate of $344.46 per
square metre ($32.00 per square foot).
4.That PART 6 RESIDENTIAL ZONES, SECTION 604 RM-2 MEDIUM DENSITY APARTMENT
RESIDENTIAL DISTRICT is amended by inserting the following between 5. e) and 5. f) and re-
lettering the remaining bullets accordingly:
f)Additional density not to exceed 0.6 times the lot area may be obtained with the
following provision:
i) for lots located within the Town Centre Area, as identified on Schedule “H”
(Town Centre Area Plan) of this Bylaw, or as designated as Major Corridor
[2]
Residential in the Maple Ridge Official Community Plan Bylaw No. 7060-2014
(as identified in Chapter 3 and Figure 4 of the Maple Ridge Official Community
Plan Bylaw No. 7060-2014) for providing a cash contribution at a rate of
$161.46 per square metre ($15.00 per square foot).
5.That PART 6 RESIDENTIAL ZONES, SECTION 605 RM-3 HIGH DENSITY APARTMENT
RESIDENTIAL DISTRICT is amended by inserting the following after 5. a) and re-lettering the
remaining bullets accordingly:
b)Additional density not to exceed 0.6 times the lot area may be obtained with the
following provision:
i) for lots located within the Town Centre Area, as identified on Schedule “H”
(Town Centre Area Plan) of this Bylaw, or as designated as Major Corridor
Residential in the Maple Ridge Official Community Plan Bylaw No. 7060-2014
(as identified in Chapter 3 and Figure 4 of the Maple Ridge Official Community
Plan Bylaw No. 7060-2014) for providing a cash contribution at a rate of
$161.46 per square metre ($15.00 per square foot).
6.That PART 6 RESIDENTIAL ZONES, SECTION 606 RM-5 LOW DENSITY APARTMENT
RESIDENTIAL DISTRICT (GARDEN APARTMENTS) is amended by deleting 5. DENSITY and
replacing with the following:
5. DENSITY
All buildings for apartment and townhouse use shall not exceed a floor space ratio of 0.8
times the lot area:
a)Additional density not to exceed 0.15 times the lot area may be obtained for
townhouse residential uses for lots located within the Town Centre Area, as identified
on Schedule “H” (Town Centre Area Plan) of this Bylaw, or as designated as Major
Corridor Residential in the Maple Ridge Official Community Plan Bylaw No. 7060-2014
(as identified in Chapter 3 and Figure 4 of the Maple Ridge Official Community Plan
Bylaw No. 7060-2014) for providing a cash contribution at a rate of $344.46 per
square metre ($32.00 per square foot).
b) The calculations shall not include the following for computing the floor space ratio:
i) Any portion of a basement or cellar or other common area containing heating,
laundry, recreational or storage facilities;
ii) Amenity areas, swimming pools and open sundecks;
iii) Any portion of a storey used for mechanical or electrical service room;
iv) Balconies;
v) Common stairwells and common corridors.
[3]
7. That PART 6 RESIDENTIAL ZONES, SECTION 607 RM-6 REGIONAL TOWN CENTRE HIGH
DENSITY APARTMENT RESIDENTIAL is amended by deleting 5 a) iii. and replacing with the
following:
5) a) iii. Additional density not to exceed 0.5 times the lot area may be obtained for lots located
within the Town Centre Area, as identified on Schedule “H” (Town Centre Area Plan) of
this Bylaw, or as designated as Major Corridor Residential in the Maple Ridge Official
Community Plan Bylaw No. 7060-2014 (as identified in Chapter 3 and Figure 4 of the
Maple Ridge Official Community Plan Bylaw No. 7060-2014) for providing a cash
contribution at a rate of $161.46 per square metre ($15.00 per square foot).
8. That PART 7 COMMERCIAL ZONES, SECTION 702 COMMUNITY COMMERCIAL: C-2 is
amended by inserting the following after 6) b):
c) A second storey greater than 50% in area of the first storey, not to exceed a height of
10.0 metres, may be obtained for providing a cash contribution at a rate of $161.46
per square metre ($15.00 per square foot).
9. That PART 7 COMMERCIAL ZONES, SECTION 703 CENTRE COMMERCIAL: C-3 is amended by
inserting the following after 7) b) and re-lettering the remaining bullets accordingly:
c) Additional density not to exceed 0.5 times the lot area may be obtained for providing
a cash contribution at a rate of $161.46 per square metre ($15.00 per square foot).
10. Maple Ridge Zoning Bylaw No. 3510-1985 as amended 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 , 2019.
READ a third time the day of , 20
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER