HomeMy WebLinkAbout2020-05-19 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
May 19, 2020
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1a) 2017-473-RZ
13616 and 13660 232 Street
South Part Lot 9 Except: Parcel “A” (Reference Plan 10274), Block “A” Section 33
Township 12 New Westminster District Plan 2409 being all that portion of said Lot lying to
the South of a straight line drawn Parallel to and Perpendicularly Distant 200 Feet South
from the North Boundary; and Parcel “A” (Reference Plan 10274) South Part Lot 9 Block
“A” Section 33 Township 12 New Westminster District Plan 2409
Maple Ridge Official Community Plan Amending Bylaw No. 7430-2018
To amend Figure 2 and 3A of the Silver Valley Area Plan from Open Space, Medium Density
Residential, Low Density Residential and Eco Cluster to Medium/High Density Residential,
Medium Density Residential, Open Space, Low Density Urban and Conservation.
To amend Figure 4, Trails/Open Space to remove from Open Space, to add to Open Space
and Conservation.
To revise the boundaries of the land use designations to fit the site conditions with respect
to slopes and natural features.
PUBLIC HEARING AGENDA
May 19, 2020
7:00 pm
Virtual Online Meeting
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. Under
Ministerial Order No. M139, Public Hearings may be conducted by means of electronic or other
communication facilities.
During the COVID-19 health emergency, it is important to ensure that our democratic processes continue
to function and that the work of the City remains transparent for all citizens. For virtual public participation
during the meeting please register by going to www.mapleridge.ca/640/Council-Meeting and clicking on
the meeting date. Webex (a multi-functional desktop Video/Audio Conference call application) is being
used to ensure that citizen’s voices are being heard as part of our meeting. You will be asked to give your
name and address when attending virtually.
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 and live-streamed by the City of Maple Ridge. Please note that City Hall is Closed
to the Public.
Public Hearing Agenda
May 19, 2020
Page 2 of 3
1b) 2017-473-RZ
13616 and 13660 232 Street
Maple Ridge Zone Amending Bylaw No. 7431-2018
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential), RS-1 (One Family Urban Residential), R-1 (Residential District), R-2
(Urban Residential District), RST-SV (Street Townhouse – Silver Valley).
The current application is to permit the future development of approximately 10 street
townhouse units and approximately 13 single family lots.
2a) 2018-464-RZ
11907 223 Street
Lot 4 District Lot 398 Group 1 New Westminster District Plan 8380
Maple Ridge Official Community Plan Amending Bylaw No. 7631-2020
To amend Section 10.4 Town Centre Area Plan, 3.3 Land Use Designations, Low-Rise
Apartment, Policy 3-22, to allow the maximum number of storeys associated with the Low-
Rise Apartment designation in the Town Centre Area Plan to be increased from five (5)
storeys to six (6) storeys where impacts such as building shadowing, neighbourhood
character and view obstruction are sufficiently mitigated.
2b) 2018-464-RZ
11907 223 Street
Maple Ridge Zone Amending Bylaw No. 7563-2019
To rezone from RM-3 (High Density Apartment Residential District) to RM-2 (Medium
Density Apartment Residential District).
The current application is to permit the future construction of a 6 storey residential
apartment building containing approximately 51 units utilizing the Density Bonus
provisions within the Zoning Bylaw.
3) 2016-411-RZ
21188 Wicklund Avenue
Lot 119 District Lot 242 Group 1 New Westminster District Plan 47383
Maple Ridge Zone Amending Bylaw No. 7505-2018
To rezone from RS-1 (One Family Urban Residential) to R-4 (Single Detached (Infill) Urban
Residential).
The current application is to permit a future subdivision of approximately 2 single family
lots of 484 sq. m in size.
Public Hearing Agenda
May 19, 2020
Page 3 of 3
4) 2018-004-RZ
22567, 22583 and 22577 Brown Avenue
Lot 5 Section 20 Township 12 New Westminster District Plan 8843
Lot 6 Section 20 Township 12 New Westminster District Plan 8843
Lot 7 Section 20 Township 12 New Westminster District Plan 8081
Maple Ridge Zone Amending Bylaw No. 7445-2018
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential District).
The current application is to permit the future construction of a 5 storey apartment building
containing approximately 48 units utilizing the Density Bonus provisions within the Zoning
Bylaw.
5) 2018-498-RZ
21640 124 Avenue
East 72 feet Lot 2, Except Part in Plan LMP16156, District Lot 245 Group 1 New
Westminster District Plan 8586
Maple Ridge Zone Amending Bylaw No. 7533-2019
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential
Infill).
The current application is to permit the future construction of a Courtyard Housing project
containing 4 dwelling units.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, May 19, 2020
to consider the following bylaws:
1a) 2017-473-RZ
13616 and 13660 232 Street
South Part Lot 9 Except: Parcel “A” (Reference Plan 10274), Block “A” Section 33
Township 12 New Westminster District Plan 2409 being all that portion of said Lot lying
to the South of a straight line drawn Parallel to and Perpendicularly Distant 200 Feet
South from the North Boundary; and Parcel “A” (Reference Plan 10274) South Part
Lot 9 Block “A” Section 33 Township 12 New Westminster District Plan 2409
Maple Ridge Official Community Plan Amending Bylaw No. 7430-2018
To amend Figure 2 and 3A of the Silver Valley Area Plan from Open Space, Medium
Density Residential, Low Density Residential and Eco Cluster to Medium/High Density
Residential , Medium Density Residential , Open Space ,
Low Density Urban and Conservation .
To amend Figure 4, Trails/Open Space to remove from Open Space , to add to
Open Space and Conservation .
To revise the boundaries of the land use designations to fit the site conditions with
respect to slopes and natural features.
Map No. 971 Map No. 972
1b) 2017-473-RZ
13616 and 13660 232 Street
Maple Ridge Zone Amending Bylaw No. 7431-2018
To rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) , RS-1 (One Family Urban Residential) ,
R-1 (Residential District) , R-2 (Urban Residential District) ,
RST-SV (Street Townhouse – Silver Valley) .
The current application is to permit the future development of approximately 10 street
townhouse units and approximately 13 single family lots.
2a) 2018-464-RZ
11907 223 Street
Lot 4 District Lot 398 Group 1 New Westminster District Plan 8380
Maple Ridge Official Community Plan Amending Bylaw No. 7631-2020
To amend Section 10.4 Town Centre Area Plan, 3.3 Land Use Designations, Low-Rise
Apartment, Policy 3-22, to allow the maximum number of storeys associated with the
Low-Rise Apartment designation in the Town Centre Area Plan to be increased from five
(5) storeys to six (6) storeys where impacts such as building shadowing, neighbourhood
character and view obstruction are sufficiently mitigated.
2b) 2018-464-RZ
11907 223 Street
Maple Ridge Zone Amending Bylaw No. 7563-2019
To rezone from RM-3 (High Density Apartment Residential District) to RM-2 (Medium
Density Apartment Residential District).
The current application is to permit the future construction of a 6 storey residential
apartment building containing approximately 51 units utilizing the Density Bonus
provisions within the Zoning Bylaw.
3) 2016-411-RZ
21188 Wicklund Avenue
Lot 119 District Lot 242 Group 1 New Westminster District Plan 47383
Maple Ridge Zone Amending Bylaw No. 7505-2018
To rezone from RS-1 (One Family Urban Residential) to R-4 (Single Detached (Infill) Urban
Residential).
The current application is to permit a future subdivision of approximately 2 single family
lots of 484 sq. m in size.
4) 2018-004-RZ
22567, 22583 and 22577 Brown Avenue
Lot 6 Section 20 Township 12 New Westminster District Plan 8843
Lot 7 Section 20 Township 12 New Westminster District Plan 8081
Maple Ridge Zone Amending Bylaw No. 7445-2018
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential District).
The current application is to permit the future construction of a 5 storey apartment
building containing approximately 48 units utilizing the Density Bonus provisions within
the Zoning Bylaw.
5) 2018-498-RZ
21640 124 Avenue
East 72 feet Lot 2, Except Part in Plan LMP16156, District Lot 245 Group 1 New
Westminster District Plan 8586
Maple Ridge Zone Amending Bylaw No. 7533-2019
To rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential
Infill).
The current application is to permit the future construction of a Courtyard Housing
project containing 4 dwelling units.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws
are available for viewing on the City’s Land Development Viewer
site: https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html.
The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640.
During the COVID-19 health emergency it is important to ensure that our democratic processes
continue to function and that the work of the City remains transparent for all citizens. Under
Ministerial Order No. M139, a Public Hearing may be conducted by means of electronic or other
communication facilities. Please note that City Hall is closed to the Public.
For virtual public participation during the meeting please register by going to
www.mapleridge.ca/640/Council-Meeting and clicking on the meeting date. Webex (a multi-
functional desktop Video/Audio Conference call application) is being used to ensure that citizen’s
voices are being heard as part of our meeting. You will be asked to give your name and address
when attending virtually.
ALL PERSONS who believe themselves impacted by the bylaws mentioned above, may participate
using following options:
Connecting as an attendee to the virtual meeting at:
https://mapleridge.webex.com/mapleridge/onstage/g.php?MTID=e3a8a7dd54607916021
88f679dfb29b57
Submitting a letter prior to the meeting to the Corporate Officer by 4:00 p.m., Monday,
May 18th via drop-off at City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X 6A9; or,
Emailing clerks@mapleridge.ca until 4:00 p.m. on Tuesday, May 19th.
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.
Dated this 6th day of May, 2020.
Stephanie Nichols
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-473-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:
2017-473-RZ Page 1 of 9
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2017-473-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7430-2018;
Second Reading
Zone Amending Bylaw No. 7431-2018;
13616 and 13660 232 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 13616 and 13660 232
Street from RS-3 (One Family Rural Residential) to RST-SV (Street Townhouse – Silver Valley), R-2
(Urban Residential District), R-1 (Residential District), RS-1b (One Family Urban (Medium Density)
Residential) and RS-1 (One Family Urban Residential). The proposed rezoning is to allow for the
future development of approximately ten street townhouse units and approximately thirteen single
family lots.
Council granted first reading to Zone Amending Bylaw No. 7431-2018 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on February 27, 2018.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing with respect to slopes and natural features on the
subject properties 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.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
charge of approximately $107,300.00 (13 times $5,100 per single family lot and 10 times
$4,100.00 per townhouse dwelling unit).
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. 7430-2018 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7430-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7430-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
2017-473-RZ Page 2 of 9
4) That Official Community Plan Amending Bylaw No. 7430-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7431-2018 as amended in this staff report dated April 7, 2020,
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, Figure 3A - Blaney Hamlet, and Figure 4 - Trails / Open
Space, as included within Official Community Plan Amending Bylaw No. 7430-2018;
iii. Road dedication on 232 Street, as required;
iv. Consolidation of the subject properties;
v. Park dedication as required, including construction of equestrian trails; and removal of all
debris and garbage from park land;
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 Statutory Right-of Way to allow for a temporary Turn-Around on proposed
Lot 14, if the lane is not constructed within the 136 Avenue Right-of-Way;
viii. Registration of a Restrictive Covenant for Stormwater Management;
ix. Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site, as may be required;
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 $107,300.00 (13 times $5,100 per single
family lot and 10 times $4,100.00 per townhouse dwelling unit) be provided in keeping
with the Council Policy with regard to Community Amenity Contributions.
2017-473-RZ Page 3 of 9
DISCUSSION:
1) Background Context:
Applicant: A. Paskovic, Aplin & Martin Consultants Ltd.
Legal Descriptions: South Part Lot 9, Except: Parcel “A” (Reference Plan 10274),
Block “A” Section 33, Township 12, New Westminster District
Plan 2409, Being All That Portion of Said Lot Lying to the South
of a Straight Line Drawn Parallel to and Perpendicularly Distant
200 Feet South from the North Boundary; and
Parcel “A” (Reference Plan 10274) South Part Lot 9, Block “A”
Section 33, Township 12, New Westminster District Plan 2409
OCP:
Existing: Low Density Urban, Medium Density Residential, Eco Clusters,
Open Space and Conservation
Proposed: Low Density Urban, Medium Density Residential, Medium/High
Density Residential, Open Space and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RST-SV (Street Townhouse - Silver Valley), R-1 (Residentil
District), R-2 (Urban Residential District), RS-1b (One Family
Urban (Medium Density) Residential), and RS-1 (One Family
Urban Residential)
Surrounding Uses:
North: Use: Conservation and Neighbourhood Park
Zone: RS-3 (One Family Rural Residential) and P-1 (Park and School)
Designation: Conservation and Neighbourhood Park
South: Use: Single Family Residential (under application 2011-107-RZ)
Zone: RS-3 (One Family Rural Residential)
Designation: Eco Clusters, Open Space, and Conservation
East: Use: North Alouette River, vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Urban and Conservation
West: Use: Single Family Residential (under application 2016-055-RZ)
Zone: A-2 (Upland Agricultural)
Designation: Medium/High Density Residential, Conservation, and Civic
Existing Use of Properties: Vacant and Single Family Residential
Proposed Use of Property: Multi-Family Residential and Single Family Residential
Site Area: 2.56 ha (6.3 acres)
Access: Future Blaney Road and future Lane from the north
Servicing requirement: Urban Standard
Companion Applications: 2017-473-SD, 2017-473-DP/DVP, 2018-326-DP, 2018-327-DP
2017-473-RZ Page 4 of 9
2) Background:
The subject properties, located at 13616 and 13660 232 Street, are located on the north-east
corner of the intersection of 232 Street and the un-constructed 136 Avenue (see Appendices A and
B). The property located at 13660 232 Street is a vacant triangular property, with a tributary of
Cattell Brook that traverses the north-western point of the property. This tributary will be diverted
with the development to the north to re-align with 232 Street. A reduced watercourse protection
setback is required along the frontage of both properties and is compensated for in the habitat
balance and re-planting areas.
There is an existing single family dwelling on 13616 232 Street, which is located in the central
portion of the property. The eastern half of the property is heavily treed and slopes down toward the
North Alouette River. The western half of the property slopes more gradually toward 232 Street.
There is an existing pump station located within the un-opened 136 Avenue Right-of-Way. The City’s
pump station will eventually be relocated or removed with future improvements to the water system.
The applicant is proposing to rezone and redevelop the subject properties to allow for approximately:
ten RST-SV (Street Townhouse - Silver Valley) townhouse units along 232 Street;
four R-2 (Urban Residential District) single family lots;
six R-1 (Residential District) single family lots;
two RS-1b (One Family Urban (Medium Density) Residential) single family lots; and
one RS-1 (One Family Urban Residential) single family lot.
The proposal gradually decreases in density from west to east. This pattern of lot size gradient is
reflected in the subdivision pattern of the lands to the north.
3) Planning Analysis:
i) Official Community Plan:
The subject properties are located within the Blaney Hamlet of the Silver Valley Area Plan and are
currently designated Low Density Urban, Medium Density Residential, Eco Clusters, Open Space and
Conservation (see Figure 1). For the proposed development, an OCP amendment will be required to
adjust the boundaries to Low Density Urban, Medium Density Residential, Medium/High Density
Residential, Open Space and Conservation designations to respect the current pattern of
development in the area and better locate the Open Space area (see Figure 2 and Appendix C).
The current OCP designations for the properties would allow up to 24 units while the proposed
development is for approximately 23 units. Therefore, the OCP amendments do not result in an
increase in density from the original area plan. Furthermore, the form of the proposed development
is similar to recent development to the north, with street townhouses along 232 Street and single
family lots decreasing in density moving east toward the North Alouette River.
There is an amendment to the Open Space designated area, to re-locate it to the north-eastern
portion of the properties, which is developable and is also proposed to be part of the habitat
compensation requirements for the encroachment into the watercourse protection setback.
Designated Open Spaces are intended to be linked by a network of greenways throughout the area
plan; however the locations of these Open Space designated areas were not ground-truthed when
the Silver Valley Area Plan was developed. In this location, it appears as though there was a linkage
2017-473-RZ Page 5 of 9
proposed to the North Alouette River through the un-opened 136 Avenue Right-of-Way, with
additional Open Space to be provided on the private properties north and south of the Right-of-Way.
A horse trail will still be incorporated into the design of the development along the 136 Avenue Right -
of-Way, to allow for the connection to the North Alouette River and maintains the intent of the Open
Space designation.
Figure 1 – Silver Valley Blaney Hamlet Current Land Use Designations
Figure 2 – Proposed Land Use Designations
The proposed OCP amendments are supportable as they create a larger Open Space area adjacent
to the Conservation area, and also maintain the intent of the Silver Valley Area Plan policies, as a
linkage remains along the un-opened road Right-of-Way.
Medium/High Density
Residential
Medium Density
Residential Low Density
Residential
Open Space
Open Space
Low Density
Residential
Eco Clusters
Medium Density
Residential
Conservation
Conservation
2017-473-RZ Page 6 of 9
ii) Zoning Bylaw:
The applicant is proposing to rezone and redevelop the subject properties to allow for approximately:
ten RST-SV (Street Townhouse - Silver Valley) townhouse units along 232 Street;
four R-2 (Urban Residential District) single family lots;
six R-1 (Residential District) single family lots;
two RS-1b (One Family Urban (Medium Density) Residential) single family lots; and
one RS-1 (One Family Urban Residential) single family lot.
The proposal gradually decreases in density from west to east. This pattern of lot size gradient is
reflected in the subdivision pattern of the lands to the north. This is slightly different from what was
proposed at first reading, where the proposal was for approximately ten RST-SV (Street Townhouse-
Silver Valley) townhouse units; approximately three R-3 (Special Amenity Residential District) single
family lots, approximately seven R-1 (Residential District) single family lots, and approximately three
RS-1 (One Family Urban Residential) single family lots. Zoning Bylaw No. 7431-2018 has been
revised accordingly to reflect the proposed changes (see Appendices D and E).
iii) Off-Street Parking And Loading Bylaw:
The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking
and Loading Bylaw No. 4350–1990, and will need to comply with Section 403 (7) of the Zoning
Bylaw, which states that there needs to be 7.5 m (24.6 ft.) of visual clearance at an intersection with
a street, preventing the construction of any fence, wall, or structure within that distance . Section
401 (3) of the Zoning Bylaw also prohibits a driveway that is within 7.5 m (24.6 ft.) of the point of
intersection of an exterior side lot line with a front lot line or rear lot line.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendices E and F):
For the RST-SV lots:
Proposed Lot 1: Reduce the lot width from 10.5m (34.4 ft.) to 9.9m (32.5 ft.)
Proposed Lots 2 to 10: Reduce the front yard setback from 4m (13.1 ft.) to 3.6m (11.8 ft.)
Proposed Lots 1 to 10: Increase the maximum height from 11m (36 ft.) to 11.2m (36.7 ft.)
Proposed Lot 1: Increase the maximum height for an accessory building from 4.6m (15.1 ft.)
to 5m (16.4 ft.)
For the Single Family Lots:
Proposed Lot 13: Reduce the rear yard setback from 13m (42.7 ft.) to 12.5m (41 ft.)
Proposed Lot 14: Reduce the rear yard setback from 13m (42.7 ft.) to 10m (32.8 ft.)
Proposed Lot 18: Reduce the front yard setback from 6m (19.7 ft.) to 5.5m (18 ft.)
Proposed Lot 19: Reduce the front yard setback from 6m (19.7 ft.) to 5.5m (18 ft.)
Proposed Lot 20: Reduce the front and rear yard setbacks from 7.5m (24.6 ft.) to 4m (13.1
ft.), and reduce the lot depth from 27m (88.6 ft.) to 21.4m (70.2 ft.)
Proposed Lot 21: Reduce the front yard setback from 5.5m (18 ft.) to 3m 9.8 ft.), and reduce
the rear yard setback from 8m (26.2 ft.) to 6m (19.7 ft.)
The requested variances and any other identified variances will be the subject of a future report to
Council.
2017-473-RZ Page 7 of 9
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required for
the proposed street townhouses to ensure the current proposal enhances existing neighbourhoods
with compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation and protection of the
natural environment of Cattell Brook and the adjacent slopes. The developer will provide restoration,
enhancement and replanting works as required, 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.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development identified in wildfire risk areas. The purpose of the Wildfire Development Permit is for
the protection of life and property in designated areas that could be at risk for wildland fire; and
where this risk may be reasonably abated through implementation of appropriate precautionary
measures. An application for the Wildfire Development Permit has been received. Adherence of this
project to the guidelines will be the subject of a future report to the Director of Planning and a
security will be taken as a condition of the issuance of the Development Perm it to ensure that the
Wildfire Development Permit Area guidelines are met.
vi) Advisory Design Panel:
The application was supported by the ADP at their meeting of October 16, 2019 and a summary of
their comments and the applicant’s responses have been provided (see Appendix G). A detailed
description of the projects form and character will be included in a future Development Permit report
to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on February 19,
2020. One person attended the meeting. The attendee was interested in seeing what was proposed
for the subject properties and was pleased that the equestrian trail within the 136 Avenue Right-of-
Way is being retained. No further comments were received.
viii) 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 (0.83 ha, or 32%) 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 Environmental Impact Assesment, the Arborist Report, the Geotechnical Report, the Wildfire
Hazard Assessment, and the Stormwater Management Plan have been reviewed. The applicant has
coordinated the recommendations of the environmental consultant, civil engineer, and arborist to
ensure the environmental, geotechnical, and wildfire objectives are achieved.
2017-473-RZ Page 8 of 9
5) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. Road dedication is required along 232 Street as well as construction
of the equestrian trail. 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 . Street lighting,
street trees and all road improvements will be completed at the subdivision stage.
ii) Parks Planning and Development:
The Parks Planning and Development Section has reviewed the development application and
supports the equestrian trail connection along the 136 Avenue Road Right-of-Way, and north along
the eastern property lines.
iii) Fire Department:
The Fire Department has identified that all onsite roads/lanes 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 roads/lanes are fire lanes and that no parking is permitted within the lanes is required.
Addresses are to be visible from the street and visible at all times and in all weather conditions.
iv) Building Department:
The Building Department has reviewed the development application and has provided comments
related to Building Code requirements which have been provided to the developer. These comments
will be reviewed again at the Building Permit stage.
6) School District No. 42 Comments:
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
the following comments were received on October 4, 2018:
“The proposed application would affect the student population for the catchment areas
currently served by Yennadon Elementary and Garibaldi Secondary School.
Yennadon Elementary has an operating capacity of 635 students. For the 2017 -2018 school
year, the student enrolment at Yennadon Elementary was 580 students (91% utilization)
including 130 students from out of catchment.
Garibaldi Secondary School has an operating capacity of 1050 students. For the 2017-18
school year, the student enrolment at Garibaldi Secondary School was 795 students (76%
utilization) including 258 students from out of catchment.”
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
2017-473-RZ Page 9 of 9
Government Act. The amendment required for this application, to adjust the boundaries to Low
Density Urban, Medium Density Residential, Medium/High Density Residential, Open Space and
Conservation to respect the current pattern of development in the area and better locate the Open
Space area, 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 readings be given to OCP Amending Bylaw No. 7430-2018,
that second reading be given to Zone Amending Bylaw No. 7431-2018, and that application 2017-
473-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7430-2018
Appendix D – Zone Amending Bylaw No. 7431-2018
Appendix E – Proposed Subdivision Plan
Appendix F – Architectural Plans and Landscape Plans
Appendix G – ADP design comments
DATE: Aug 14, 2018
FILE: 2017-473-SD
13616 & 13660 232 STREET
PLANNING DEPARTMENT
SUBJECT PROPERTIES
2011-107-RZ
2016-055-RZ
2016-055-VP
2016-326-DP
2016-055-DP
2016-410-DP
2016-460-SD
2012-050-DP
2017-319-RZ
2017-564-DP
2017-319-DP
2017-319-SD
2017-304-SD
´
Scale: 1:3,000 BY: LP
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
Active Applications (RZ/SD/DP/VP)
DATE: Aug 14, 2018
FILE: 2017-473-SD
13616 & 13660 232 STREET
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT232 ST.SILVER VALLEY RD
137 AVE.232 ST.231A ST.BALSAM ST.BLANEY RDBALSAM ST.13573
13517
13539
13762
13475
13596
13546
13448
13542
13747
1358623288
13516
135262325013547
13531
13442/58
13485
13555
13536
13558
13753
13466
13586
1
3
7
5
1
134
4
5
13583
13493
13490
13750
134
6
1
13752
13616
13461
13549
13593
2314013602 (PUMP STATION)
13505
134
2
9
13746
13566
13762
2
3
2
8
0
13495
1358923183
13527
13563231412327213743
13518
13576
13456
13550
134
5
3
13763
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7430-2018
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS, Section 477 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS, it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7430-2018."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A
- Blaney Hamlet are hereby amended for the parcel or tract of land and premi ses known and
described as:
South Part Lot 9 Except: Parcel “A” (Reference Plan 10274), Block “A” Section 33 Township
12 New Westminster District Plan 2409 Being All That Portion Of Said Lot Lying To The South
Of A Straight Line Drawn Parallel To And Perpendicularly Distant 200 Feet South From The
North Boundary; and
Parcel “A” (Reference Plan 10274) South Part Lot 9, Block “A” Section 33, Township 12,
New Westminster District Plan 2409
and outlined in heavy black line on Map No. 971, 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
hereby amended for the parcel or tract of land and premises known and described as:
South Part Lot 9 Except: Parcel “A” (Reference Plan 10274), Block “A” Section 33 Township
12 New Westminster District Plan 2409 Being All That Portion Of Said Lot Lying To The South
Of A Straight Line Drawn Parallel To And Perpendicularly Distant 200 F eet South From The
North Boundary; and
Parcel “A” (Reference Plan 10274) South Part Lot 9, Block “A” Section 33, Township 12,
New Westminster District Plan 2409
and outlined in heavy black line on Map No. 972, 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 14th day of April, 2020.
READ a second time the 14th day of April, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
___________________________________ _________________ ____________
PRESIDING MEMBER CORPORATE OFFICER
232 ST.136 AVE.
´
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To Amend Figure2 and Figure 3A of the Silver Valley Area PlanOpen Space, Medium Density Residential, Low Density Residential and Eco Cluster
7430-2018971
SCALE 1:3,000
To:Medium/High Density ResidentialMedium Density ResidentialOpen Space
Low Density UrbanConservation
SILVER VALLEY RD
137 AVE.BLANEY RDBALSAM ST.13573
13517
13539
13762
13596
13546
13542
13747
1358623288
13516
135262325013547
13531
13555
13536
13558
13753
13586
1
3
7
5
1
13583
13490
1375013752
13616
13549
13593
2314013602 (PUMP STATION)
13505
13746
13566
13762
2
3
2
8
0
13495
1358923183
13527
13563231412327213743
13576
13550
13763
40
PARK
PARK
6
4
6
1
PARK
PARK
3
15
PARK
12
6
PARK
PARK
S PART 9
8
6
4
7
5
25
Rem B
2
7
PARK
9
4
2
PARK
A
13
2
14
2
5
1
1
A
3
EPP 44846
BCP 47647
EPP 34552
RP 10274
EPP 60071
RP 17267
EPP 60071
BCP 48060EPP 34552BCP 43235 EPP 34551
P 20132
EPP 60071
EPP 60071
P 15063EP 26705
P 2409
P 11173
EPP 70286
P 11173
EPP 60071
P 40424
EP 79495
BCP 48061
EPP 37092EPP 76072BCP 4
2
8
2
9
RW
4
6
8
0
8
EPP 49148
EPP 37092
EPP 35006 EPP 38125
BCP 47648EPP 61215EPP 34551
232 ST.136 AVE.
´
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
To Amend Figure 4 Trails/Open Space as shown
To Remove from Open Space To Add To ConservationTo Add To Open Space
7430-2018972
SCALE 1:3,000
CITY OF MAPLE RIDGE
BYLAW NO. 7431-2018
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. 7431-2018."
2. That parcels or tracts of land and premises known and described as:
South Part Lot 9 Except: Parcel “A” (Reference Plan 10274), Block “A” Section 33
Township 12 New Westminster District Plan 2409 Being All That Portion Of Said Lot Lying
To The South Of A Straight Line Drawn Parallel To And Perpendicularly Distant 200 Feet
South From The North Boundary; and
Parcel “A” (Reference Plan 10274) South Part Lot 9, Block “A” Section 33, Township 12, New
Westminster District Plan 2409
and outlined in heavy black line on Map No. 1749 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RST-SV (Street Townhouse – Silver
Valley), R-2 (Urban Residential District), R-1 (Residential District), RS-1b (One Family
Urban (Medium Density) Residential) and RS-1 (One Family Urban 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 27th day of February, 2018.
READ a second time the 14th day of April, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
232 ST.136 AVE.
´
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:RS-3 (One Family Rural Residential)
7431-20181749
SCALE 1:3,000
RS-1b (One Family Urban (Medium Density) Residential)RS-1 (One Family Urban Residential)R-1 (Residential District)R-2 (Urban Residential District)RST-SV (Street Townhouse - Silver Valley)
APPENDIX G
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. 2017-473-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. Coordinate grades between architectural and landscape plans south elevation, Unit 1;
Grading has been shown from the architect’s plan on the landscape plans.
2. Coordinate offsite design with City requirements, in particular existing bioswales and
street trees consistent with other areas on 232 Street;
The bioswales have been simply shown with an outline and will be retained.
3. Show retaining walls and fences in elevations to demonstrate height consistently in
landscape and architectural drawings;
Shown on the architectural plans.
4. Provide a section through the north/south property line to show transition to future
roadway;
Shown on the architectural plans.
5. Consider providing low level landscape lighting in the paver patios;
Lighting is provided at the building doors and at the garages, which will provide lighting into
the back yard.
6. Show context of pump station in plan view and elevation; and
Shown on the architectural plans.
7. Provide adequate landscape screening between Unit 1 and the pump station.
Landscape screening is provided between the pump station and Unit 1 at a typical width of
7’ or more.
Architectural Comments:
1. Consider providing a warmer colour palette and enhanced architectural elements on
the east, south and north elevations;
Our design intent was to create contrast between neutral color and bright natural wood color
by providing cladding in neutral tone and bright stained cedar soffit, porch door. Although by
changing the cladding to warmer color, it will 'dilute' and weaken the striking effect of
architectural expression that we are trying to achieve, we are considering adding "accent
panel" to sprinkler a color to the project- See attached. Please let me know if this is okay with
you and if we are heading in a right direction.
2. Consider modifying the roof access proportions, roof design and materiality to better
fit in with the west elevation; and
ADP's comment were on the stair enclosure for rooftop access, and they want us to explore
options to remove or reduce their heights. As you are aware, our original proposal was
recessed stair without rooftop stair projections; the original design was revised per the City's
building department and Fire department's comment that recessed stairs will collect leaves
and increase fire hazard potential and also creates maintenance issue. Based on these
comments, we provided stair with the minimum headroom permitted. To address ADP's
comments, we have no option but going back to the recessed stair which is not supported
by the city's building and fire department. We need your direction for this one; kindly advise.
3. Consider the consistency of fenestration including frames and locations on the east
elevation.
ADP's comment is on rear elevation of Unit 1 for the 2nd bedroom near the demising wall.
They want that window centered. We will reflect the change in our elevation.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-464-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2018-464-RZ Page 1 of 9
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2018-464-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7631-2020;
Second Reading
Zone Amending Bylaw No. 7563-2019;
11907 223 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11907 223 Street, from
RM-3 (High Density Apartment Residential District) to RM-2 (Medium Density Apartment Residential
District) to permit the future construction of a six (6) storey residential apartment building with
approximately 51 units. On July 2, 2019, Council granted first reading to Zone Amending Bylaw No.
7563-2019.
The applicant is proposing an increase in the maximum density of 1.8 floor space ratio (FSR) by 0.56
FSR to 2.36 FSR through the recently adopted RM-2 bonus density regulation. This proposed density
can be achieved through a cash contribution of approximately $147,994.24 based on rate of
$161.46 per square metre ($15.00 per square foot) applied to the additional 0.56 FSR being
requested.
This application requires an amendment to the Official Community Plan (OCP) to exceed the five (5)
storey building height restriction associated with the Low-Rise Apartment designation in the Town
Centre Area Plan for this project. The wording of this policy is proposed to give Council the flexibility
to allow an increase from five (5) to six (6) storeys where shadowing, change in neighbourhood
character, view obstruction, and other negative impacts can be minimized.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of ($3,100.00 per apartment dwelling unit), for an estimated amount of
$158,100.00.
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. 7631-2020 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. 7631-2020 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
2018-464-RZ Page 2 of 9
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7631-2020 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7631-2020 be given first and second reading,
and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7563-2019 be given second reading, and be forwarded to Public
Hearing;
6) That voluntary payment of $8,000 and receipt upon payment in accordance with Maple Ridge
Off-Street Parking and Loading Bylaw No. 4350 - 1990 as cash-in-lieu for the one (1) off street
parking space provided for residential use respecting the property located at 11907 223 Street;
7) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road corner truncation and lane widening dedication as required;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
v) Registration of a Restrictive Covenant for protecting the Visitor Parking;
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
viii) That a voluntary contribution, in the amount of $158,100.00 ($3,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
ix) That a voluntary contribution, in the amount of $147,994.24 based on rate of $161.46 per
square metre ($15.00 per square foot) for the additional FSR being sought in in
accordance Section 5. Density f) of the RM-2 Zone.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Legal Description: Lot 4 District Lot 398 Group 1 New Westminster District Plan
8380
OCP:
Existing: Low-Rise Apartment
Proposed: Low-Rise Apartment
2018-464-RZ Page 3 of 9
Zoning:
Existing: RM-3 (High Density Apartment Residential District)
Proposed: RM-2 (Medium Density Apartment Residential District)
Surrounding Uses:
North: Use: Apartment
Zone: RM-3 (High Density Apartment Residential District)
Designation: Low-Rise Apartment
South: Use: Single Family Residential
Zone: RM-3 (High Density Apartment Residential District)
Designation: Low-Rise Apartment
East: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Flexible Mixed-Use
West: Use: Apartment
Zone: RM-3 (High Density Apartment Residential District)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Apartment
Site Area: 0.18 ha (0.43 acres)
Access: Lane north of 119 Avenue
Servicing requirement: Urban Standard
2) Background:
The subject property, at 11907 223 Street is located at the southwest corner of 223 Street and 119
Avenue. The property is flat with trees located around the perimeter, along with grasses and low-
lying shrubs located throughout. The subject property is currently vacant (see Appendices A and B).
3) Project Description:
The current application proposes to rezone the subject property from RM-3 (High Density Apartment
Residential District) to RM-2 (Medium Density Apartment Residential District) to permit the
construction of a six-storey building consisting of 51 apartment units and 60 concealed parking
spaces. There is an amenity space provided for residents to use on a lower roof level. The Site Plan
and the Lower Roof plan with the roof top open space are shown in Appendix E. Elevations and a
Rendering are shown in Appendices F and H, respectively.
Two levels of parking are provided: one is an underground structure and the other at ground level
oriented to the lane and shared with apartment units facing 119 Avenue and 223 Street. This
ground level parking area will have a rooftop amenity space. Access to the parking will be by
separate driveways (one being a ramp) from the lane along the northern edge of the site.
The property has historical RM-3 (High Density Apartment Residential District) zoning that is intended
for dense high-rise buildings. This density is based on building height for each storey built above the
fifth storey, to achieve the maximum permitted density in the RM-3 (High Density Apartment
Residential District) zone (i.e. 1.2 FSR plus 0.2 FSR for each storey 6 to 10) to a maximum of 2.2
FSR. Instead, the applicant is seeking to rezone and apply for the recently amended the RM-2
2018-464-RZ Page 4 of 9
(Medium Density Apartment Residential District) zone, that contains a new bonus density provision
to allow the density to be increased through payment of a cash contribution of $161.46 per square
metre ($15.00 per square foot) for additional FSR between 1.8 and 2.4. Therefore, the applicant is
proposing an increase beyond the maximum density of 1.8 FSR by 0.56 FSR to 2.36 FSR. Therefore,
a cash contribution of approximately $147,994.24 based on the above quoted rate for the
additional 0.56 FSR is being requested.
The proposed RM-2 (Medium Density Apartment Residential District) zone is consistent with the Low-
Rise Apartment designation within Town Centre Area Plan in the Official Community Plan (OCP), thus
rezoning to RM-2 (Medium Density Apartment Residential District) would bring the property into
conformance with the policies of OCP and the Town Centre Area Plan.
4) Planning Analysis:
i) Official Community Plan:
The subject property is located within the Downtown West Precinct of the Town Centre Area Plan and
is designated Low-Rise Apartment An OCP amendment is proposed to accommodate the proposed
six-storey structure. This approach is consistent with other applications in the area, as well as,
applications soon to be received who are also seeking greater building height by utilizing the density
bonus option.
Changing the restriction from five (5) to six (6) storeys in the above OCP Policy would mean any site
designated Low-Rise Apartment, would be entitled to the additional story. After further review, it was
determined that such an increase could be permitted if an applicant demonstrates that adverse
impacts due to shadowing, change in neighbourhood character, view obstruction and other negative
impacts are sufficiently mitigated.
Therefore, the following text amendment (see underlined text) is proposed to Policy 3-22 in the Town
Centre Area Plan:
Policy 3-22 All Low-Rise Apartment development should be a minimum of three (3) storeys
and a maximum of five (5) storeys. In instances where there it is demonstrated shadowing,
neighbourhood character, view obstruction and other negative impacts are sufficiently
mitigated, the height may be increase to six (6) storeys.
The applicant has demonstrated through the plans submitted and reviewed by the Advisory Design
Panel, compliance with the Policy 3-22 as proposed to be amended.
The following policies also apply to this proposal:
Policy 3-1 An increase in residential and commercial density is encouraged in the Town
Centre […] Land-use should include a mix of housing types catering to various
demographics, including affordable and special needs housing, within walking distance to a
broad mixture of uses, including shops, services, cultural facilities, and recreation.
This project increases the residential density by introducing up to 51 units, including 11 one -
bedroom units, 34 two-bedroom units, and six (6) three-bedroom units. The subject property is
located within walking distance to a range of shops, services, parks and the Haney Place Transit
Exchange.
2018-464-RZ Page 5 of 9
Policy 3-12 High density development that is four or more storeys in height may be required
to include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight.
This project will potentially have shadow impacts on the adjacent properties to the north and east of
the site. The applicant will be asked to provide a shadow study to determine the extent of shadowing.
In addition to these policies, a range of environmentally sustainable policies in the Town Centre Area
Plan would also apply to this application:
Policy 2-5 Incorporating Rainwater Management practices into on-site and off-site
development will be encouraged […]. Some examples of Rainwater Management practices
include:
bioretention areas;
rainwater gardens;
bioswales;
landscaped curb bulges on street right-of-ways;
rainwater harvest for irrigation; and
green roofs.
Policy 2-9 The use of plant and tree species that are suited for Maple Ridge climate and that
will attract local songbirds and pollinating insects species […] will be encouraged in public
and private development;
Policy 2-10 Landscaping, as described in policy 2-9 above, will be encouraged in all public
and private outdoor spaces in the Town Centre. For areas with a large amount of paved
surfaces, such as surface parking lots and public plazas, the installation of trees, rain
gardens, raised planters, and/or living green walls, where feasible, is encouraged to provide
some areas of refuge for wildlife, such as small birds, rainwater interception, cooling in
summer months, reduced glare from pavement, carbon sequestration, and a more attractive
urban environment.
ii) Housing Action Plan:
The City’s Housing Action Plan (HAP) was endorsed by Council in 2014. It seeks to increase access
to “safe, affordable, and appropriate housing that meets the diverse and changing needs of the
community”. The HAP also speaks of the need to provide a range of non-market, affordable and
special needs housing. This was reaffirmed with the endorsement of the Housing Action Plan
Implementation Framework in September, 2015.
The subject application does provide a mix of unit sizes to help in achieving housing diversity. This
includes the following breakdown:
11 one bedroom suites (22 %);
34 two bedroom suites (67 %); and
Six (6) three bedroom suites (11 %).
2018-464-RZ Page 6 of 9
iii) Citywide Community Amenity Program:
The City-wide Community Amenity Contribution (CAC) Program, approved by Council on March 14,
2016 and amended on December 14, 2017, applies to this project. Consistent with this policy, a
voluntary contribution of $3,100 per apartment unit, totaling $158,100.00, is required for this
project before final reading.
iv) Zoning Bylaw:
The plans for this project are attached as Appendix C. The subject property is proposed to be rezoned
to RM-2 zone and will be governed by the zone’s regulations, with some variances to better
accommodate the project. There is compliance with the minimum lot area, lot dimension, useable
outdoor opens space and indoor amenity space.
The proposed density is 2.36 FSR, which complies with the maximum permitted FSR of 2.4. This
density is achieved by utilizing the base density FSR of 1.8 and adding an additions FSR of 0.56
through providing a cash contribution of a cash contribution of approximately $147,994.24 based
on the rate of $161.46 per square metre ($15.00 per square foot) for the additional FSR as provided
for the RM-2 Zone density regulation.
The proposed variances are described later in this report.
v) Off-Street Parking and Loading Bylaw:
The following is observed about the parking being provided:
The Parking Bylaw requires 60.7 spaces, with rounding to 61 under the Bylaw; however,
60 parking spaces are being provided;
One (1) of the above spaces is to be designed as a disabled parking space. This has
been provided in accordance with the bylaw; and
Not more than 10% are small car parking spaces. A total of six (6) of the required
parking spaces are designed to be small car spaces, which is in compliance with the
10% restriction in the Bylaw.
With respect to parking, a variance is not required because the applicant elected to make the
prescribed $8,000 payment-in-lieu of providing parking in accordance with the Off-Street Parking
and Loading Bylaw. The reduction of one parking space on the property can be justified because:
The cash-in lieu payment will contribute to a future parking space in a municipal facility; and
The effect of this reduction is minimal because the site is located in the Town Centre Area,
where residents can walk or cycle to stores, offices and recreation, and the transit along the
Lougheed Corridor is within a convenient walking distance.
The Off Street Parking and Loading Bylaw requires the following action to be taken by Council:
Where an owner has paid money to the City of Maple Ridge in lieu of providing off-street
parking spaces, Council shall by resolution acknowledge receipt of such payment and the
resolution shall set out the real property and the number of off-street parking spaces in
respect of which the payment was received.
The necessary resolution has been included in the Recommendation section of this report.
2018-464-RZ Page 7 of 9
The project will also comply with the electric vehicle charging requirements by having roughed-in
infrastructure capable of providing Level 2 charging outlets for each residential parking space, and
one Level 2 outlet each for every two (2) of the visitor parking spaces (i.e. at least 50%).
vi) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations to Maple Ridge Zoning Bylaw No. 3510 -1985.
The following requested variances to the RM-2 Medium Density Apartment Residential District zone
will be the subject of a future Council report:
Increasing the maximum height from four (4) storeys to six (6) storeys and the height
from 15 metres to 21 metres to the top of the elevator shaft; and
Reducing the setbacks from 7.5 metres from all lot lines to:
o 4.0 metres from 119 Avenue and from 223 Street (with further reductions to allow
for balcony and roof line feature projections) and;
o 3.0 metres from the lane (with further reductions to allow for balcony and roof line
feature projections).
vii) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
viii) Advisory Design Panel:
The application was reviewed by the ADP at a meeting held on January 22, 2020 and their
comments and the applicant’s responses can be seen in Appendix I.
A detailed description of the projects form and character will be included in a future development
permit report to Council.
ix) Development Information Meeting:
A Development Information Meeting was held at Maple Ridge Pitt Meadows Chamber of Commerce
office on January 7, 2020. Two (2) 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:
A resident of the building immediately to the west of the development site expressed
concern about the loss of his view of existing greenery currently on the currently vacant
development site and of the potential impact to the squirrels and racoons that he enjoys
watching.
Another guest noted that she liked the building.
Another local resident that was not able to attend the meeting, but sent an email
expressing concern about the impact the development will have on street parking in the
neighbourhood.
2018-464-RZ Page 8 of 9
The following comments are provided by the applicant in response to the issues raised by the public:
Impact of the View of the Neighbouring Building - The building is set back 4.0 metres
from the west property line and the landscape design incorporates numerous trees and
shrubs on all sides of the building, including the east side. Additionally, this is an urban
infill site within the downtown core, and as such that been designed to increase the
density and number of housing units in this area with close proximity to the City’s
services.
Off Street Parking - The development is required to include 61 off-street parking stalls
and 60 are included. The developer plans to pay cash-in-lieu to pay for the additional
parking stall as permitted by the municipality. Additionally, the development is required
to include 13 long-term and 16 short-term bike stalls; the project includes 14 long term
and 16 short term stalls.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application.
6) Interdepartmental Implications:
i) Engineering Department:
A number of matters were noted by Engineering. These included: road and lane widening, corner
truncation; road upgrading including curbs, sidewalks and street trees; service and utility upgrades
and payment in lieu for matters like future ornamental street lighting. These and other matters will
be governed by a future Rezoning Servicing Agreement with associated fees and securities.
ii) Building Department:
Comments were provided about matters to be addressed at the Building Permit stage.
iii) Fire Department:
The Fire Department has no issues in moving this project forward. Detailed comments will be
provided on the project at the building permit stage.
iv) Environment:
Comments were provided about Erosion and Sediment Control requirements during site
development and construction and integrating the stormwater management requirements with
landscaping being provided.
2018-464-RZ Page 9 of 9
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7631-2020,
that second reading be given to Zone Amending Bylaw No. 7563-2019, and that this rezoning
application 2018-464-RZ be forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adrian Kopystynski M.Sc., MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7631-2020
Appendix D – Zone Amending Bylaw No. 7563-2019
Appendix E – Site and Lower Roof Opens Space Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
Appendix H - Rendering
Appendix I – ADP Design Comments
DATE: Nov 8, 2018
FILE: 2018-464-RZ
11907 223 St
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000 BY: LP
Legend
Ditch Centreline
DATE: Nov 8, 2018
FILE: 2018-464-RZ
11907 223 St
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7631-2020
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS, the Local Government Act empowers a local government to adopt or amend an
Official Community Plan;
AND WHEREAS, it is deemed desirable 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. 7631-2020”.
2. That Section 10.4 Town Centre Area Plan, 3.3 Land Use Designations, Low-Rise
Apartment policies be amended by adding to the existing policy 3-22 the following
sentence:
In instances where it is demonstrated that shadowing, neighbourhood character,
view obstruction, and other negative impacts are sufficiently mitigated, the height
may be increased to six (6) storeys.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is hereby
amended accordingly.
READ A FIRST TIME the 14th day of April, 2020.
READ A SECOND TIME the 14th day of April, 2020.
PUBLIC HEARING HELD the day of , 200 .
READ A THIRD TIME the day of , 200 .
ADOPTED, the day of , 200 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
CITY OF MAPLE RIDGE
BYLAW NO. 7563-2019
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. 7563-2019."
2. That parcel or tract of land and premises known and described as:
Lot 4 District Lot 398 Group 1 New Westminster District Plan 8380
and outlined in heavy black line on Map No. 1803 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
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 9th day of July, 2019.
READ a second time the 14th day of April, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RM-3 (High Density Apartment Residential District)
RM-2 (Medium Density Apartment Residential District)
7563-20191803
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2016-411-RZ
File Manager: Adam Rieu
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT
REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2016-411-RZ Page 1 of 5
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2016-411-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7505-2018
21188 Wicklund Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21188 Wicklund Avenue,
from RS-1 (One Family Urban Residential) to R-4 (Single Detached (Infill) Urban Residential), to
permit a future subdivision into approximately two single family lots of 484 sq. m in size..
The OCP and the Housing Action Plan encourage the development of increased housing options in
Maple Ridge. The introduction of the R-4 zone is an expression of this goal by allowing existing
larger single family lots to subdivide into slightly smaller lots that are still large by todays standards
(i.e. between 371 sq. m (4000 sq. ft.) and 557 sq. m (6,000 sq. ft.) but are limited in building height
and setbacks to “fit” better with existing structures in the neighbourhood.
If approved, one of the two single family lots is subject to a $5,100 charge as part of the Community
Amenity Contribution (CAC) Program Policy 6.31 as updated December 12, 2017.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7505-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Registration of a Restrictive Covenant for Stormwater Management;
iii) Registration of a Restrictive Covenant for Tree Protection;
iv) Removal of existing buildings;
v) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
vi) That a voluntary contribution, in the amount of $5,100.00, be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
2016-411-RZ Page 2 of 5
DISCUSSION:
a) Background Context:
Applicant: Lalsignhani, M.
Legal Description: Lot 119 District Lot 242 Group 1 New Westminster District Plan
47383
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-4 (Single Detached (Infill) Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Multi-Family Residential
Zone: RG (Group Housing Zone)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 969 m² (0.24 acres)
Access: Wicklund Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is 969 m² (0.24 acres) in size and is bounded by single family residential lots to
the north, west and east, and townhomes to the south. The subject property is flat with a row of
hedges to the rear of the property. There are two significant trees located on the subject property,
one in the front yard and one in the rear yard (see Appendices A and B). The applicant intends to
retain the significant tree in the front yard, through a Tree Protection Covenant. The tree in the rear
yard will not be retained due to the proposed lot layout. There is an existing house on the property
that will require removal as a condition of final reading.
c) Project Description:
The applicant is proposing to rezone the subject property from RS-1 (One Family Urban Residential)
to R-4 (Single Detached (Infill) Urban Residential), a newly proposed zone, to permit future
subdivision into two single family residential lots, not less than 450 m² (4,844 ft²).
2016-411-RZ Page 3 of 5
d) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential in the Official Community Plan (OCP), and
within this designation, the Neighbourhood Residential Infill Policies allow for single detached
dwellings and other housing forms. Specifically, Policy 3-19 provides for subdivision in established
neighbourhoods providing that the lot area and width is not less than 80% of the lot area and width
prescribed under the predominate zone in the surrounding neighbourhood. Normally this would
permit a large RS-1 lot to be rezoned and subdivided to and RS-1b lot at 557 sq. m. The new R-4
zone will allow lots to be created of 450 sq. m. or larger. This new zone will fit nicely between the
larger RS-1b lot (557 sq. m.) and the smaller R-1 lot size of 371 sq. m. The zoning matrix of the OCP
will need to amended to include this new zone.
The subject application to rezone the property to the new R4 (Single Detached (Infill) Urban
Residential) zone, is compliant with the OCP infill policies and is, therefore, supportable.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential), to the newly proposed R-4 (Single Detached (Infill) Urban Residential) zone (see
Appendix C), to permit subdivision into two lots (see Appendix D).
The new R-4 (Single Detached (Infill) Urban Residential) zone will be equivalent to 80% of the RS-1b
(One Family (Medium Density) Residential) zone, with a minimum lot area of 450m² (4,844 ft²) and a
minimum lot width of 12 m (39.4 ft.), consistent with the existing transition between the RS-1 (One
Family Urban Residential) and RS-1b (One Family (Medium Density) Residential) zones. The new
zone would also address some of the typical concerns raised by neighbours in proximity to an infill
development. As new construction can often maximize the allowable height permitted under the
zoning requirements, the new infill zone would have a lower height maximum of 9.5 m (31.2 ft.)
compared to the typical 11 m (36 ft.) to ensure better compatibility with existing (and often smaller)
developments. A maximum height of 9.5 m (31.2 ft.) would still permit a two storey home to be
constructed. Additionally, front yard and side yard setbacks would also be enlarged to reflect RS -1
(One Family Urban Residential) zone requirements, so that the siting of the homes is more consistent
with existing homes.
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2 (7,191 ft²),
and the minimum lot size for the newly proposed R-4 (Single Detached (Infill) Urban Residential)
zone is 450m2 (4,844 ft²). The subject property does satisfy the minimum zoning requirements of
the newly proposed R-4 (Single Detached (Infill) Urban Residential) zone.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application. There are no proposed variances at this time.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
2016-411-RZ Page 4 of 5
Development Information Meeting:
A Development Information Meeting is required because of the need for the OCP amendment.
e) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development will be taken as a condition of subdivision. These service upgrades will include, new
curb and gutter across property frontage, and new storm, sanitary and water connections. Cash-in-
lieu may be taken for street trees and street lighting. No road dedication is required on the subject
property.
ii) Building Department:
The subject property is located with the Fraser River Escarpment area; therefore, no infiltration or
point discharge is permitted. The Stormwater Management Plan must meet the 3 tier requirements
and will be registered on title.
f) 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 February 11, 2020 and a response was received on February 14, 2020, with the following
information:
“The proposed application would affect the student population for the catchment areas
currently served by Glenwood Elementary and Westview Secondary.
Glenwood Elementary has an operating capacity of 360 students. For the 2019-2020
school year the student enrolment at Glenwood is 362 students (101% utilization) including
85 students from out of catchment.
Westview Secondary has an operating capacity of 1200 students. For the 2019-2020 school
year the student enrolment at Westview Secondary is 655 students (55% utilization)
including 412 students from out of catchment.”
g) Traffic Impact:
As the subject property is located within 800m 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.
2016-411-RZ Page 5 of 5
CONCLUSION:
In keeping with Council’s desire to increase house options and choice in the City, the adoption of the
new R-4 zone will allow for an additional subdivisions option within the urban boundary in older
neighborhoods. The provisions of the new zone will ensure the new homes are built more in
character with existing homes. Therefore, It is recommended that that second reading be given to
Zone Amending Bylaw No.7505-2018, and that application 2016-411-RZ be forwarded to Public
Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adam Rieu
Senior Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7505-2018
Appendix D – Subdivision Plan
DATE: Nov 19, 2019
FILE: 2016-411-SD
21188 WICKLUND AVENUE
PID: 006-182-976
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT212 ST.WICKLUND AVE.FOREST PL.122 AVE.212202117021145211332119121158211532113721136212102114612101-5321151 212072111612070
12098 1208921195
12061
12112
2115521178211491205021198
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12081
21165211672122112101
12161
12171
211612114921127SUBJECT PROPERTY
2017-066-RZ
2018-448-RZ´
Scale: 1:1,500 BY: AC
DATE: Nov 19, 2019
FILE: Subject_Colour Map_Template.mxd
21188 WICKLUND AVENUE
PID: 006-182-976
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2018´
Scale: 1:1,500 BY: AC
CITY OF MAPLE RIDGE
BYLAW NO. 7505-2018
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. 7505-2018."
2. That parcel or tract of land and premises known and described as:
Lot 119 District Lot 242 Group 1 New Westminster District Plan 47383
and outlined in heavy black line on Map No. 1779 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-4 (Single Detached (Infill) Urban
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 11th day of December, 2018.
READ a second time the 14th day of April, 2020.
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
FOREST PL.GLENWOOD AVE.212 ST.WICKLUND AVE.
122 AVE.LAITY ST.12069 212202117021097120472114521133211912111112115
2114221160121162111212156
120
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´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-4 (Single Detached (Infill) Urban Residential)
7505-20181779
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-004-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2018-004-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2018-004-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7445-2018
22567, 22583 and 22577 Brown Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 22567, 22583 and
22577 Brown Avenue (see Appendices A and B) from RS-1 (One Family Urban Residential) to RM-2
(Medium Density Apartment Residential), to permit the future construction of a five (5) storey
apartment building containing 48 dwelling units. Council granted first reading to Zone Amending
Bylaw No. 7445-2018 on March 27, 2018.
This application is in compliance with the Official Community Plan (OCP).
The RM-2 zone permits a maximum Floor Space Ratio (FSR) of 1.8; however, the project has an FSR
of 1.83. The applicant will be utilizing the additional density bonus provision, by providing a cash
contribution at a rate of $161.46 per square metre ($15.00 per square foot). This voluntary payment
for the additional FSR will be approximately $9,639.16.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $3,100.00 per apartment dwelling unit, for an estimated amount of
$148,800.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7445-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on Brown Avenue and the lane to the north, as required;
iii) Consolidation of the subject properties;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
v) Registration of a Restrictive Covenant protecting the Visitor Parking;
2018-004-RZ Page 2 of 6
vi) Registration of a Restrictive Covenant for Stormwater Management, including maintenance
requirements;
vii) Registration of a Restrictive Covenant securing the full and partial Adaptive Dwelling Units
being constructed in the building;
viii) Installation of public art having a value of $50,000.00 through a Public Art Selection
process or a voluntary contribution, to be determined;
ix) Removal of existing buildings;
x) 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;
xi) That a voluntary contribution, in the amount of $148,800.00 ($3,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions; and
xii) Payment under the Density Bonus provision of the RM-2 (Medium Density Apartment
Residential) zone, in the amount of $9,639.16 ($15.00 per square foot).
DISCUSSION:
1) Background Context:
Applicant: Maclean Homes (Golden Ears Ltd.)
Legal Descriptions: Lot 5 Section 20 Township 12, NWD Plan 8843
Lot 6 Section 20 Township 12, NWD Plan 8843
Lot 7 Section 20 Township 12, NWD Plan 8081
OCP:
Existing: Medium and High-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Multi-Family Residential and Single Family Residential
Zone: RM-3 (High Density Apartment Residential) and
RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
South: Use: Vacant and a Parking Lot
Zone: RS-1 (One Family Urban Residential) and C-3 (Town Centre
Commercial)
(Proposed Comprehensive Development Zone for tower
proposal, under application 2017-462-RZ)
Designation: Low-Rise Apartment and Medium and High-Rise Apartment
(Proposed Medium and High-Rise Apartment, under application
2017-462-RZ)
2018-004-RZ Page 3 of 6
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.22 hectares (0.54 acres)
Access: Lane north of Brown Street
Servicing requirement: Urban Standard
Companion Applications: 2018-004-DP and 2018-004-VP
2) Project Description:
The proposal is for a five (5) storey apartment building containing a total of 4 8 dwelling units (see
Appendices D and E). These will consist of: five (5) 3-bedroom units, five (5) 2-bedroom units
convertible to 3-bedroom units, ten (10) 2-bedroom units, fifteen (15) 1-bedroom units with dens,
eight (8) 1-bedroom units, and five (5) studio units. All parking would be underground, with vehicle
access from the lane north of the site and parallel to Brown Avenue.
The applicant proposes to provide:
10% of the units as full or partially designed BC Building Code Section 3.8.5 Adaptive
Dwelling Units to accommodate aging in place;
All underground parking spaces will be wired for future installation of Level 2 charging
stations for electric vehicles; and
On-site public art, or a voluntary contribution in lieu, or a combination of the two,
approaching a value of $50,000.00.
The project is designed and is landscaped to allow for:
Ground level units along Brown Avenue to have individual front yards and pedestrian
gates to the street;
A main entrance that is coordinated with architectural features including a weather
protection canopy toward the sidewalk; and
A common area accessible from the indoor common facility that is proposed to have a
barbeque area (with direct natural gas connection) and garden plots for residents.
The landscaping plan also incorporates public art-inspired seating walls and light fixtures in the
entry area, the common outdoor space and elsewhere on the site.
3) Planning Analysis:
i) Official Community Plan:
The subject properties are located within the Town Centre Area Plan and are currently designated
Medium and High-Rise Apartment. The proposed designation will accommodate the proposed RM -2
(Medium Density Apartment Residential) zoning.
2018-004-RZ Page 4 of 6
The proposed unit sizes, ranging from studio to 3-bedroom dwelling units, are satisfactory to
accommodate a range of housing needs, including starter housing, empty nest households and
families with children.
The following OCP policies apply:
3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.
3 - 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
The provision of about 10% or five (5) of the proposed 48 apartment units designed and built in
entirely or partially in accordance with BC Building Code Section 3.8.5 (Adaptive Dwelling Units) will
satisfy these policies with respect to providing special needs housing promoting aging in place. The
apartment units will be Strata titled.
The following Town Centre Area Plan policy applies:
3-23 All Medium & High-Rise Apartment developments should be a minimum of five (5)
storeys and may reach over twenty (20) storeys.
The proposed building adheres to the building heights outlined in this policy.
ii) Zoning Bylaw:
The current application proposes to rezone the subject properties, located at 22567, 22583 and
22577 Brown Avenue, (see Appendices A and B) from RS-1 (One Family Urban Residential) to RM-2
(Medium Density Apartment Residential) (see Appendix C). The proposal is to permit a five (5) storey
apartment building containing 48 dwelling units (see Appendices D and E), on an attractively
landscaped site (see Appendix F). A Development Variance Permit application will be required for
proposed minor setback variances to accommodate building articulation (see Appendix G).
iii) Off-Street Parking And Loading Bylaw:
A total of 51 residential parking spaces, including one (1) accessible parking spaces and three (3)
visitor parking spaces are proposed to be provided in an underground parking structure. Six (6) of
the residential parking spaces will be small car spaces. This parking will have access by way of a
ramp and driveway access from the lane behind the subject properties.
This project will be required to provide one roughed-in infrastructure capable of providing Level 2
charging outlets for each required residential parking space and one such outlet each for half of the
required visitor parking spaces (50% requirement).
A variance is required to reduce the residential parking requirement from 51 to 48 spaces and visitor
parking spaces from five (5) to three (3) spaces.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
2018-004-RZ Page 5 of 6
Maple Ridge Zoning Bylaw No. 3510 -1985, is proposed to be varied to reduce the
setback requirements as follows:
o for the front lot line from 7.5 metres (24.6 ft.) to about 5.4 metres (17.7 ft.) to
portions of the front façade, to about 3.9 metres (12.8 ft.) for the roof overhang and
to the balconies columns, to about 3.0 metres (9.8 ft.) for the front balconies and to
about 1.6 metres (5.2 ft.) for the front entrance canopy;
o for the east side lot line from 7.5 metres (24.6 ft.) to about 5.5 metres (18 ft.) to 5.6
metres (18.4 ft.) to portions of the façade, to about 3.9 metres (12.8 ft.) for the roof
overhang, to about 4.9 metres (16 ft.) from the posts to the balconies and to about
4.8 metres (15.7 ft.) for the balconies; and
o for the rear (lane) lot line from 7.5 metres (24.6 ft.) to about 7.3 metres (23.9 ft.) to
portions of the rear façade, to about 4.9 metres (16 ft.) to 5.7 metres (18.7 ft.) for
the roof overhang and to the balconies columns and to about 4.9 metres (16 ft.) for
the balconies.
These proposed building setback variances are shown in Appendix G.
Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990 is proposed to be
varied to reduce the number of residential parking spaces by three (3) spaces to 48
spaces and the number of visitor parking spaces by two (2) to three (3) parking spaces.
The requested variances to the RM-2 zone and parking requirements will be the subject of a future
Council report.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed-use and commercial development located in the Town
Centre.
vi) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel (ADP) at a meeting held on January 22,
2020. Panel comments and the applicant’s responses are included as Appendix H. The project was
supported by ADP, with some minor revisions to the landscaping and entry to the building. The
architectural and landscaping plans have been revised accordingly.
A detailed description of the project’s form and character will be included in a future development
permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held on October 17, 2019 at Eric Langton Elementary
School. Four (4) people attended the meeting. There were only two (2) comments completed and
both sheets are general in nature and do not require any action from applicant.
4) Interdepartmental Implications:
i) Engineering Department:
This application is subject to the typical requirements to be governed by a rezoning servicing
agreement such as road and lane widening, installation of sidewalks, curbs, street light and street
2018-004-RZ Page 6 of 6
trees; providing underground wiring; and any upgrades to sanitary, storm or water servicing the
prosed apartment building.
ii) Building Department:
As part of a future application for building permits, further details will be required to allow the project
to be assessed for BC Building Code compliance, including exit exposure conditions for a stairwell,
main floor corridor adjacent to the amenity room, and confirmation of the civic address. The
applicant is required to ensure that the units which are proposed to be Adaptive Dwelling Units will
comply with the applicable section(s) of the BC Building Code. Three-tier storm water management
is to follow the City’s design criteria and be integrated with site landscaping plans.
iii) Fire Department:
Comments were provided related to details required at the building permit stage respecting the
usual fire safety practices during construction and built into the proposed building in accordance
with the BC Building Code and the BC Fire Code to be addressed in the Development Permit and
Building Permit applications. This includes sprinklering, file alarm panel and fire crew access.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7445-2018, and that
application 2018-004-RZ be forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adrian Kopystynski M Sc., MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7445-2018
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Setback Variances
Appendix H – ADP design comments
DATE: Jan 9, 2018
2018-004-RZ
22567/22577/22583 Brown Ave
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:1,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Jan 9, 2018
2018-004-RZ
22567/22577/22583 Brown Ave
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7445-2018
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. 7445-2018."
2. Those parcels or tracts of land and premises known and described as:
Lot 7 Section 20 Township 12 New Westminster District Plan 8081
Lot 6 Section 20 Township 12 New Westminster District Plan 8843
Lot 5 Section 20 Township 12 New Westminster District Plan 8843
and outlined in heavy black line on Map No. 1755 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 27th day of March, 2018.
READ a second time the 14th day of April, 2020.
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-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7445-20181755
Appendix H – ADP Comments
The following resolution was passed in regards to File No. 2018-004-RZ at the January 22, 2020
Advisory Design Panel meeting. Please forward this information on to the applicant.
That the application be supported and the following concerns be addressed as the design develops
and submitted to Planning staff for follow-up:
ADP Landscape Comments and Responses from Landscape Architect:
1. Consider placing the North side fence on the edge of the slab and reducing the height or
eliminating the wall adjacent to the lane.
Response: The planter wall with the fence is moved to the edge of the parking slab
(approximately 3 feet from the property line), and the height of the wall is reduced.
2. Review grading and lane interface in coordination with landscape and civil.
Response: The grading along the lane is coordinated with the civil grades.
3. Provide plantings on the base of the wall adjacent to the lane.
Response: Tree and shrub planting is proposed along the base of the wall to screen and soften
the wall.
4. Strongly encourage the use of an alternate material to wood for the planters at the units.
Response: The planter walls are changed from wood to Pisa Lite masonry blocks.
5. Provide adequate soil volume for proposed trees.
Response: Adequate soil volume is provided (exceeding BC Landscape Standard minimum
requirements), and will be specified in the project specs.
6. Consider adding an element to the street frontage to create a more prominent entry at lobby.
Response: The entry court is revised to create a more prominent entry to the lobby, and is
coordinated with the architectural drawings.
7. Confirm requirements for bike racks.
Response: 16 exterior bike stalls are provided at the project entry and at the west side in a
secured space.
8. Consider moving light bollards to the planters or providing step lights in the walls along the
walkway to amenity.
Response: The light bollards are moved into the planters.
9. Consider including passive seating in the amenity area – veggie garden vs. passive seating/bbq
area.
Response: The amenity area is revised and a passive seating is provided.
Community / Veggie garden is redesigned. A small planter is proposed to define the community
garden and to provide an informal seating edge. The patio is deleted but a small open area is
proposed as “work area” close to the garden shed.
Gas connection is proposed for barbeque at the north Amenity area.
ADP Architectural Comments and responses from the Architect:
1. Provide more emphasis on the entry to the building.
Response: The entry to the building was highlighted by adding a new balcony portico supporting a
cantilevered canopy to provide additional covered space sheltering the entrance to the building.
The new canopy sits higher and reaches closer to the property line. The subtraction of the canopy
front columns widens the space at the entrance. Additional emphasis to this area was created
with the revised landscape plan.
2. Provide additional detailing around window trims; consider using a pre-cast trim.
Response: The window trims will be detailed similar to the two previous sister projects, including
wood trims inset in the stone cladding. We believe this approach not only gives coherence to the
entire building appearance, but also consistency with the two previous Edge projects in the
immediate neighborhood.
3. Provide unique character to the building to distinguish from Edge 2 building including the entry,
proportions and roof line.
Response: The building is unique and different from the previous Edge projects with a more
contemporary exterior design:
The Edge 3 building has very different proportion as the lot is less wide, and the building
is also taller - five storeys instead of four. It is not a corner project, facing two streets as
the two previous buildings.
The roof line is simpler and streamlined. The roof at the two previous projects had a
rhythm of pop-up higher roofs resulting in very different roof shape and articulation.
The balcony portico with wide columns is a feature in all three projects, but for the Edge 3
the portico was made more contemporary with simpler forms and a brighter color
compared to the previous porticos built at the other two projects.
4. The 3 bedroom unit plan has one bedroom that doesn’t have an exterior window, is there a way
to add a window?
Response: It is the intent of MacLean Homes to maintain the units E (and E-bw) plan layout with
the internal bedroom. The building code allows the internal bedroom for this particular suite size
and configuration.
Note that there is another 2-bedroom unit (Type D) which the drawings show as “convertible to
three bedrooms”. This unit could be an option for a prospective buyer willing to have a three
bedroom suite with exterior windows in all three bedrooms.
Staff Comment: The parking requirement may change to accommodate units so changed.
5. Currently only the studios are adaptable, consider adding additional types of adaptable units.
Response: The Units E and E-bw, mentioned in item 4, were redesigned to allow partial
accessibility. The revisions described below affect a total of five suites including the E and E-bw
types in all five floor levels, and include:
One bathroom made larger so it can be converted into wheelchair-accessible,
The entry corridor made wider allowing wheelchair turning radius,
The third bedroom made accessible with a larger door,
The balcony door made wider to enable access to the balcony or patio by installing a
small ramp, if required.
Note that the revised plans as described are not intended to be BCBC 3.8.5. Adaptive Dwelling
Units in their entirety, but were redesigned to be partially adaptable to enable care of a family
member requiring additional accessibility.
Staff comment: The applicant is required to ensure that the units proposed to be Adaptive
Dwelling Units will comply with the applicable section(s) of the BC Building Code.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-498-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the City of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural and landscaping 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:
2018-498-RZ Page 1 of 6
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: April 7, 2020
and Members of Council FILE NO: 2018-498-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7533-2019;
21640 124 Avenue
EXECUTIVE SUMMARY:
On November 5, 2019, Council resolved that this application to rezone the subject property located
at 21640 124 Avenue (Appendix A and B) from RS-1 (One Family Urban Residential) to RT-2 (Ground-
Oriented Residential Infill) for a four (4) unit Courtyard Housing project, “be referred back to staff for
further work with the applicant relative to parking and density options.”
The applicant has submitted revised plans (Appendix D) that have modified the parking and
landscaping components of the project, while retaining the same four (4) unit Courtyard Housing
design. The size of the parking spaces and perimeter landscaping were both expanded to address
Council’s concerns.
The November 5, 2019 report to Council (Appendix E) considered this project from two perspectives.
The Development Information Meeting (DIM) on June 26, 2019 and compliance with the interim
Multiplex Design Guidelines together with the applicable Multi Residential Development Permit Area
Guidelines. The DIM comments were related to the project being too dense, not fitting into the
neighbourhood and perceived safety and traffic fears. The form and character of the proj ect was
considered as a work in progress with a report and finalized plans being forwarded to Council for
issuance of a Development Permit.
This application is in compliance with the OCP with respect to use and density.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per dwelling unit, with the first of the four (4) units being exempted,
for an estimated amount of $12,300.00.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7533-2019 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on 124 Avenue as required;
2018-498-RZ Page 2 of 6
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a Restrictive Covenant for Stormwater Management, including a
maintenance guide;
v) Removal of any existing buildings or structures;
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
vii) That a voluntary contribution, in the amount of $12,300 ($4,100.00 /unit based on 3
units) be provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Ryan Huctman
Legal Description: East 785 Feet Lot 2 Except Part in Plan LMP1615, District Lot 245 Group 1
NWD Plan 8586
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground Oriented Residential Infill)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 988 sq. m. (0.24 acres)
Access: Manor Avenue and 124 Avenue
Servicing requirement: Urban Standard
2018-498-RZ Page 3 of 6
2) Background:
On November 5, 2019, Council resolved that this application to rezone the subject property located
at 21640 124 Avenue (Appendix A and B) from RS-1 (One Family Urban Residential) to RT-2 (Ground
Oriented Residential Infill) for a four (4) unit Courtyard Housing project, “be referred back to staff for
further work with the applicant relative to parking and density options.”
3) Project Description:
The proposal for the subject property at 21640 124 Avenue is for an infill development of four (4)
dwelling units, in two (2) buildings, designed in the form of Courtyard Housing (Appendix E). The
project includes three (3) bedroom units, with basement area. The size of the units are essentially
the same as the earlier submission consisting of two (2) units of 202 square metres (2,175 square
feet) each and two (2) of 188 square metres (2,024 square feet) each.
The changes since the November 5, 2019 submission include:
There now is a landscaping strip between the fence and car parking spaces. The
alternative is to place a hedge toward the street with the fence behind it;
Each unit has a longer and wider garage.
The building facing 124 Avenue has two single garage doors rather than one double garage
door;
The buildings have been shifted closer together to increase the landscaping and the size of
the unenclosed parking spaces, particularly for the building on 124 Avenue. Consequently,
the Courtyard has been reduced from about 8.4 to about 7.5 metres in depth.
4) Planning Analysis:
i) Official Community Plan:
The development site is designated Urban Residential Major Corridor, which is appropriate for the
proposal. The proposal, as modified, continues to adhere to applicable OCP policies as described in
the November 5, 2019 report and summarized below.
A number of OCP Infill Policies apply to this site and are evaluated with respect to the proposal’s
design as follows:
In changing the single family residential to a Courtyard Housing form, Policy 3-19-b sets
the criteria with respect to achieving street-oriented buildings, including developing a
design “that resemble a single detached dwelling, with an emphasis on orientation to the
street.”
Design comments include strengthening the prominence of the front entrances facing
124 and Manor Avenues, and additional front façade articulation and detailing for both
proposed buildings to “read” more like single residential buildings from both Manor
Avenue and 124 Avenue.
This will be achieved through the development permit process.
Policy 3-21 requires attention be paid to having site plans, setbacks and building
massing that respects existing development patterns and are sensitive to the
surrounding neighbourhood.
2018-498-RZ Page 4 of 6
Design comments include added attention to the massing along the in terior side lot lines
to be more sensitive to the existing single residential dwellings on abutting lands. This
would include the steeping down the massing to the interior lot lines.
The proposed buildings do comply with the 9.5 metre maximum height requirement.
Single residential zones allow for taller buildings (11 metres); however, there are one or
1 ½ storey homes along Manor Avenue.
This will be achieved through the development permit process.
The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB),
including growth through infill by a mix of housing types and tenures (Policy 3-1). This is achieved
by the increased density being proposed.
ii) Zoning Bylaw:
The analysis of compliance does not change from the November 5, 2019 proposal. All variances to
accommodate the existing lot and proposed setbacks as described in the November 5, 2019 report
are unchanged, except that the proposed front yard setback to 124 Avenue is increased from 6.0
metres in the previous proposal to 6.68 metres in the revised proposal.
iii) Off-Street Parking And Loading Bylaw:
The project continues to provide eight (8) parking spaces, which is double the bylaw requirement.
iv) 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, minimize potential conflicts with neighbouring land uses and achives the
interim multiplex Design Guidelines.
The following is a preliminary analysis, applying the interim guidelines contained in the “Proposed
Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report” evaluating the form and
character of proposed Courtyard Housing project.”
Guideline Staff Comment
Not a rowhouse form. More front façade articulation and
prominence to the front facing entrance
area will achieve full compliance.
Dwelling units may be located in more
than one building on a lot.
Two dwellings are located in each of the two
buildings.
Orientation is characterized by units
that are facing inwards towards each
other.
Inward facing orientation with direct access
off the patios into the courtyard and
overlook from living spaces (kitchen) is
provided.
Pedestrian walkways lead from the
street to an inner courtyard area.
This is provided.
Courtyards are programmed for flexible
and interactive outdoor space but are
not intended for parking.
This will be addressed through the
development permit process. A gazebo is
being proposed.
Where lane access is available, parking Not applicable.
2018-498-RZ Page 5 of 6
will be located at the rear of the
property.
Scale and massing shall be compatible
with the surrounding area.
Discussed in the OCP Policy section above.
Mix of unit sizes. Two units have 202 square metres and two
have 188 square metres of floor space.
A detailed description of the project’s form and character will be included in a future Development
Permit report to Council.
v) Advisory Design Panel:
This application predates the requirement for such projects to be submitted to the Advisory Design
Panel. Therefore, the review was undertaken by staff based on the Courtyard Housing Project Interim
Guidelines noted in the table in the previous section. Depending on the matters outlined in the
Alternatives section, a referral to ADP could be required by Council in the instance of finalizing the
design of this project.
vi) Development Information Meeting:
A Development Information Meeting (DIM) that was held at Maple Ridge Secondary School Library on
June 26th, 2019.
There were 18 people in attendance at the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant. The public’s comments focused on
the following four (4) issues as described in more detail in Appendix E.
A summary of the applicant’s report is as follows:
Residents felt a rezoning to multi-residential was sudden and unexpected, with concerns
being expressed about rental and safety during construction;
Residents perceived that there would be parking, traffic and pedestrian safety problems;
Residents expressed concerns with the way higher density could affect the character of their
neighbourhood, greenery and views. They asked if an impact assessment has or could be
done by the City.
The DIM meeting notes are included to the November 5, 2019 staff report (Attachment E).
5) Interdepartmental Implications:
The modified proposal did not require another interdepartmental review. The comments contained in
the November 5, 2019 report continue to apply.
6) Alternatives:
There are two alternatives that Council may wish to consider:
1. Council may wish to deny this application; or
2. Council may wish to forward this application to staff to pursue a different type of infill design
with the applicant, such as: a triplex or duplex as a way of achieving an infill project with
some increase in density.
2018-498-RZ Page 6 of 6
With Alternative No. 2, a new Development Information Meeting would be required to re-engage the
neighourhood and explain how resident’s concerns are being alleviated.
CONCLUSION:
Following discussions with the applicant after this application was referred to staff, the applicant has
modified the project with respect to parking issues raised by Council. It remains the preference of
the client to proceed with a four (4) unit Courtyard Housing Project. As the project proceeds forward,
staff will work with the applicant to finalize a design to be closer to conformity with applicable
guidelines and ensuring sensitive infill and landscaping buffers are achieved. These details will be
available to Council in a future Development Permit report.
It is recommended that second reading be given to Zone Amending Bylaw No. 7533-2019, and that
application 2018-498-RZ be forwarded to Public Hearing.
“Original signed by Mark McMullen” for
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner II
“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 Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7533-2019
Appendix D – Revised Site Plan
Appendix E – November 5, 2019 CoW Report
DATE: May 21, 2019
FILE: 2018-498-DP
21640 124 Ave
PID 011-363-797
PLANNING DEPARTMENT´
Scale: 1:1,500 BY: MC
SUBJECT PROPERTY
Legend
Ditch Centreline
DATE: May 21, 2019
FILE: 2018-498-DP
21640 124 Ave
PID 011-363-797
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
Aerial Imagery from the Spring of 2018´
Scale: 1:1,500 BY: MC
SUBJECT PROPERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7533-2019
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. 7533-2019."
2. That parcel or tract of land and premises known and described as:
East 72 feet Lot 2, Except Part in Plan LMP16156, District Lot 245 Group 1 New
Westminster District Plan 8586
and outlined in heavy black line on Map No. 1791 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RT-2 (Ground Oriented Residential Infill).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 19th day of March, 2019.
READ a second time the 14th day of April, 2020.
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-1 (One Family Urban Residential
RT-2 (Ground Oriented Residential Infill)
7533-20191791
2018-498-RZ Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: November 5, 2019
and Members of Council FILE NO: 2018-498-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7533-2019;
21640 124 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 21640 124 Avenue from
RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential Infill), to permit the
future construction of a Courtyard Housing project with four (4) dwelling units. Council granted first
reading to Zone Amending Bylaw No. 7533-20 on March 19, 2019.
This application has been evaluated against the Zoning Bylaw and the OCP infill policies. These OCP
policies are designed to allow for density to be increased within residential areas to such levels and
to a form and design that is keeping with the neighbourhood character or the emerging
neighbourhood character.
A Development Information Meeting (DIM) was held by the applicant and described in greater detail
in a later section of this report. The proposed density of a four (4) unit courtyard project appears to
have been viewed by neighbours as being too dense and not fitting in with the neighbourhood
character. The perceived fears are related to: the sudden change, potential of more on street
parking, increased traffic in their neighbourhood and reduced safety for child at play in the cul-de-sac
area. In conversation with staff, the applicant was asked to consider the alternative that might be
more palatable to the neighbours, including a three-plex design; however, the applicant has
requested that the four (4) unit Courtyard Housing project be brought forward for Council to consider
if it is acceptable.
As to the form and character, there is general compliance with OCP guideline respecting
compatibility with surrounding properties and the neighbourhood in general; however, it is being
considered as a work in progress for the plans to be finalized and a separate report will be forwarded
to Council for issuance of a development permit. Among the matters to be finalized are: the
functionality of the Courtyard, enhancing the single residential character, better neighbourhood fit
and stormwater management.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $4,100.00 per dwelling unit, with the first of the four (4) units being exempted,
for an estimated amount of $12,300.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7533-2019 be given second reading, and be forwarded to Public
Hearing;
2018-498-RZ Page 2 of 7
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on 124 Avenue as required;
iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject property(ies) for the proposed development;
iv) Registration of a Restrictive Covenant for Stormwater Management, including a maintence
guide;
v) Removal of any existing buildings or structures;
vi) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property(ies). If so, a Stage 1 Site Investigation Report is required to ensure that
the subject property is not a contaminated site.
vii) That a voluntary contribution, in the amount of $12,300 ($4,100.00 /unit based on 3
units) be provided in keeping with the Council Policy with regard to Community Amenity
Contributions.
DISCUSSION:
1) Background Context:
Applicant: Ryan Huctman
Legal Description: East 785 Feet Lot 2 Except Part in Plan LMP1615, District Lot 245 Group 1
NWD Plan 8586
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-2 (Ground Oriented Residential Infill)
Surrounding Uses:
North: Use: Residential
Zone: RS-1 (One Family Urban Residential
Designation: Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential
Designation: Urban Residential
East: Use: Residential
Zone: RS-1 (One Family Urban Residential
Designation: Urban Residential
2018-498-RZ Page 3 of 7
West: Use: Residential
Zone: RS-1 (One Family Urban Residential
Designation: Urban Residential
Existing Use of Property: Residential
Proposed Use of Property: Residential
Site Area: 988 sq. m. (0.24 acres)
Access: Manor Avenue and 124 Street
Servicing requirement: Urban Standard
2) Background:
In granting first reading, Council was prepared to allow this application to move forward so that more
details would be available to assess the project’s compliance with the RT-2 (Ground-Oriented
Residential Infill) zone, for Council to assess compliance with infill guidelines for such projects, more
refined plans reflecting the sensitive integration of the project into the surrounding neighbourhood
and feedback from neighbours through a Development Information Meeting held by the developer.
As described later in this report, there were some concerns expressed by neighbours to the project.
Alternatives such as a triplex or duplex or a single residential dwelling with a detached garden suite ,
were discussed by staff with the applicant; however, the preference of the applicant was to bring
forward the four (4) unit Courtyard Housing project for Council to consider if it is acceptable.
3) Project Description:
The proposal for the subject property at 21640 124 Avenue (Appendix A and B) is for an infill
development of four (4) dwelling units, in two (2) buildings, designed in the form of Courtyard
Housing. These are three (3) bedroom units, with basement area. Two (2) units have 202 square
metres (2,175 square feet) and two have 188 square metres (2,024 square feet) of floor space. The
conceptual plans from first reading have been developed further, refining this courtyard housing
project (Appendix C). Compliance with the guidelines governing Courtyard Housing described in the
report “Proposed Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report”
approved by Council in Workshop on April 18, 2016 report and to the applicable Multi-Residential
Development Permit Guidelines are described in the subsequent sections of this report.
4) Planning Analysis:
i) Official Community Plan:
The development site is currently designated Urban Residential Major Corridor, which is
appropriate for the proposal. A number of OCP Infill Policies apply to this site and are evaluated
with respect to the proposal’s design as follows:
In changing the single family residential to a Courtyard Housing form, Policy 3-19-b sets
the criteria with respect to achieving street-oriented buildings, including developing a
design “that resemble a single detached dwelling, with an emphasis on orientation to the
street.”
Design comments include strengthening the prominence of the front entrances facing
124 and Manor Avenues, and additional front façade articulation and detailing for both
proposed buildings to “read” more like single residential buildings from both Manor
Avenue and 124 Avenue.
2018-498-RZ Page 4 of 7
This will be achieved through the development permit process.
Policy 3-21 requires attention be paid to having site plans, setbacks and building
massing that respects existing development patterns and are sensitive to the
surrounding neighbourhood.
Design comments include added attention to the massing along the interior side lot lines
to be more sensitive to the existing single residential dwellings on abutting lands. This
would include the steeping down the massing to the interior lot lines.
The proposed buildings do comply with the 9.5 metre maximum height requirement.
Single residential zones allow for taller buildings (11 metres); however, there are one or
1 ½ storey homes along Manor Avenue.
This will be achieved through the development permit process.
The compliance with the Courtyard Housing Guidelines contained in the “Proposed Triplex,
Fourplex and Courtyard Housing Forms Preliminary Overview Report” is contained in the
Development Permit section of this report.
The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB),
including growth through infill by a mix of housing types and tenures (Policy 3-1). This is achieved
by the increased density being proposed.
ii) Zoning Bylaw:
Courtyard Housing in the proposed RT-2 (Ground Oriented Residential Infill) zone requires a
minimum lot size of 950m2, a minimum lot width of 25 metres and a minimum depth of 35
metres. This site, following road widening will comply with the minimum lot area and lot depth,
with the future lot being about 975 sq. metres in area, and the depth being about 45 metres.
However, the width is less than the minimum requirement and will need to be varied from 25.0
metres to 21.94 metres as described in a following section.
iii) Off-Street Parking and Loading Bylaw:
Each unit is providing two (2) parking spaces as required by the Off Street Parking and Loading
Bylaw. One space for each unit is concealed in a garage and one is surface parking off the
driveways. Modification of the parking layout through the development permit process may be
needed to ensure impervious surfacing is not excessive, to review circulation/access and to
improve the landscape buffering to adjacent lots and from 124 Avenue. There may be a variance
required to accommodate the smaller sizes of the surface parking spaces.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxation:
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 601F RT-2 Ground–Oriented
Residential Infill, Section D. Lot Area and Dimensions, Subsection 3(b) is proposed to be
varied to reduce the minimum lot width from 25.0 to 21.94 metres.
2018-498-RZ Page 5 of 7
The requested variance, to accommodate the existing parcel, will be the subject of a future
Council report. Any additional variances that may be required will be included in that future
report.
v) Development Permits:
The process of design review for applications such as Courtyard Housing, was discussed in the
“Proposed Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report”. These
guidelines are being completed by Community Planning to bring forward in 2020 to Council, for
approval and inclusion into the Development Permit Area Guidelines section of the Official
Community Plan. The alternatives in assessing this and similar projects include:
(a) Tabling such applications until such time as these guidelines are established by Council
and staff cab review and report on compliance; or
(b) Using the temporary guidelines in “Proposed Triplex, Fourplex and Courtyard Housing
Forms Preliminary Overview Report” in conjunction with the existing guidelines, to the
extent applicable, in Section 8.7 of the OCP, for Multi-Family Development Permits.
These multi-residential guidelines are intended in areas designated for multi-residential
development and promoting a more built-up character than being envisioned for infill
projects.
The following is a preliminary analysis, applying the interim guidelines contained in the
“Proposed Triplex, Fourplex and Courtyard Housing Forms Preliminary Overview Report”
evaluating the form and character of proposed Courtyard Housing project.”
Guideline Staff Comment
Not a rowhouse form. More front façade articulation and
prominence to the front facing entrance
area will achieve full compliance.
Dwelling units may be located in more
than one building on a lot.
Two dwellings are located in each of the two
buildings.
Orientation is characterized by units
that are facing inwards towards each
other.
Inward facing orientation with direct access
off the patios into the courtyard and
overlook from living spaces (kitchen) is
provided.
Pedestrian walkways lead from the
street to an inner courtyard area.
This is provided.
Courtyards are programmed for flexible
and interactive outdoor space but are
not intended for parking
This will be addressed through the
development permit process. A gazebo is
being proposed.
Where lane access is available, parking
will be located at the rear of the
property
Not applicable.
Scale and massing shall be compatible
with the surrounding area
Discussed in the OCP Policy section.
Mix of unit sizes Two units have 202 square metres and two
have 188 square metres of floor space.
A detailed description of the project’s form and character will be included in a future
development permit report to Council.
2018-498-RZ Page 6 of 7
vi) Advisory Design Panel:
This is one of the earlier Courtyard applications and an ADP submission was not undertaken.
Subsequent infill applications do require ADP review. Staff did the design review of this
application based on the Courtyard Housing Project Interim Guidelines proving comments and
suggestions, including the ones noted in the table in the previous section. Depending on the
matters outlined in the Alternatives section, a referral to ADP could be required by Council in the
instance of finalizing the design of this project.
vii) Development Information Meeting:
A Development Information Meeting was held at Maple Ridge Secondary School Library on June
26th, 2019. There were 18 people in attendance at the meeting. A summary of the main
comments and discussions with the attendees was provided by the applicant. The public’s
comments focused on the following four (4) issues as described in more detail in Appendix E.
A summary of the applicant’s report is as follows:
Residents felt a rezoning to multi-residential was sudden and unexpected, with concerns
being expressed about rental and safety during construction;
Residents perceived that there would be parking, traffic and pedestrian safety problems;
Residents expressed concerns with the way higher density could affect the character of their
neighbourhood, greenery and views. They asked if an impact assessment has or could be
done by the City.
5) Interdepartmental Implications:
i) Engineering Department:
A rezoning Servicing Agreement will be required for this project to address the engineering and
servicing associate with this project. These include:
Widening along the 124 Avenue frontage;
Road, curb, gutter and sidewalk upgrading along abutting roads;
A storm catchment analysis respecting drainage system capacity;
Providing street lighting and street trees;
Removal of existing buildings;
Underground services ducting;
A Geotechnical Report reflecting the site being located in the Fraser River Escarpment
Area; and
Compliance with stormwater and drainage requirements.
ii) License, Permits and Bylaws Department:
A Stormwater Management Plan is required for this project. The calculations and details such
reports contain are necessary to determine if the proposed addresses the Fraser River
Escarpment Area guidelines, if the release rate for the proposed proportions of impervious and
pervious area complies with City standards and if the size and location of the infiltrators may
change the layout.
2018-498-RZ Page 7 of 7
Matters to be addressed through at building permit stage include: the need to retain a
Coordinating Registered Professional for this project, unit numbering and special separation
(including combustible projection) complying with the BC Building Code (2018).
6) Alternatives:
There are three alternatives that Council may wish to consider:
1. Council may wish to deny this application; or
2. Council may wish to table this application until such time as the Guidelines for Infill Housing
are completed early next year. Through these guidelines, the assessment neighbours
enquired about at DIM, could take place either through the ADP and/or through staff input.
Council could then consider granting Second Reading and setting a Public Hearing; or
3. Council may wish to forward this application to staff to pursue a different type of infill design
with the applicant, such as: a triplex, duplex or single residential use with a detached garden
suite, as a way of achieving an infill project with some increase in density.
With either of alternatives 2 or 3, a new Development Information Meeting would be required to re-
engage the neighourhood and explain how their concerns are being alleviated.
CONCLUSION:
Following discussions with the applicant after the Development information meeting, the applicant
has chosen to proceed with their Courtyard Housing Project. As the project proceeds forward, the
project will be brought closer to conformity with applicable guidelines for achieving sensitive infill and
landscaping buffers. These details will be available to Council in a future development permit report.
It is recommended that second reading be given to Zone Amending Bylaw No. 7533-2019, and that
application 2018-498-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”___________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard”____________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”____________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”_______________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7533-2019
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – DIM comment summary