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City of Maple Ridge
REPORT OF PUBLIC HEARING
May 19, 2020
The report of the Public Hearing held in the Council Chambers of City Hall, 11995 Haney
Place, Maple Ridge, British Columbia on May 19, 2020 at 7:03 p.m. as a virtual online
meeting.
PRESENT
Elected Officials
Mayor M. Morden
Councillor J. Dueck
Councillor K. Duncan
Councillor C. Meadus
Councillor G. Robson
Councillor R. Svendsen
Councillor A. Yousef
Appointed Staff
A. Horsman, Chief Administrative Officer
D. Boag, General Manager Parks, Recreation & Culture
C. Carter, General Manager Planning & Development
Services
C. Crabtree, Acting General Manager Corporate Services
D. Pollock, General Manager Engineering Services
S. Nichols, Corporate Officer
Other Staff as Required
C. Goddard, Director of Planning
M. McMullen, Manager of Development & Environmental
Services
A. Kopystynski, Planner 2, Manager of Development &
Environmental Services
Note: Councillor Robson was not in attendance at the start of the meeting. He joined the
meeting at 7:05 p.m.
Note: Due to the COVID-19 pandemic, Council members participated electronically.
Mayor Morden called the meeting to order. The Corporate Officer explained the procedure and
rules of order of the Public Hearing and advised that the bylaws will be considered further at
the next Council Meeting on May 26, 2020.
The Mayor then called upon Planning Department staff to present the following items on the
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
Public Hearing Report
May 19, 2020
Page 2 of 8
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.
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.
The Corporate Officer advised that 7 notices were mailed out in relation to this
application and that no correspondence was received on this item.
The Director of Planning gave a detailed description providing information on the
application.
The Mayor called for speakers on first call.
Kevin Carson
Mr. Carson spoke in opposition to the application. He expressed concern with
continued densification in the area, which he feels has been mishandled, and the
negative impact culturally and on human and wildlife residents in the existing
neighbourhoods. He spoke on the continuing increase in traffic congestion, lack of
green space and the rise in human/wildlife conflicts. Mr. Carson expressed that
densification should be concentrated in downtown areas and should not be done in a
sprawling manner particularly in areas of waterways.
The Mayor repeated the call for speakers on first call and then called for speakers on
second call. He advised that third call will be dealt with at the end of the meeting to
allow the public further opportunity for input on the item.
Public Hearing Report
May 19, 2020
Page 3 of 8
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.
The Corporate Officer advised that 118 notices were mailed out in relation to this
application and that no correspondence was received on this item.
A. Kopystynski, Planner, gave a detailed description providing information on the
application.
The Mayor called for speakers for first and second call.
Third call was dealt with at the end of the meeting to allow the public further
opportunity for input on the item.
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.
The Corporate Officer advised that 89 notices were mailed out in relation to this
application and that no correspondence was received on this item.
Public Hearing Report
May 19, 2020
Page 4 of 8
The Manager of Development and Environmental Services gave a detailed description
providing information on the application.
The Mayor called for speakers for first and second call.
Third call was dealt with at the end of the meeting to allow the public further
opportunity for input on this item.
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.
The Corporate Officer advised that 106 notices were mailed out in relation to this
application and that no correspondence was received on this item.
A. Kopystynski, Planner, gave a detailed description providing information on the
application.
The Mayor called for speakers for first and second call.
Third call was dealt with at the end of the meeting to allow the public further
opportunity for input on this item.
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.
Public Hearing Report
May 19, 2020
Page 5 of 8
The Corporate Officer advised that 31 notices were mailed out in relation to this
application and that 9 pieces of correspondence in opposition were received from R.
Scott, G. Toogood, F. Mah (Walters), D. and R. Schacter, N. and M. Beaudet, M. Sandhu,
D. Sandhu, D. Jonescue and J. Thopson and S. Scott.
A. Kopystynski, Planner gave a detailed description providing information on the
application.
The Mayor called for speakers on first call.
Mandeep Sandhu
Mr. Sandhu spoke in opposition to the application. He expressed concern with the
negative impact of the proposed development on parking in the area and the increase
in traffic congestion which in turn may impact the safety of children and seniors
walking in the area. He also expressed concern with the lack of connectivity to Manor
Avenue, and the current lack of lighting and existing problems with speeding vehicles.
Mr. Sandhu felt the property would be best suited for development of one or two
houses rather than townhomes.
The Mayor called for speakers on second call.
Robert Dumas
Mr. Dumas spoke in support of the application. He expressed that he did not see a
problem with increased density for the area and felt the proposed development
provided adequate parking spots. He expressed concern with the number of vehicles
currently parking in the cul-de-sac.
Ryan Hultman – Applicant Representative
Mr. Hultman addressed concerns with the impact of the proposed development on
parking. He advised that the building is designed to bring it into scale with existing
housing and that onsite parking recommendations have been complied with.
David Webster
Mr. Webster spoke in opposition to the application. He expressed concern for the
safety of neighbourhood children and senior citizens along Manor Avenue due to
increased traffic congestion on the surrounding streets. He is opposed to the variance
in minimum size and felt that the proposed development is not sensitive to current
neighbourhood design. He also expressed concern with the impact of larger vehicles
such as garbage trucks accessing the proposed development using the cul-de-sac. He
requested that a three-plex be considered.
Public Hearing Report
May 19, 2020
Page 6 of 8
Warren Walters
Mr. Walters spoke in opposition to the application. He expressed concern with current
traffic conditions in the area including speeding and vehicles parking on streets and
blocking driveway visibility. He felt the proposed development will further impact the
traffic related conditions already experienced in the neighbourhood. He questioned
where the children of the families in the proposed dwellings will go to school as schools
are full. He also questioned the impact of more families and higher density on water
supply. Mr. Walters felt one or two houses on the site to be a better option.
Third call was dealt with at the end of the meeting to allow the public further
opportunity for input on this item.
Note: To allow residents the opportunity to comment via email on applications of interest or
concern, Public Hearing was extended an additional five minutes. The Mayor did not
declare items dealt with until the end of the meeting and revisited each application
individually.
1) 2017-473-RZ, 13616 and 13660 232 Street
The Mayor called for speakers on third call. There were no speakers present and no
additional correspondence was received while the application was being dealt with.
2) 2018-464-RZ, 11907 223 Street
The Mayor called for speakers on third call. There were no speakers present and no
correspondence was received while the application was being dealt with.
3) 2016-411-RZ, 21188 Wicklund Avenue
The Mayor called for speakers on third call. There were no speakers present and no
correspondence was received while the application was being dealt with.
4) 2018-004-RZ, 22567, 22583 and 22577 Brown Avenue
The Mayor called for speakers on third call.
Meghan Ashton
Ms. Ashton spoke in favour of the application. She expressed that higher density and
affordable housing is needed in this area and that the proposed development will be
a good addition.
There were no other speakers on third call and no correspondence was received while
the application was being dealt with.
Public Hearing Report
May 19, 2020
Page 7 of 8
5) 2018-498-RZ, 21640 124 Avenue
The Mayor called for speakers on third call.
Resident of Manor Avenue
The resident spoke in opposition to the application. He expressed concern with the
amount of traffic and lack of parking already in the area and with the impact of the
proposed development on these issues, particularly on Manor Avenue. He indicated
that building one house on the property is acceptable, however, he expressed concern
that a tree on the property will be removed and that the ecosystem will be impacted
negatively.
Ryan Hultman – Applicant representative
Mr. Hultman spoke to the concerns of the scale of the development, advising that the
four units proposed are on a small scale and will add to affordable units in the area.
He addressed concerns over the impact on parking in the area.
Mandeep Sandhu
Mr. Sandhu disputed a statement made pertaining to parking on 124 Street and
requested that traffic engineers visit the area to assess parking and traffic. He advised
that he is not opposed to development and stated that a single or double family home
is more acceptable for the neighbourhood.
Warren Walters
Mr. Walters spoke on the lack of parking and expressed concern with the loss of
existing parking spots fronting his property. He felt that increased density should be
kept within the city centre and not brought to neighbourhoods.
Joy Thompson
Ms. Thompson spoke in opposition to the application. She stressed that the cul-de-
sac in the application is very small and that parking is already limited due to residents
who, due to the number of family members, have no room to park in driveways. She
felt that information provided at the information meeting held by the developer had
not been sufficient and that question regarding ramifications and safety issues had
not been fully addressed.
Randy Scott
Mr. Scott is opposed to the application in its current form, expressing that he would
favour only one house being built on the property.
Joy Thompson
Ms. Thompson reiterated concerns over the impact on parking and traffic of the
proposed development.
There being no further comment on any of the items, the Mayor declared each item dealt with.
Public Hearing Report
May 19, 2020
Page 8 of 8
Having given all those persons whose interests were deemed affected by the matters
contained herein a chance to be heard, the Mayor adjourned the Public Hearing at 8:28 p.m.
____________________________
M. Morden, Mayor
Certified Correct
______________________________
S. Nichols, Corporate Officer