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HomeMy WebLinkAbout2009-07-20 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA July 20, 2009 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/107/05, 11744 236 Street, RS -3 to RS -1d and R-3 Staff report dated July 7, 2009 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009 and Maple Ridge Zone Amending Bylaw No. 6604-2009 to permit development of one RS -1d lot and one R-3 lot to be further subdivided into 8 lots be given first reading and be forwarded to Public Hearing. Committee of the Whole Agenda July 20, 2009 Page 2 of 4 1102 RZ/040/09, 24554 102 Avenue (Lower Jackson Farm) and Lot A LMP 42378 at 100 Avenue and 248 Street (Upper Jackson Farm) Staff report dated July 15, 2009 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6674-2009 and Maple Ridge Zone Amending Bylaw No. 6675-2009 to permit development of the property at 100 Avenue and 248 Street to an urban standard and to allow dedication of the property at 24554 102 Avenue to the municipality as park be given first reading and be forwarded to the Public Hearing of September 15, 2009. 1103 RZ/093/06, 23050, 23024 and 23000 136 Avenue, First Extension Staff report dated July 6, 2009 recommending that a one year extension be granted for rezoning application RZ/093/06 to permit the development of 84 single family lots and 6 street townhouse units. 1104 DP/DVP/023/09, 11900 Haney Place Staff report dated July 13, 2009 recommending that the Corporate Officer be authorized to sign and seal DVP/023/09 to reduce minimum required heights of a commercial building under the C-3 zone and further that the Corporate Officer be authorized to sign and seal DP/040/06 to permit construction of a 2 storey commercial building intended for use as a financial institution. 1105 2008 TransLink MRN Minor Capital Program Agreement 0827-1101 Staff report dated July 3, 2009 recommending that the Corporate Officer be authorized to sign and execute MRN Minor Capital Program Agreement 0827- 1101 for work on 232 Street between 132 Avenue and the South Alouette Bridge. 1106 Drinking Water Quality Report 2008 Staff report dated July 9, 2009 providing information on the annual Drinking Water Quality Report. The Drinking Water Quality Report is available to the public on the District website or at the reception centre at Municipal Hall. 1107 Review of the Regional Growth Strategy Comments Staff report dated July 14, 2009 recommending that the report titled "Review of the Regional Growth Strategy Comments" be forwarded to Metro Vancouver. Committee of the Whole Agenda July 20, 2009 Page 3 of 4 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended June 30, 2009 Staff report dated July 9, 2009 recommending that disbursements for June 2009 be approved. 1132 Adjustments to 2009 Collector's Roll Staff report dated July 13, 2009 submitting information on changes to the 2009 Collector's Roll through the issuance of Supplementary Roll 04. 1133 Trade Retired Engine 3-2 to the Justice Institute Fire and Safety Division (FSD) in exchange for access to the FSD Maple Ridge Campus Staff report dated July 16, 2009 recommending the endorsement of the trade of a District fire engine in exchange for access to training resources between the District and the Justice Institute Fire and Safety Division. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda July 20, 2009 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Council will not tolerate any derogatory remarks directed at Council or staff members. If a member of the public has a concern related to a Municipal staff member, it should be brought to the attention of the Mayor and/or Chief Administrative Officer in a private meeting. Other opportunities to address Council may be available through the office of the Manager of Legislative Services who can be contacted at 463-5221 or by e-mail at cmarlo@mapleridge.ca. Checked by: Date: MAPLE RIDGE Flritrah Ca[umdio Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: July 07, 2009 and Members of Council FILE NO: RZ/107/05 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009 and Maple Ridge Zone Amending Bylaw No. 6604-2009 11744 236 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -1d (One Family Urban (Half Acre) Residential) and R-3 (Special Amenity Residential District). This will allow the development of one RS -1d lot in the middle of this site where the existing house is located and one large R-3 lot which will be further subdivided into 8 lots in the future within the developable lands fronting on 236 Street. This application requires an amendment to the Official Community Plan to adjust the boundaries between the Urban Residential and Conservation land uses. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 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. 6603-2009 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6603- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6604-2009 be given first reading and be forwarded to Public Hearing; and 1101 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 security as outlined in the Agreement; ii. Amendment to Schedules "B" & "C" of the Official Community Plan; iii. Registration of a Section 219 Covenant for a Geotechnical Report that addresses the suitability of the site for the proposed development; iv. A Statutory right of way plan and agreement must be registered at the Land Title Office: v. Road and Park dedication as required; vi. Section 219 Restrictive Covenants must be registered at the Land Title Office. vii. An Amenity Restrictive Covenant must be registered at the Land Title Office for the future subdivision and development of the area to be zoned R-3 (Special Amenity Residential District); viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Harmony Real Estate Ventures Inc Owner: Joseph D Portelance Marilyn J Portelance Alan D Davies Evelyn E Davies Legal Description: Lot B, Section 16, Township 12, NWD Plan LM P30235 OCP: Existing: Proposed: Urban Residential, Conservation Urban Residential, Conservation Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -1d (One Family Urban (Half Acre) Residential), R-3 (Special Amenity Residential District) -2- Surrounding Uses North: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation Urban Residential, Conservation South: Use: Single Family Residential, Vacant Zone: RS -3 (One Family Rural Residential) and RG -2 (Suburban Residential Strata) Designation: Urban Residential, Conservation East: Use: Park (Environmental Protection) Zone: RS -3 (One Family Rural Residential) Designation: Conservation West: Use: Townhouse Zone: RM -1 (Townhouse Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 2.58 hectares (6.38 acres) Access: 236 Street and 118 Avenue Servicing: Full Urban Companion Applications: SD/107/05 and DP/107/05 b) Project Description: The applicant is proposing to rezone the subject site to permit a subdivision of two lots. The east lot, with an area of approximately 4,600m2, will be zoned RS -1d (One Family Urban (Half Acre) Residential). This lot will be accessed by the existing panhandle on 118 Avenue and the existing house will remain on this site. The lot has limited developable potential and is located on top of a ridge between two large areas that will be dedicated as Park. The west lot, with an area of approximately 2,600m2, on the 236 Street frontage will be zoned R-3 (Special Amenity Residential District). It is proposed that the owners will further subdivide this land into 8 lots with a lot size of not less than 324m2 when the east lot has been sold. Approximately 71% of the site will be dedicated as Park. Running concurrently with this application are a Subdivision application and an Environmental Development Permit application for the protection of watercourses and natural features. A Development Variance Permit will also be required. c) Planning Analysis: Official Community Plan: The development site is located on the east side of 236 Street just south of 118 Avenue and is designated for Urban Residential and Conservation land uses. Environmental and geotechnical assessments of the site have identified that the areas for Conservation are more extensive than as currently designated. Currently 18% of the site is designated Conservation and this will be increased to 71%. There are two large ravines crossing the property from north to south each containing a branch of the Cottonwood Creek system. Some portions of the ravines have relatively steep sides and evidence of soil instability exists. Setbacks from the top -of -bank have been -3- established and both these ravine areas will be designated as Conservation and will be dedicated as Park for the preservation and protection of watercourses and slopes. The balance of the site is designated Urban Residential. The developable area on the west portion of the site at 236 Street is suitable for Neighbourhood Residential Infill development although it is limited by the ravine area behind it. There is a townhouse development to the west of this site and it is considered that the 8 lot subdivision of R-3 (Special Amenity Residential District) zoned lots on this site will be a compatible use. The developable area in the middle of property is limited by its location on top of a ridge between the two large ravine areas. The proposed lot is large (approximately 4,600m2) but the buildable area will be limited with a restrictive covenant to specifiy the building envelope, building size and septic field locations. The existing house is encroaching into the setback areas of the new building envelope but any new construction on the site will have to conform to the covenant restrictions. Existing forested areas on this lot will be protected by a restrictive covenant. Zoning Bylaw: There are 2 zones proposed for this development: R-3 (Special Amenity Residential District) to permit a future subdivision of 8 lots on 236 Street and RS -1d (One Family Urban (Half Acre) Residential) for one lot in the middle of the site with access from 118 Avenue. The Subdivision application running concurrently with this zoning application is for a 2 lot subdivision: one lot for the area on 236 Street to be zoned R-3 and one lot for the RS -1d lot. Due to the economic downturn the owners are delaying the 8 lot subdivision of the R-3 (Special Amenity Residential District) portion of the lot until they have the necessary funds generated by the sale of the RS -1d lot. A Restrictive Covenant will be registered at the Land Title Office to ensure the future subdivision and development of the R-3 zoned land is consistent with the current plans. The existing house on the proposed RS -1d lot will remain but is currently serviced by a septic system that is failing. The applicant has requested that they be permitted to connect to the municipal sewer system by means of a sanitary pump with a backup power supply. If this is not feasible a new septic field location will be required that is outside of the proposed Park dedication areas. The stormwater drainage systems will also be relocated outside of the proposed Park dedication areas. Any new construction on this site must conform to the limitations of the restrictive covenant. Development Permits: A Watercourse Protection and Natural Features Development Permit is required for the preservation, restoration and enhancement of the natural environment of the watercourse areas and of the natural features on the site. The details are discussed in the Environmental Implications section of this report. Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit area guidelines are met. An Intensive Residential Development Permit will be required for the R-3 (Special Amenity Residential District) zoned lands when the future application is received for the 8 lot subdivision. This will address the form and character of the building design and provide guidelines for the development of the site. Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit area guidelines are met. -4- d) Environmental Implications: A Watercourse Protection and Natural Features Development Permit is required for this site. The applicant has submitted an Environmental Impact Assessment and a Geotechnical Report. An Arborist Report and a Stormwater Management Plan are required. The site includes 2 ravines, one to the west of the existing house which contains a branch of Cottonwood Creek and one to the east which contains a tributary to Cottonwood Creek. A third ravine immediately to the east of the property has it top -of -bank within the property boundaries. Some of the slopes on the site exceed grades of 25% and areas of slope instability were observed in the ravine areas. Minimum geotechnical and watercourse protection setback lines have been established for the developable areas of the site and plans will be provided for enhancement and revegetation of slopes and watercourses where required. Any new structures on the RS -1d lot must not be located within conservation setbacks established to protect the slopes and areas for Park dedication. The existing house is encroaching into these setbacks areas but if it were to be demolished the area would require restoration to protect the slopes. If new septic or stormwater management systems are required they must not be located within the conservation setback boundaries. The existing forested areas on this lot are to be protected. A post and rail fence will be required along the conservation covenant boundaries. e) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all the services required in support of this development do not yet exist on the site. It will therefore be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to do the work identified in that agreement prior to final reading. Comments provided by the Engineering Department include: 1. Road widening on 236 Street and 118 Avenue is required. 2. Urban services are required on both road frontages. 3. A 6m wide statutory right-of-way is required to provide access for municipal staff to the Park areas. This will be provided on the panhandle portion of the east lot. 4. At the subdivision stage for the 8 R-3 lots a Sanitary Pump Station will be required on 236 Avenue. Proposed Variances: The following variances to the Subdivision and Development Servicing Bylaw will be the subject of a future Council report: • To postpone the Subdivision servicing requirements on 236 Street until the future application for the subdivision for 8 R-3 zoned lots. • To waive the requirement for underground wiring on 236 Street. • To exempt some of the servicing requirements for the RS -1d lot to allow a septic system. -5- Building Department: The Building Department has reviewed the sanitary requirements for the existing house on the proposed RS -1d lot and has confirmed that a sanitary pump system can be used to connect the house to the municipal sewer system on 118 Avenue if the system is designed by an engineer and must include a backup power supply if the entire building is to be pumped. If this is not feasible then a new septic system must be provided on the new lot that does not impact the park lands, and as noted above, a variance to "Note 4" of "Schedule A, Services and Utilities", of the Subdivision and Development Servicing Bylaw No. 4800 - 1993 as amended will be required. Preliminary information has been provided that indicates a new septic field is possible within the building envelope of this RS -1d lot. Fire Department: The Fire Department has identified that the existing driveway access on the panhandle from 118 Avenue is approximately 100 metres in length and will have to be improved to a minimum 4 metres wide, clear of vegetation, drivable in all weather conditions and have a turnaround/hammerhead to allow emergency vehicles to turn around instead of having to back out. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 8 trees which is based on one tree per lot and the final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $200.00. f) School District Comments: This project was referred to the School District, but no comments have been received. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application 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. -6- CONCLUSION: The development site is located on the east side of 236 Street just south of 118 Avenue and is designated for Urban Residential and Conservation land uses. An amendment to the Official Community Plan is required to adjust the boundaries between the land uses to protect more land as Conservation. Currently 18% of the site is designated Conservation and this will be increased to 71%. The applicant is proposing to rezone the developable area of the site, approximately 29%, to allow the subdivision of one RS -1d lot in the middle of this site where the existing house is located and one large R-3 lot along the 236 Street frontage which will be further subdivided into 8 lots in the future. It is recommended that first reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009 and Maple Ridge Zone Amending Bylaw No.6604-2009, and that application RZ/107/05 be forwarded to Public Hearing. Prepared by: Ann Edwards Planing Technician, CPT CP, MCIP of Planning : Frank Quit, MBA, P.Eng GM: Public Works & Development Services It Concurrence: J. L. (Jfi File ScFi�Chief Administrative Officer AE/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6603-2009 Appendix C - Zone Amending Bylaw No. 6604-2009 Appendix D - Current Subdivision Plan Appendix E - Future Subdivision Plan -7- A LMS 1818 11757 11737 421 11619 a SCALE 1:2,500 City of Pitt Meadows_ 856 9 w8 3868 N 29 11850 28 11849 1 27 N 11825 0_7 S � w 8 4 5 118 A AVE 51866 . 11872 16 11853 26 11818 2 J 25 11806 24 LMP 23 12728 22 21 17 J 18 11825 2 19 817 11811 20 118 AVE 1864 11854 2 11842 11820 PARK APPENDIX A REM. 22 P 1676 E/19 ry20 N21 B 7,P 16392 PARK PARK LMP 36724 1L6 4 5 '9 Subject Property 1PARK- District of Langley MAPLE RIDGE allrsn �qi�m Sia 11744-236 St CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jul 7, 2009 RZ/107/05 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6603-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6603-2009. 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot B, Section 16, Township 12, New Westminster District Plan LMP3O235 and outlined in heavy black line on Map No. 763 a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Conservation and Urban Residential. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot: B, Section: 16, Township: 12, Plan: LMP30235 and outlined in heavy black line on Map No. 764 a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2009. PUBLIC HEARING HELD the day of , A.D. 2009. READ A SECOND TIME the day of , A.D. 2009. READ A THIRD TIME the day of , A.D. 2009. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER 77757 11717 27 1782$ 5 ti 4 11841 0 26 7/818. 25 111806 24 LMP 12726 23 22 21 co N 18 71829 X19 11817 11811 20 11774 11756 O N 55 18.0 11842 11820 PARK Q' vii REM/22 P 1676 \ / / 118 AVE. P 26073 0.809 ha 56 1 n 2 TMi3 BCP 18392 f 16 /1792 15 6, 18.1 11692 58 P 34262 0.809 ha PARK A 1.20 ha 1.54 ha ^ 5 6 7,6.d Q 7 8 /7657 9 71659 10 11651 -0 11 7164 12 li6 V ADL RIDG OF -IC AL COv Bylaw No. 6603-2009 Map No. 763 From: Residentia and Conservation To: Urban Residentia and Conservation V Y LA\ AV \DI\G MAPLE RIDGE British Columbia 1:2000 r� 4 \I r 1 771847 11842 Q r� �'� 27 11826 18 11820 yr REMi��22 m LMP 12726 »829 1 11816 24 23 22 21 1977877 ' P 1676 25 11806 s N N N 77871 20 0 / 18 0 PARK \ /' , N ,.' cN 0 115 AVE. N 11774 P 26073 :1 Nr 1 B)C1C92r/795 I ry 2 1 �3 4 150 /—T 1779$11 55 + 7 - 6 11793 5 1 11792 56 0 -.{7,_, j �� e- .- 15 �c 0.809 ha cL , i 8 "� ��� —� /1757 Ti 11j63 ',13e4 17756 1,287 ha 9154, ,---__,12,, 12� P A 1cp ' .\ 111 ar. ' • 0 • BCP 46 11737 71744 •'mo• i ♦♦ • ♦• e ♦ ♦ 1 �♦ • A� •.�`, 1• • ♦ I�♦♦• ♦ � ♦.• • e 5 ♦♦ � •O� i• 7�•�► • f ♦ • • • _♦ �.• ♦ ♦ ♦ t\ 5 ,• • ' r93 '►`�:�•� • O 6 ��� 18.1 PARK BCP 23179 71692 58 Q 7 0.6>> 8 X67 9 77659 P 3426210 s- 11653. 0.809 ha A 11 1164 PARK 1.20 ha 1.54 ha 176 VADLI Bylaw No. Map No. U'OSE: PARK pr-P RDC- OFfICIA_ 6603-2009 764 TO ADD TO CONSERVATION '?"A17Q i COVV,\ITY DLA\ AV-\D \G Ai 1:2500 MAPLE RIDGE Br i t i s Fr Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6604-2009 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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6604-2009." 2. That parcel or tract of land and premises known and described as: Lot B, Section 16, Township 12, New Westminster District Plan LMP30235 3. and outlined in heavy black line on Map No. 1436 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District) and RS -1d (One Family Urban (Half Acre) Residential). Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 2009. PUBLIC HEARING held the day of , A.D. 2009. READ a second time the day of , A.D. 2009. READ a third time the day of , A.D. 2009. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER 27 71826 r 111847 17842 18 77829 71820 REM/22 19 _1 17817 11877 18.0 PARK 20 b 118 AVE. 25 11806 77774 55 /' P 1676 / P 26073 4 1795 71793 5 1179 17 1 /779.2 0.809 ha 56 71757 ii756 1.287 ha 11T. 0392 11737 rey 00 /I 0 '0, 5.1 s 2.58 h LMP 3 /1692 23179 8 17667 58 P 34262 0.809 ha 9 77659 10 ▪ 1165,3 ▪ 11 1164` PARK PP01 '77,17Q 1.20 ha 1.54 ho VADL RIDG Z0\ AV DI\G Bylaw No. 6604-2009 Map No. 1436 From: RS -3 (One Family Rural Residential) //i To: R-3 (Special Amenity Residential District) and RS -1d (One Family Urban (Half Acre) Residential) 12 116.. MAPLE RI©GE British Columbia 1:2500 APPENDIX D Pei Dca-fi-on Z ROAD 66cobsOe uWd mvls • 1 1 p' APPENDIX E s % 1 1,7 ITALS 9£7 MAPLE RIDGE Hri:ish Columbia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: July 15, 2009 and Members of Council FILE NO: RZ/040/09 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6674-2009 and Maple Ridge Zone Amending Bylaw No.6675-2009 24554 102 Avenue (Lower Jackson Farm) & (Lot A LMP 42378 at 100 Avenue & 248 Street - Upper Jackson Farm EXECUTIVE SUMMARY: This application involves two properties. One of the properties (Lot A LMP 42378 at 100 Avenue & 248 Street - Upper Jackson Farm) is proposed to develop to an urban standard, in an area designated Urban Reserve under the Official Community Plan. In exchange for advancing development the property owner has proposed to dedicate the other subject property 24554 102 Avenue (Lower Jackson Farm) to the municipality as parkland. A staff report considered by Council on April 14, 2009 dated April 1, 2009 detailed the necessary steps required to advance urban development on the Upper Jackson Farm portion and the implications of doing so. Advancement of this application requires amendments to the District's Regional Context Statement, the Official Community Plan, the Zoning Bylaw as well as road servicing variances and the issuance of a Natural Features Development Permit. Following the review of the report at the April 14, 2009 Council meeting, the following resolution was passed: That staff be directed to bring back a zone amending bylaw which will designate the Upper Jackson Farm as Urban Residential in exchange for the dedication of the Lower Jackson Farm to the District of Maple Ridge as per the applicant's proposal at the April 6, 2009 Committee of the Whole Meeting. RECOMMENDATIONS: In accordance with the April 14, 2009 Council resolution; 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6674-2009 be given first reading and be forwarded to Public Hearing of September 15, 2009: 2. That in accordance with Section 879 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. 6674-2009 on the municipal website and requiring that the applicant host a 1102 Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6674-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6674- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6675-2009 be given first reading and be forwarded to Public Hearing of September 15, 2009; and 6. That the following terms and conditions be met prior to final reading. i. Approval from the Metro Vancouver Regional District Board to amend the Regional Context Statement of the Official Community Plan; ii. Approval from the Ministry of Transportation; iii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement, which includes a contribution to the future upgrading of 248th Street; iv. Amendment to Schedule "B" & "C" of the Official Community Plan; v. Registration of a detailed geotechnical report addressing the suitability of the site for the 112 lot subdivision as a Restrictive Covenant; vi. Road dedication as required; vii. An Amenity Restrictive Covenant protecting the landscape buffer and confirmation in writing from the property owner that a Local Service Agreement will be provided at the subdivision stage for the long term maintenance of the buffer area; viii. Approval of the Greater Vancouver Sewerage and Drainage District to amend the Fraser Sewer Area boundary; ix. A landscape plan prepared by a Landscape Architect detailing the landscape buffer must be submitted including the security to do the works; x. Park dedication as detailed on Appendix D, and including the property located at 24554 102 Avenue known as the Lower Jackson Farm, including construction of walkways and equestrian trail; xi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is -2- evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. xii. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Damax Consultants Ltd. 666921 B C LTD & 0710696 B C LTD Legal Description: Section: 3, Township: 12, Plan: EP12314, Lot: A, Section: 3, Township: 12, Plan: LMP42378 OCP: Existing: Proposed: Urban Reserve (Upper Jackson) , Agricultural (Lower Jackson) Urban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Lower Jackson, A-1 (Small Holding Agricultural) Upper Jackson; Proposed: R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential) - Upper Jackson Surrounding Uses - (Upper Jackson) North: Use: Urban Residential (large lots) and gravel extraction Zone: SRS (Special Urban Residential) and RS -3 (One Family Rural Residential) Designation Low Med Residential (Albion Area Plan) South: Use: Rural Residential Zone: RS -3 (One Family Rural Residential) Designation: Urban Reserve (Thornhill) East: Use: Rural Residential and ALR Zone: A-2 Upland Agriculture and RS -3 (One Family Rural Residential) Designation: Urban Reserve (Thornhill) and Agricultural West: Use: Rural Residential and Gravel Extraction Zone: RS -3 One Family Rural Residential Designation: Agricultural (Agricultural Land Reserve) and Low/Medium Residential Existing Use of Property: Vacant- Lower Jackson, 4 lot Subdivision - Upper Jackson -3 Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Urban - Upper Jackson, Park - Lower Jackson 8.96 HA (Upper Jackson) and 15.06 HA (Lower Jackson) Jackson Road Full urban services required (Upper Jackson) SD/040/09 This subject property is within the Thornhill Urban Reserve and is adjacent to a variety of land designations, including Agricultural, Urban Reserve, and the Albion Area Plan designations. The development plans for the Upper Jackson farm property are for 112 residential lots of a single family nature and a variety of lot sizes, as follows: • 9 RS -1(b) (One Family Urban (Medium Density) Residential) lots with minimum lot sizes of 690 m2, • 29 R-1(Residential District) lots with minimum lot sizes of 430 m2, • 74 R-1 (Residential District) lots with minimum lot sizes of 371 m2. The homes will be inward facing as the perimeter of the subject property will be buffered by a minimum 4.0 meter wide dedicated landscape strip and a minimum 11 metre wide landscaped buffer which will be protected by restrictive covenant. A storm water detention pond which is intended to service the residential lots on the upper portion of the property will be permanently located on the Lower Jackson Farm portion. The Lower Jackson Farm portion is intended to be in public ownership as a park as part of this proposal but there are currently no formal plans in place for the development of the site as a park. c) Planning Analysis: As mentioned previously, the scope of amendments required to facilitate this development were presented to Council in a report dated April 1, 2009. The following is meant as a synopsis of those comments. Official Community Plan: Official Community Plan: The property known as the Upper Jackson Farm is currently designated as Urban Reserve while the Lower Jackson Farm is designated as Agriculture. In order to rezone the Upper Jackson Farm property for urban development, an amendment to the Official Community Plan is required, as the Official Community Plan outlines a series of reports that are required before development of the Urban Reserve would proceed. At this time, the Lower Jackson Farm property is not the subject of an Official Community Plan amendment but an amendment to designate the property as park will be required if the application proceeds. The applicant has provided consultant's reports including an arborist's report, a traffic overview, a geotechnical report (assessing a previous 4 lot subdivision), groundwater impact assessment, sewer -4- capacity report, and correspondence with the Agricultural Land Commission that outlines the buffering provisions of this proposal. Neighbourhood compatibility. Policy 3-21 of the Official Community Plan as it applies to this proposal was presented to Council in the report dated April 1, 2009. The report noted that site context of agriculture, large lot single family, rural residential, and gravel extraction appeared to present transitional difficulties that should be reviewed further. In part, this transition is being addressed by the buffer proposed to surround the subject property (Upper Jackson Farm) and the fact that the properties are oriented internally, not outwardly on 100th Avenue or 248th Street. These features, combined with traffic circulation with one access and egress from Jackson Road, may lessen impacts on the adjacent properties and land uses. Regional Context Statement: Since the Regional Context Statement has embedded the triggers and milestones stated in the Urban Reserve section of the Official Community Plan, any urban form of development proposed on the Upper Jackson parcel will require an amendment to the District's adopted Regional Context Statement. This is achieved by the approval of the Metro Vancouver Regional Board. Council is aware that the Regional Growth Strategy is under review and is expected to be adopted within a year. Once adopted, member municipalities will be required to review and submit revised Regional Context Statements. This application to the Regional Board may occur in advance of this process and, as such, it is unclear as to how it will be received by the Metro Vancouver Board. Council has the option of forwarding this application on its own merits or including it in the District's revised Regional Context Statement. Zoning Bylaw: The proposed zones for the Upper Jackson Farm parcel are R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential). The land use designation that aligns with these zones is Urban Residential which is the subject of the amendment as proposed by the applicant. Development Permits: The Upper Jackson Farm property (24554 102 Avenue) was recently subdivided into 4 Tots in accordance with its current RS -3 (One Family Rural Residential) zoning. A watercourse protection development permit was registered with this subdivision (SD/073/08) and will remain pertinent. A Natural Features Development Permit will also be required to address issues of slope stability. Development Variance Permits: The applicant is proposing a number of variances to the Subdivision and Development Services Bylaw No. 4800-1993 to reduce road widths similar to those found in Silver Valley. This issue will be explored further and reported to Council in a future report prior to subdivision approval. -5- Development Information Meeting: A development information meeting was held on July 14, 2009. Approximately 50 local residents and interested parties attended and spoke with the applicant and the consultant team for the project. Appendix E contains a summary of the comments received by the proponents and copies of the information sheets provided by the public. d) Citizen/Customer Implications: Both of the subject properties have figured prominently in the community's recent history. The Lower Jackson farm property has been considered by some members of the community as appropriate for parks acquisition. It has been the subject of much public debate and review by both local and regional government but remains in private ownership. The Upper Jackson Farm property (24554 102 Avenue) is part of the Thornhill Urban Reserve and was the subject of considerable community discussion during the Public Hearing for the Official Community Plan, which was adopted on November 14, 2006. This application, which advances the urban development on this specific property, may raise concerns among some members of the community. It must, however, be understood that the policies for future development in the balance of the Thornhill Urban Reserve area will continue to apply, and only due to the unique circumstances of this proposal, are being set aside in this instance. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the development proposal and note that, at the rezoning stage, sanitary sewer and water services as well as sidewalks and street lighting must be extended to the site. The sanitary sewer system must be evaluated and if capacity improvements are necessary, this improvement must be included in the rezoning development agreement. Recognizing that this site is proposed to be zoned for urban development, adjacent streets must also be improved to an urban standard. The rezoning development agreement will provide details and required security to achieve these improvements. Portions of the adjacent property have slopes ranging from 50% to 80%. Prior to final consideration of the zone amending bylaw, a detailed geotechnical report is recommended. The report should confirm that any geotechnical issues are addressed. It is anticipated that the internal road and right-of-way design, storm water discharge from the site, and the intersection design at 100 Avenue and Jackson Road will be investigated further at the subdivision stage. -6- Parks & Leisure Services Department: The District's Parks and Leisure Services department has noted that the Parks, Recreation and Culture Master Plan is currently under review and is expected to be completed by the fall of 2009. To date, much of the consultation is completed and the goal of the community has been to maintain the active parkland standard the District currently has. This goal is also consistent with recent surveys where citizens have consistently identified that parks and open space is one of the most valued assets in the District. While there have been many suggestions as to potential uses of the property as a park, a formal park planning process would need to proceed to determine the appropriate recreational uses for the site. Fire Department: The Fire Department has requested that standard road widths be provided to facilitate the necessary movement of emergency vehicles. Building Department: The Building Department noted that the Zoning Bylaw criteria for a minimum 7.5 metre separation between driveway and road intersections has not been met with this proposal. Prior to subdivision occurring, a comprehensive lot grading plan will be required showing the locations of required retaining walls. This information will determine the number of lots that can be created. There is potential that the number of lots currently being proposed may not be achievable. f) Intergovernmental Issues: Advancing urban development on the Upper Jackson Farm property will require both an amendment to the District's Regional Context Statement as well as an amendment to the Fraser Sewer Area to include this site. Approvals from the Metro Vancouver Board are required for the first amendment and from the Greater Vancouver Sewerage and Drainage District Board for the second. Both must be forwarded from the District of Maple Ridge. Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, from Urban Reserve to Urban Residential, was referred to School District No. 42 for comment and will be forwarded to the Kwantlen First Nation for comment prior to Public Hearing. 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, and agencies of the Federal and Provincial Governments. -7- 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. g) Environmental Implications: A watercourse protection development permit was registered on the Upper Jackson Farm site which will remain valid with this application. The existence of slopes greater than 15 % on the site will trigger the need for a Natural Features Development Permit. CONCLUSION: Council directed that this application for development in the Thornhill Urban Reserve be advanced in exchange for the acquisition of the Lower Jackson farm property for park purposes. This proposal, if successful, will introduce urban uses into the Urban Reserve as a separate consideration from other properties with the same designation. In return, the applicant is proposing to place the Lower Jackson Farm property in public ownership. As noted in the report, additional information will be required to complete the application. The implications and requirements for this proposal were outlined in a report reviewed by Council on April 14, 2009. Prepared by: Dian- all Planner CP, MCIP Director of Planning Approve Vby: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurren e: J. L. (J m) Rdyle Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6674- 2009 Appendix C - Zone Amending Bylaw 6675- 2009 Appendix D - Site Plan Appendix E - Minutes from Applicant's July 14th 2009 Public Information Meeting -8- -4" ID 1111111111 API I 11!13[I Mill EIL (11111 IJ I II II IITIEIE 1,•• SI" teragiumliij AVE APPENDIX A • Eff JqMIIIW MIPER7 SWOP' /UMW VE 4or RfilleilinTrir lb; MIS 45Vi *kV 0 41.17) / 1 f 101 AVE Loer1 0 Subject Properties 6)/1/R RD Z -N\, SCALE 1:7,500 City of Pitt .1 ,.- Meadoyvs U'Oer ct 301,J APPENDIX A 102A AVE 24554-102 Ave & 84295-0000-0 0- -1i111 71 District of Langley FRASER MAPLE RIDGE Columb.,1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jun 5, 2009 RZ/040/09 BY: JV APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6674-2009. A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the 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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6674-2009." 2. Those parcels or tracts of land and premises known and described as: Lot 1, Section 3, Township 12, Plan BCP 41515 and Lot 2, Section 3, Township 12, Plan BCP 41515 and Lot 3, Section 3, Township 12, Plan BCP 41515 and Lot 4, Section 3, Township 12, Plan BCP 41515 and Park, Section 3, Township 12, Plan BCP 33649 and outlined in heavy black line on Map No. 777, a copy of which is attached hereto and forms part of this bylaw, is hereby redesignated to Urban Residential, Conservation and Park. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Park, Section 3, Township 12, Plan BCP 33649 and outlined in heavy black line on Map No. 778, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2009 . PUBLIC HEARING HELD the day of , A.D. 2009. READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER Municipal grove/ pit NWP 6502 0.721 ha 7 Section 3 Township 12 0 0 7 ► 6 ry° 5 M 4 3 2 1 1L12 AYL BCP 738.___ 1. CP 1 89 N AA 20.1 .579E 0.405 ha • , a 0 10150 Provincial grove/ pit NWP 10788 4.047 ha /g/Zf// /' ^ R a 111 de. Av Ott ke It: aed' • t PIN ;i r • 13411 • 4 $ • 04, IPVI 144 ,41 i,,4 li, 4,4F4 Y" Ail NA0,41i1'S�/1.4 iv I 1 Fes; 1 /11,4NA! 14 13 12 11 +Y iq ro 9 P 16340 10 P 16340 8 P 29247 10180 29 0.405 ha. P 1208 Rem 16 3,157 ha. 10104 10076 P 36818 30 1,619 ha. 10040 P 1208 Rem 17 1.889 ha. RF 71199 v AL- RIDG- 0 = FICIAL CO Bylaw No. 6674-2009 Map No. 777 From: Urban Reserve To: Urban Residential and Park v \ITY =LA\ Conservation A v \DI\G MAPLE RIDGE British Columbia 1:1000 2 Section 3 Township 12 Municipal gravel pit NWP 6502 0.721 ha 102 A 806. 5 4 9CP 17387 3 2 1 P 1 -389 3579E 0.405 ho Provincial grovel pit NWP 10788 Pcl. "K" 4.047 ho 3 1 2 LMP 42378 8.956 ho 4 LMP 42377 100 AVE. ry 14 13 12 11 P 16340 10 9 P 16340 8 20.1 20.1 P 29247 10150 29 0.405 ha. P 1208 Rem 16 3.157 ha. 10104 10076 P 36818 30 1.519 ho. 10040 P 1208 Rem 17 1.889 ha. 99. 71199 VAPL - R DG OFF Bylaw No. 6674-2009 Map No. 778 CIAL COV PUPOSE: TO A» TO C0\S VAT V 0\ \ ITY ID _A\ AV \DI\G MAPLE RIDGE 1:3000 British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6675-2009 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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6675-2009." 2. That parcel of land and premises known and described as: Lot 1, Section 3, Township 12, Plan BCP 41515 and Lot 2, Section 3, Township 12, Plan BCP 41515 and Lot 3, Section 3, Township 12, Plan BCP 41515 and Lot 4, Section 3, Township 12, Plan BCP 41515 and outlined in heavy black line on Map No.1456 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 2009. PUBLIC HEARING held the day of , A.D. 2009. READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation this day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER Hem N 1/2 of NE 1/4 8 Section 3 Township 12 71Z2 Municipal grovel pit NWP 6502 0.721 ho t____Ii. 102 A AVE, 4 3 2 1 738 P 6579F 23/8 56 0.405 ha Provincial grovel pit 10150 NWP 10788 Pcl. 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MS- . • • 17444::::::•444 1 1.• . . 4 p i 1 i 4 Li i. 9 OW lia_40 , . • . . . . . .. .4 ,.•.•.•.*.•.• .4 4+-•.* .•-•-• . sip Deffrom %mow romw rowelinw'i'w 'Sp' riiiill wawa AL E RIDG ZO\ A \D \G Bylaw No. 6675-2009 Map No. 1456 From: A-1 (Small Holding Agricultural) To: P 16340 R-1 (Residential District) •• P-1 (Park and Schoo ) HS -1 b (One Family Urban (Medium Density) Residential) MAPLE RIDGE British Columbia and ///t 1:3000 APPENDIX D i4Ft3= nt-4 tz Ib p •f1 -tIs L. gt?s41E1- 4 iyr-4 r1•4. t77-1. A9 Y ti 13 N5 v' 77• v 1.4-h • — 1 •--�• - n 1, o vv.! I!. - . • QAQ>✓ 'FAg1c e,4ac '• • N "•� 14,0,16(1 ik to. iv) e, ;0€:A. 1\,ik eqP 'uC a0' 0 i O' T 77 I14•., t 1 O! O 60 OI 0, i Q�k 0 • 0 t v_ �r•a s • - 16.0 � �i'1 •v 0 iy •o 4a 2+I.2 yl 8•L Y • fi : • • e•O • 1 94-•.- el-.r4 I �• di to- 4v N 6 . 0 14F 4--o-0 IOC 8 •'- • 1 I . - an. '+� •tel -Y r• 70r - \a • 10.0 i 800 IDA/ • 1+t� • - e Zzs• '� }1. }1.14.2f • . - - tJU 7.sR �r � 4y 11. 4,%1 l �,r I el Ino " A4FF-.3 2.8 tZ • 1 • 1� L. rybo rt -L4 - I,t 4 liF a ■-- ,d. 4e•e • 2t e 41.4- It 1 T� o' 4t / :4.1; r- 1 le S 0 1•f � I O LAC•61S (- lraCs fa x•t /lewdW 1 D6 • C_7P4i11.V e- 1 es.rn 12M ys.i L c' 7 •$44G'11.1C1 mr•-1 2d- ' hoc. ,•,.\, .. 442o 4N. 99At_pc►1.c - "1:›A..31-14-FIIJ--' 'a -I t.cit'S P- - •i'11 S?•�l • GXN►C- F% c'0 141E- la e� mk damax consultants ltd. 103 - 1600 w 6v avenue, ranco.war. w6j 1r3 tet.220-6637 1..6093660 oaTugteh,l mel st�r� 1r - ZroB ' [1' t2: t�Pc"( 31,2001 E (1 cy MINUTES OF THE PUBLIC INFORMATION MEETING RZ-040-09 Minutes of the public information meeting held at Samuel Robertson School at 10445 - 245 Street, Maple Ridge on Tuesday, July 14th, 2009 from 5:OOpm to 7:OOpm IN ATTENDANCE: • David Laird, Damax Consultants Ltd. (D.L.) • Jennifer & Craig Redmond • Matt Kokan, Geopacific Consultants • Approximately 50 local residents and interested parties ON DISPLAY: • Site Context Map (Damax) • O.C.P. Plan (D.O.M.R.) • Albion O.C.P. (D.O.M.R) • Aerial photo of site ( D.O.M.R.) • Thornhill Aquifer Plan (D.O.M.R.) • Proposed Subdivision Plan (Damax) • Site Servicing/ Schematic (Damax) • Roads/Surface Works Schematic (Damax) • Typical cross sections showing sections through the North property line, 248 Street, the bio -filtration pond and typical road cross sections (Damax) • Existing Topography Plans of the upper & lower sites (Damax/Olsen Surveying) ALSO AVAILABLE FOR REVIEW: • GeoPacific Consultants Report regarding the Thornhill Aquifer • Geotechnical report prepared by GeoPacific consultants • Arborist report by Mike Fadum & Associates • Plan showing the existing sanitary sewers in the Albion Area. (D.O.M.R.) • Traffic Overview (B.W.W. Consultants) 1 (2 6/6.) • W.C.D.P. over parent parcel • Damax email to ALC (June 2, 2009) • KWL Study of existing Watermains in the area • Golder Report regarding E.S.A. setbacks in the lower Jackson site • A great deal of the attendees appeared to be from the existing subdivision North of the upper site on 248th Street. They were not in favour of the Developments for a variety reasons: o Loss of views, lots too small, not in O.C.P., Urban Development Area would lower the value of their lots, schools are already crowded, traffic congestion. • One of the residents referred to the lower Jackson site as "the Jackson swamp" and that due to the environmental areas it had little value as a park. D.L. said that it was his understanding that the District of Maple Ridge had done an appraisal on both sites and that it had concluded that there would be a net benefit to the District in terms of land value. D.L. said he thought the value of the lower site was $6 million but stated this was only a guess and that he had not seen the appraisal. • Many people were very concerned that the proposed emergency access on 248th Street and noted that "possible future road" on the subdivision plan would, before the Development of the Thornhill Urban Reserve, be opening up. D.L. said this would be up to the District to decide. The intent, however, for now and for many years would be that it remains as an emergency access/walkway. • Concerns were raised for the size of the turnaround at the Jackson Road/ 102 Avenue with respect to turning radeii for large trucks/farm vehicles. D.L. said, if built, it would be similar to the one on 232nd Street in Silver Valley. The drop curbs in the centre circle permit access to larger vehicles and a larger turning radius. • One resident was disappointed that the buffer along the North property line would not be dedicated as Park. She noted that the covenant along the South of the existing lots on 102A Avenue had not been respected and trees have been removed & fences built within the R/C area. D.L. said that, unlike the existing R/C, the proposed buffer would be built as a landscaped mound with a rock wall strongly defining the covenant area versus the existing R/C area which is defined by a low profile log rail. She asked that if the Development proceeded, could the existing R/C be cancelled. D.L. thought the idea had merit but it would be for the District to decide. 2 • Some of the attendees said that the District's maps displayed should not have been written on. They said that it gave the impression that the upper site was not in the Thornhill Urban Reserve and this was misleading. D.L. apologized and said his only intent was to show the site in relation to the whole area. He thought that because the highlighting was done by hand, it was obvious that the added information was not part of the original District map. Taken in context with the total presentation, the other maps shown and the information handout, which clearly states that the upper lands are in the Thornhill Urban Reserve, D.L. thought this was unfair criticism. • A resident on 248th Street within the A.L.R. had concerns that the Development would restrict her use of her land (horses etc.). D.L. said that he thought that with the proposed extensive landscaped berm and the fact that the houses will be facing West with no access to 248th Street there should be no negative impacts on the A.L.R. lands and for their use as agricultural purposes. • Several of the attendees were upset that the Developer had built a watermain in 248th Street and 100 Avenue and that this was done to benefit the proposed Development. D.L. said that this was not the case. The watermain was built to serve the newly created 4 # 5AC lots only and connections were provided to 7# homeowners on 248th Street and 100 Avenue. The new Development would have (as shown on the servicing schematic plan) an internal watermain system and the only benefit from the existing main at the North end of 248th Street would be to provide "looping" as required by the District. All the new lots as would be serviced off this internal system. • There were several questions about stormwater management and the size of the bio-filtration/wetlands area proposed in the lower site. D.L. said that the pond would be sized in accordance to the District and D.F.O. "3 tier system" requirements. The wetlands would be in a grassed area and no trees would be removed to facilitate construction. • D.L. assured the residents on 248th Street that there would be no parking or additional traffic on 248th Street as the proposed lots would face away from 248th Street and would be accessed by the new internal roads. The proposed trail along the West side would be a multipurpose trail for equestrian and pedestrian use. • Betty Van Hartenberg questioned the location of the aquifer shown on the District's map and said other sources (G.V.R.D.?) show it under the N.E. corner of the upper site. D.L. said that the report done by GeoPacific Consultants clearly states that the aquifer will not be 3 affected by the Development of this site. D.L. stated that the watermains & sanitary sewers would only serve this proposed Development. There was no possibility of anyone in the balance of the Urban Reserve area being able to connect to this new system. Development of the balance of the Urban Reserve would require major roads, sewers & watermain infrastructure that would have to bypass the Albion Village area. • Representatives from the Friends of Jackson Farm were present and endorsed the proposal as long as the lower site is dedicated as park. • Dave Smith & Bill Archibald were present and both endorsed the proposal. Bill said he noted some suggestions on his comment sheet (attached). The meeting ended at 7:10pm 4 RZ-040.09 "Jackson Lands" Lower Jackson • Site area 37.2AC (15.1HA) • Present zoning RS3 (2AC min lot size) • Subdivision application submitted Oct 2008 proposing 7# "large" RS3 lots (septic fields, domestic water) • If removal from the Green Zone had taken place, a request for rezoning to R-1 (4000SF lots) would have been made to the District. Upper Jackson • Site area 22.00AC (8.9HA) • Present zoning A-1 (5AC minimum lot size) • Subdivision application made in 2008 for 4# A-2 lots • Present O.C.P. — Urban Reserve (not in Green Zone) • Proposed zoning R-1 lots (4000 SF min) and' `large" RSI(b) (7200 SF) • Developable land after E.S.A. set aside 21.89 AC (8.86HA) approximately. Land Use Strategy "Upper Jackson" The lands are in the Thornhill Urban Reserve and based on the present O.C.P. cannot be considered for Development until the population of the District increases to 100,000 (Sec 3.15 (3-26) of the O.C.P.). This may not happen for several years. The realization of the plan will be further held back with the requirement of major infrastructure costs (roads, sewers, watermains, school and park set -asides, etc). Major concerns have also been raised with regard to the Thornhill aquifer and the negative effects of development on it. The proposal attempts to allow the Development to proceed ahead of the Thornhill Reserve with minimal to zero impact on the intent of the O.C.P. in the following ways: ,• Provide a park restrictive covenant buffer around the site (approximately 4.0 AC/1.6HA) with no vehicle access to the upper lands (248 St., 100 Ave). • Provide a landscaped buffer & develop larger lots along the north property line to minimize the impact to the existing 7 houses on 102A Avenue. • Leave the existing road carriageways in their present state (248 Street & 100 Avenue) along with the existing horse trails. • Leave the evergreen tree stand on the Jackson Road/100 Ave. corner R/W untouched). • Provide services to the site off the lower portion of Jackson Rd. The services will be adequate to serve the Upper Jackson Lands and the remaining lands in the Albion catchment area only. There will be no expectations that the "lands beyond" can be serviced until the Thornhill Reserve area is developed. • The Thornhill aquifer lies East of 248 St. and should not be affected by this Development. • All environmentally sensitive areas will be protected. The proposed development plan shows 109 R-1 lots with a mix of "Uphill" 40-0" (12m wide) and "downhill" 44'-0" (13.4m wide) lots both with double car garage and 9 ("large") RS 1(b) lot (min 7200 SF). The upper bench would have two parkettes (narrower roads and bioswales) similar to the plans envisioned for the Silver Valley area. There will be approximately 350m of `'single loaded" road fronting on parks, offering spectacular views to the public. To ensure minimal impact on the Thornhill area a single road access is proposed off the lower portion of the Jackson Road adjacent to lands within the urban growth area. An emergency access is proposed off 248`h St. The development would include construction of nearly a kilometer of horse trails and a traffic calming circle at the intersection of 102 Ave/ Jackson Road. This would provide a safe access point to the lower Jackson lands (37.5AC) which would be dedicated as park as a condition of rezoning. A "normal" development of this nature would be expected to yield approximately 140 RI lots. Setting aside approximately 4AC of park/buffer will reduce the expected lot yield to 112 lots (28 less lots). Permitting this development to happen merely moves the "clock forward" for the Redmond family permitting them to develop the lands now versus developing sometime in the future. To do this in their interest and for the benefit of the people of Maple Ridge, the Redmonds will be dedicating the Lower Jackson Park as a condition of zoning and at no expense to the District. July 14, 2009 DAMAX Consultants Ltd. i MAPLE RIDGE 8rlt I sh Columbia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: July 06, 2009 and Members of Council FILE NO: RZ/093/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Rezoning - First Extension 23050, 23024 and 23000 136 AVE EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit the development of 84 single family lots and 6 street townhouse units (duplex -type units) under the R-1 (Residential District), R-3 (Special Amenity Residential District), RS -lb (One Family Urban (Medium Density) Residential), and RST (Street Townhouse Residential) zones. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/093/06 and that the following conditions be addressed prior to consideration of final reading: (a) Department of Fisheries and Oceans approval for instream works and creek crossing in the southwest corner of the site; (b) Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in the Agreement; (c) Amendment to Part IV, Figure 2 (Land Use Plan), Figure 3A (Blaney Hamlet Land Use Plan) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan. (d) Registration of a Section 219 Covenant for a Geotechnical Report that addresses the suitability of the site for the proposed development; (e) A Statutory Right -of -Way plan and agreement must be registered at the Land Title Office for the sanitary sewer system to be built from Foreman Drive and 136 Avenue; (f) Consolidation of the development site; (g) Park dedication as required; 1103 (h) Road dedication for site access purposes as required, including those portions of 136 Avenue and 231 Street south of 136 Avenue that will be located on the property north of the development site (23103 136 Avenue); (i) Construction of those portions of 136 Avenue and 231 Street south of 136 Avenue that will be dedicated on the property north of the development site (23103 136 Avenue), reconstruction of the portion of existing 136 Avenue from development site east to 232 Street to an urban standard, and construction of the emergency access road through the Park land at the southwest corner of the site. (j) Removal of the existing buildings; (k) A Section 219 Restrictive Covenant for the duplex design must be registered at the Land Title Office; (I) Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the Developer will provide a Site Profile for the subject lands. (m) Construction of an equestrian trail through the Park along the south boundary of the site. (n) An Archaeological Impact Assessment for potential archaeological finds on the site is required and any recommendations or impacts to be addressed. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: DAMAX CONSULTANTS LTD (Dave Laird) PROGRESSIVE CONSTRUCTION LTD RAJINDER S CHHINA N 1292' of Lot B, Sect 29, Tp 12, NWD, Plan 5048; Lot 1, Sect 29, Tp 12, NWD Plan BCP29524; Lot 2, Sect 29, Tp 12, NWD, Plan 5116. Eco Clusters, Low/Medium Density Residential, Conservation Eco Clusters, Low/Medium Density Residential, Conservation RS -3 (One Family Rural Residential) R-1 (Residential District), R-3 (Special Amenity Residential District), RS -1b (One Family Urban (Medium Density) Residential), RST (Street Townhouse Residential) 2 Surrounding Uses North: Use: Proposed Single Family, School and Park Zone: Current: CD -3-98 and A-2 Under application for R-1, R-3, RS -1b, RST -SV and P-1 Designation Eco -Cluster, Low/Medium Density Residential, Low Density Urban, Conservation South: East: West: Use: Agriculture, Rural Residential Zone: RS -3 Designation: Agricultural, ALR Use: Rural Residential Zone: RS -3 Designation: Eco -Cluster, Conservation Use: Proposed Eco -Cluster Single Family Residential Zone: Current: RS -3 Under application for R-1, CD -3-98, RS -1d and RST (RZ/070/06) Designation: Eco -Cluster and Conservation Existing Use of Property: Proposed Use of Property: One Family Rural Residential Eco -Cluster Single Family Residential and Street Townhouse Residential Site Area: 10.13 hectares (25 acres) Access: 136 Avenue Servicing: Full Urban services to be provided. Companion Applications: SD/093/06, DP/093/06, VP/093/06 This application is to permit the development of 84 single family lots and 6 street townhouse units (duplex -type units) under the R-1 (Residential District), R-3 (Special Amenity Residential District), RS - 1b (One Family Urban (Medium Density) Residential), and RST (Street Townhouse Residential) zones. The following dates outline Council's consideration of the application and Bylaws 6581-2008 and 6580-2008: The First Reading report (see attached) was considered on July 22, 2008; First Reading was granted July 22, 2008 Public Hearing was held August 19, 2008; Second and Third reading was granted on August 26, 2008. -3 Application Progress: The project has been delayed due to the sharp economic downturn. The Developer has begun selective clearing of the site and expects to start construction next spring. It is anticipated that the applicant will proceed with a two phase subdivision development of the site. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months final consideration will be applied for. ;(e5 Prepared by: Ann Edwards Planning Tec nician, CPT Approved Fly: Frank Quinn, MBA, P.Eng GM: Pu ■ is Works & Development Services 1 Concurrence: J. J. Ru - AE/ Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - First Reading Report 4 1AAVE 6 80 13630 3 13620 L7 2 m 13610 1 & '5 0 BCP 27885 76 r ry N N N /9 78 77 75 74 73 P 14756 2 0 B 72 APPENDIX A [iUBJECT PROPERTIES BCP 29524 P 5048 N 1292' B P 5116 2 17 P 43167 136 AVE 18 P 43167 a LMP 9042 District of Pitt Meadows W' Sliver Yellri SCALE 1:3,000 District of Langley 23000/24/50 136 AVENUE MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 29, 2008 FILE: RZ/093/06 BY: PC MAPLE RIDGE Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE APPENDIX B TO: His Worship Mayor Gordon Robson DATE: July 9, 2008 and Members of Council FILE NO: RZ/093/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6580 - 2008 and Maple Ridge Zone Amending Bylaw No. 6581- 2008 23024, 23000 and 23050 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS -3 (One Family Rural Residential) to R-1 (Residential District), R-3 (Special Amenity Residential District), RS -1b (One Family Urban (Medium Density) Residential and RST (Street Townhouse Residential), to permit the development of 84 single family lots and 6 street townhouse units (duplex -type units). The proposed RST (Street Townhouse Residential) zone received 3rd Reading from Council on October 25, 2007 as part of Rezoning application RZ/070/06 on the adjacent property (Nelson Peaks) to the west of this site. However, should the Nelson Peaks project not proceed or is delayed, this application would be stalled awaiting the adoption of the RST (Street Townhouse Residential) zone. To avoid this potential delay it would be appropriate to proceed with another RST (Street Townhouse Residential) zone bylaw. Whichever application proceeds to final reading first will adopt the bylaw. The bylaw that does not complete can simply be closed. The proposed development is consistent with the Silver Valley Area Plan policies for Eco -cluster residential development in the Official Community Plan. This application requires an amendment to the Official Community Plan to adjust the boundaries between Eco -Cluster and Conservation land uses, and between Eco -Cluster and Low/Medium Density Residential in the northeast corner of the site. The horse trail is to be relocated to the south end of the site. The site is bounded by three branches of Cattell Brook on the west, south and east sides. Setbacks from the top -of -bank have been provided and these areas will be dedicated as Park. The applicant will also be providing Park dedication adjacent to the west side of the site entrance to protect a Targe rocky outcropping as well as other areas within the central part of the development. The amount of Park that will be dedicated for with this development is more than of 33% of the site area. A Watercourse Protection and Natural Features Development Permit is required for this site. An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. This trail will connect with new trails in proposed developments to the west and will connect to the existing•trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only and will connect with the proposed developments to the west. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6580 - 2008 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 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. 6580 - 2008 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6580 - 2008 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6580 - 2008 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6581-2008 be given first reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: a) Department of Fisheries and Oceans approval for instream works and creek crossing in the southwest corner of the site; b) Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in the Agreement; c) Amendment to Part IV, Figure 2 (Land Use Plan), Figure 3A (Blaney Hamlet Land Use Plan) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan. d) Registration of a Section 219 Covenant for a Geotechnical Report that addresses the suitability of the site for the proposed development; e) A Statutory Right -of -Way plan and agreement must be registered at the Land Title Office for the sanitary sewer system to be built from Foreman Drive and 136 Avenue; f) Consolidation of the development site; -2- g) Park dedication as required; h) Road dedication for site access purposes as required, including those portions of 136 Avenue and 231 Street south of 136 Avenue that will be located on the property north of the development site (23103 136 Avenue); i) Construction of those portions of 136 Avenue and 231 Street south of 136 Avenue that will be dedicated on the property north of the development site (23103 136 Avenue), reconstruction of the portion of existing 136 Avenue from development site east to 232 Street to an urban standard, and construction of the emergency access road through the Park land at the southwest corner of the site. j) Removal of the existing buildings; k) A Section 219 Restrictive Covenant for the duplex design must be registered at the Land Title Office; 1) Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the Developer will provide a Site Profile for the subject lands. m) Construction of an equestrian trail through the Park along the south boundary of the site. n) An Archaeological Impact Assessment for potential archaeological finds on the site is required and any recommendations or impacts to be addressed. DISCUSSION: a) Background Context: Applicant: Progressive Construction Ltd Owner: Gezine M Doorman Progressive Construction Ltd Legal Description: OCP: Existing: Proposed: N 1292' of Lot B, Sect 29, Tp 12, NWD, Plan 5048; Lot 1, Sect 29, Tp 12, NWD Plan BCP29524; Lot 2, Sect 29, Tp 12, NWD, Plan 5116. Eco Clusters, Low/Medium Density Residential, Conservation Eco Clusters, Low/Medium Density Residential, Conservation Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: R-1 (Residential District) , R-3 (Special Amenity Residential District) -3- Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: RS -1b (One Family Urban (Medium Density) Residential RST (Street Townhouse Residential) Vacant CD -3-98 and A-2 Eco -Cluster, Low/Medium Density Residential, Low Density Urban, Conservation Agriculture, Rural Residential RS -3 Agricultural, ALR Rural Residential RS -3 Eco -Cluster, Conservation Proposed Eco -Cluster Single Family Residential Current: RS -3 Under application for R-1, CD -3-98, RS -1d and RST (RZ/070/06) Eco -Cluster and Conservation One Family Rural Residential Eco -Cluster Single Family Residential and Street Townhouse Residential 10.13 hectares (25 acres) 136 Avenue Full Urban services to be provided. SD/093/06, DP/093/06, VP/093/06 The applicant is proposing to rezone the subject site to permit the subdivision and development of 90 Eco -Cluster units, of which 84 are single family lots and 6 are street townhouse units (duplex - type units). To provide a variety of lot sizes and housing types within the development in accordance with the Silver Valley Area Plan, the following four zones are proposed: • R-1 (Residential District) to permit the subdivision of 55 lots; • R-3 (Special Amenity Residential District) to permit the subdivison of 27 lots; • RS -1b (One Family Urban (Medium Density) Residential) to permit the subdivison of 2 lots; and • RST (Street Townhouse Residential) to permit the subdivision of 6 lots. The proposed RST (Street Townhouse Residential) zone received 3rd Reading from Council on October 25, 2007 as part of Rezoning application RZ/070/06 on the adjacent property to the west of this site. This applicant is proposing a similar duplex -style form of fee -simple townhouse that will not be bound together by a strata -title, but instead will be subdivided along the line that extends through the party -wall and continues to the front and rear lot lines. An easement and maintenance -4- agreement will be registered on these Tots at subdivision to ensure that all joint servicing and maintenance issues are addressed prior to occupancy. Road access to this site will require the dedication and construction of a road on the property north of this site (23103 136 Avenue) as an extension of 136 Avenue to the intersection with the main access road into this development. The applicant will also provide improvements to the existing portion of 136 Avenue east of the development site to 232 Street to meet an urban standard within the existing road right-of-way. A secondary emergency access road will be constructed to connect this development with the 2 proposed eco -cluster developments to the west. The right-of-way for the emergency access road will also incorporate the equestrian trail and sanitary sewer right-of-way in the southwest corner and will connect to the lower loop road on the site. The site is bounded by three branches of Cattell Brook on the west, south and east sides. Setbacks of 30 metres from the top -of -bank have been provided and these areas will be dedicated as Park. The applicant will also be providing Park dedication adjacent to the west side of the site entrance to protect a large rocky outcropping as well as additional areas within the central part of the development. The amount of Park that will be dedicated with this development is more than 33% of the site area with an additional 11% for Parkettes. A Watercourse Protection and Natural Features Development Permit is required. The residential development proposed for this site is aligned with the Eco -Cluster designation as defined in the Silver Valley Area Plan. Running concurrently with this application are a Subdivision application for 90 residential lots; an Environmental Development Permit for watercourse and natural features protection; and an Intensive Residential Development Permit for the lots to be zoned R-3 (Special Amenity Residential District). The applicant has requested a Development Variance Permit for some of the R-1 (Residential District) zoned lots to reduce the rear setback from 8m to 6m and reduce the front setback from 5.5m to 4m for the building while retaining the 5.5m front setback to the garage, and to vary the maximum height to 11m for the R-1 (Residential District) and R-3 (Special Amenity Residential District) zoned lots. A Restrictive Covenant for building design will be required for the duplex -style street townhouse Tots. c) Planning Analysis: Official Community Plan: This Eco -Cluster development is one of only a few Silver Valley sites to date that has required rezoning in addition to a subdivision application, as most of the previous Eco -Cluster developments have occurred on pre -zoned land. This project is consistent with the proposed Eco -Cluster development on the adjacent site to the west, which received third reading from Council on October 25, 2007. An Eco -Cluster is defined in the Silver Valley Area Plan as "a group of housing units, condensed within clearly defined limits, surrounded by open space and linked to other parts of the Silver Valley community by a single local road" and includes the following principles: • Condensing housing clusters within clearly defined limits; -5- • Considering a variety of lot sizes and housing types within the overall site density; • Proposing minimal site re -grading; • Incorporating parkettes, which serve as green frontage for most units; • Maximizing retention of existing vegetation; • Limiting development to areas where existing grades are less than 20%; • Natural open spaces are connected and continuous, creating wildlife corridors; • Protecting environmentally sensitive areas through public ownership; • Retaining and enhancing unique natural features, such as rocky knolls; • Providing a variety of trails that ensure linkages and connections to surrounding amenities. The plan recognizes that the areas designated as Eco -Cluster often have steep slopes and the intent is to encourage lots that take advantage of areas with slopes less than 20% grade by clustering development in these areas and leaving the steeper sloped areas in a forested condition. This development approach requires minimal site re -grading. The Plan vision is for a fairly rural type of development that is sensitive to all aspects of the environment, including views, watercourses, environmental features, tree preservation, and connected and continuous natural open spaces. Parkettes are to be incorporated into the site plan as a frontage focal point for the housing unit clusters. The development site is located within the Silver Valley Area Plan, southwest of the Blaney Hamlet, and is designated Eco -Cluster and Conservation with a small area for Low/Medium Density Residential in the northeast corner. 84 single family lots and 6 street townhouse units (duplex -type units) are proposed. Approximately 33% of the site will be dedicated as Park with an additional 11% for Parkettes. Within the Eco -Cluster three looped roads are proposed and all units will front onto Parkettes and back onto dedicated Park. A large rocky out -cropping at the north end of the site will be protected as Park and will require 136 Avenue and 231 Street to be diverted around the area. The lot layout and road pattern takes into consideration the many large mature trees retained in the interior of the site in areas dedicated as Park. Natural open spaces are connected and continuous to provide wildlife corridors in multiple locations through the site. To emphasize the rural characteristics of this Eco -Cluster development, Park areas are provided on both sides of the entrance road to this site. Roads within Eco -Clusters are designated as Rural Local Roads in the Silver Valley Area Plan. They are rural in character, adapted to the site topography, are relatively narrow, have a sidewalk on one side and drainage swales where possible, and require pockets of limited parking on pervious surfaces where possible. The road width and on -street parking requirements for this site were carefully considered to meet the specific site conditions, the Silver Valley Area Plan road standards, and the Engineering Department and Fire Department requirements. Three road types are proposed within this development: first, an entrance road with a 7.3m paved carriageway with additional 2.1m wide pocket parking with a pervious surface where appropriate; second, parkette loop roads with a 7.3m paved carriageway that includes parking on one side; and third, a link road between parkette loops with a 7.3m paved carriageway plus 2.1m wide pocket parking with a pervious surface. Driveways will be grouped in pairs wherever possible to provide suitable areas for on - street parking. -6- An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. The trail will be contiguous with the trail system on proposed developments to the west, and will connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only and will connect with the proposed developments to the west. Pedestrian trails are proposed that will link green spaces within the development. Proposed amendment to the Official Community Plan: Although the proposed development is in compliance with the policies of the Silver Valley Area Plan of the Official Community Plan, the applicant has requested an OCP amendment to adjust the boundary between the Eco -Cluster and Conservation land uses in the south and west areas of the site, and between Eco -Cluster and Low/Medium Density Residential in the northeast corner of the site. Approximately 17,372m2 will be re -designated from Eco -Cluster to Conservation and 8,140m2 will be re -designated from Conservation to Eco -Cluster for a net gain of 9,232m2 to Conservation. The details of the boundary adjustment between Eco -Cluster and Conservation are discussed in the Environmental Implications section below. The location of the horse trail is to be amended to the park area at the south end of the site. This trail will connect with new trails in proposed developments to the west which will then connect to the existing trail network at 136 Avenue and Foreman Drive Densities: The applicant has proposed a density of 9 units per hectare, which is within the range set for Eco - Clusters in the Silver Valley Area Plan (5 - 15 upha). The plan encourages a variety of housing types within and between Eco -Clusters and the form of development proposed here is 6 units of attached duplex style housing and 84 single family homes, of which 55 are zoned R-1 (Residential District), 27 are zoned R-3 (Special Amenity Residential District), and 2 are zoned RS -1b (One Family Urban (Medium Density) Residential. The 6 duplex style homes will be zoned RST (Street Townhouse Residential) which is a new multi -family zone for street townhouses specific to Eco -Cluster designated areas in the Silver Valley. Zoning Bylaw: There are four zones proposed for this development: R-1 (Residential District); R-3 (Special Amenity Residential District); RS -1b (One Family Urban (Medium Density) Residential); and RST (Street Townhouse Residential). The proposed single family lots range from approximately 330 m2 to 660 m2 and the street townhouse lots are 300 m2. In the northeast corner of the site the developer has applied to the District to close a small portion (277 m2) of the 136 Avenue road right- of-way that will become redundant with the construction of the new road and are proposing to incorporate this into a future RS -1b (One Family Urban (Medium Density) Residential zoned lot. The proposed RST (Street Townhouse Residential) zone received 3rd Reading from Council on October 25, 2007 as part of Rezoning application RZ/070/06 on the adjacent property (Nelson Peaks) to the west of this site. However, should the Nelson Peaks project not proceed or is delayed, this application would be stalled awaiting the adoption of the RST (Street Townhouse Residential) zone. To avoid this potential delay it would be appropriate to proceed with another RST (Street -7- Townhouse Residential) zone bylaw. Whichever application proceeds to final reading first will adopt the bylaw. The bylaw that does not complete can simply be closed. Draft of Proposed RST (Residential Townhouse Zone): A new zone is proposed as part of this rezoning application to permit the development of 6 duplex units. The Silver Valley Plan encourages a variety of housing types throughout Eco -Cluster developments, but currently Maple Ridge does not have an existing zone that could easily accommodate this type of development. In order to accommodate and encourage a variety of housing types in Silver Valley Eco -Clusters, as part of the ongoing implementation of the Silver Valley Area Plan, the RST (Street Townhouse Residential) zone was drafted and is attached for Council consideration. The zone is intended for use in the Eco -Cluster designated areas of Silver Valley Area only. It permits a fairly large 223 m2 (2400 ft2) unit (excluding basement, garage and accessory building) either in a duplex, triplex, or fourplex form, which is greater than the anticipated size of attached housing form within the urban area boundary. Although rear lanes are encouraged in Silver Valley, the topography can make this type of development difficult and therefore, the zone will allow both rear lane and non -rear lane access. The RST (Street Townhouse Residential) zone is intended to permit a "zero lot line" subdivision, which will result in each owner having no common property between them. For such fee -simple proposals, an easement will be required on the property titles prior to unit construction. The easement will deal with issues relating to shared walls and will set out the terms under which each owner will be required to cooperate. The building design proposed for the duplexes will be secured through a Restrictive Covenant put on title prior to subdivision of the individual units. This covenant will also require that the duplex Tots cannot be sold separately until after the duplexes have been fully constructed. Requested Variances: The applicant has requested a number of variances that will be the subject of a future Council report, but which are common requests in the past in Silver Valley. The relaxations are as follows: • To reduce the front setback for R-1 (Residential District) zoned lots from 5.5m to 4m for the building while retaining the 5.5m front setback to the garage. • To reduce the rear setback for R-1 (Residential District) zoned lots from 8m to 6m to provide opportunity to preserve existing ground cover in the rear gardens. • To increase the maximum height from 9m to 11m for the R-1 (Residential District) zoned lots and from 9.75m to 11m for the R-3 (Special Amenity Residential District) zoned lots. This variance is consistent with those approved for the "Silver Ridge" development to the north of this site for dwellings similar in design. Development Permits: An Intensive Residential Development Permit is required for the R-3 (Special Amenity Residential District) lots to assess the form and character of the proposed dwellings. -8- A Watercourse Protection and Natural Features Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment of Cattell Brook and of the natural features on the site. The details are discussed in the Environmental Implications section below. 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. Development Information Meeting: A Development Information Meeting was held on April 7, 2008 and the following excerpts from the minutes were provided by the applicant: • In general the reaction to the proposal was positive. Comment sheets were available but none were completed. • The majority of the attendees live in the lower ALR lands adjacent to 132 Avenue. With the recent flooding there concerns that the development of this site would increase downstream flows. The applicant confirmed that through the use of the 3 tier Best Management Practices drainage systems there would be no impact on the downstream lands. • There were general concerns for the affects of increased traffic in the area and construction traffic during the development stage. The applicant confirmed that the present roadway (136 Avenue) would be widened eastwards from the site to 232 Street. • The applicant answered many questions about the proposed sanitary sewer and confirmed that the sewer would be sized adequately to serve all the upstream catchment areas. • Some of the residents inquired about possible archaeological finds. The applicant has subsequently met with local archaeologist Mike Rousseau who said that the only area of note might be the southern sloped portion above the ALR lands. An archaeological impact assessment is being prepared by Golder and Associates. • It was explained that there will be a horse trail running from east to west along with a tree buffer and park land along the south property line. d) Environmental Implications: The applicant has submitted an Environmental Assessment, a Geotechnical Report and an Arborist Report for the site. A Watercourse Protection and Natural Features Development Permit is required for this site. The development area has been logged on multiple occasions and therefore its vegetation consists mainly of mixed forest and shrubland, although less extensive areas of riparian mixed forest and rural developed areas are also present. No rare, threatened or endangered plant species or communities are known to occur in the development area. -9- The site is bounded by three branches of Cattell Brook on the west, south and east sides and setbacks of 30 metres from the top -of -bank have been established. Limited localized encroachments into the setback areas on the northwest and southwest development edges are proposed. The resulting loss of riparian habitat will be 104m2; however, this loss will be compensated for by a total habitat gain of 602m2 outside the 30m setback at other locations along the watercourse. A wetland area, designated as marginal in the Environmental Assessment, is located in the southwest corner outside of the 30m setback area and requires an additional setback of 15m. All the watercourse and wetland protection setback areas will be dedicated as Park. The southwest corner of the development site is located within the North Alouette River floodplain and is designated as Conservation in the Silver Valley Area plan. The Environmental Assessment indicates that the area is flat, with little or no topographical features, and there are no trees of note in the area. The area is primarily grassland that appears to have previously been pasture. The applicant is proposing to develop approximately 7,555m2 and will dedicate the environmentally sensitive area as Park. A minimal amount of fill would be required under the houses, roads and bio- filtration pond in the parkette to raise the area above the floodplain. The Arborist's tree retention report identified 77 trees to be retained and protected, 44 trees to be removed due to poor health and structure and 9 otherwise viable trees to be removed to accommodate development. Trees located within the deciduous forest stands on the south and west perimeters will be assessed for risk and structural condition and removed as necessary during land clearing to avoid conflicts with development. The new forest edge will be inspected for hazard trees once clearing is completed. The areas containing trees to be retained are within those portions of the site to be dedicated as Park or will be within the Parkettes. Trees identified by the arborist to be removed are proposed to be replaced at 2:1 ratio, or as determined by the Arborist as suitable for the topography. A Targe rocky outcropping adjacent to the west side of the site entrance and within the unconstructed 136 Avenue road right-of-way at the north end of the development site is identified as a Natural Feature of the site and offers a panoramic view of the Fraser Valley to the south. The area on the development site will be dedicated as Park and 136 Avenue and 231 Street will be diverted around the area. Natural open spaces are connected and continuous to provide wildlife corridors in multiple locations through the site. To emphasize the rural characteristics of this Eco - Cluster development, Park areas are provided on both sides of the entrance road to this site. A conceptual' Stormwater Management Plan has been received proposing three naturalized bio - detention ponds within the parkettes. Roadside bio-swales will be incorporated into the development where road grades are less than 6%. Individual lot drainage will be to rock pits. An Erosion and Sediment Control Plan has been submitted showing the site will be cleared in phases as development progresses. Ministry of Environment and Department of Fisheries and Oceans approval is required for a crossing on Cattell Brook in the southwest corner of the site. The crossing is required for the emergency access road and trail system, and the 5m sanitary sewer right-of-way. - 10 - e) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all the services required in support of this development application do not exist to the site. It will therefore be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to do the work identified in that agreement prior to final reading. Comments provided by the Engineering Department include: • Construction/ reconstruction of 136 Avenue from 232 to 231 Street and construction of 231 Street into the site is required. • Construction of sidewalks and the equestrian trail are required. • A Sanitary Sewer system is required to serve the site and it must be extended from the pump station at 136 Avenue and Foreman Drive. A 5m right-of-way across the properties between this site and the pump station is required. • A Storm sewer system and road drainage facilities are required. • A Water system on 231 Street from 136 Avenue is required and a water main along the emergency access road is required. • Existing buildings on the site are to be removed. • Consolidation of the site at the zoning stage is required. • Ministry of Environment and Department of Fisheries and Oceans approval is required for road and sewer works at the watercourse at the southwest corner of the site. • Erosion and Sediment control facilities are required during construction. • The amount of security and related cash payments required for the Rezoning Servicing Agreement will be determined after the consulting engineer's design has been received. Fire Department: The Fire Department has reviewed the road standards proposed for this Eco -Cluster development and has identified the following requirements to address emergency access and potential future wildfire protection: • Roads with only a single access point have 7.3m of unobstructed carriageway to allow 2 vehicles to pass. • Cul-de-sacs greater than 180m in length have a secondary access. • A 6m wide emergency access road with a gravel surface where there is a single access road into a development. • Sections of the road with grades of 15% provide intermittent areas of lesser grade to allow large truck stabilization; • Appropriate fire hydrant location is to be reviewed; • Consider designing the first 8m of the emergency access road as a hammerhead turnaround; • Final road design and emergency access gate specifications are to be reviewed by the Fire Department; • "No Parking" signs are to be posted where required to ensure emergency vehicle access is not impeded. - 11 - Clerks Department: In the northeast corner of the site the developer has applied to the District to close a small portion (277 m2) of the 136 Avenue road right-of-way that will become redundant with the construction of the new road and are proposing to incorporate this into a future RS -1b zoned lot. Staff will be negotiating with the developer to close and then sell the road to them subject to Council approval of the sale terms and a Highway Closure & Removal of Highway Dedication Bylaw The Clerk concurs with the decision to proceed with a second RST (Street Townhouse Residential) zone bylaw to permit this application to proceed independently. Parks & Leisure Services Department: An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. This trail will connect with new trails in proposed developments to the west which will then connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only that will connect with the proposed developments to the west. The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 90 trees, which is based on one tree per lot and the final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $2250.00. f) School District: No comments have been received. g) Intergovernmental Issues: Ministry of Tourism. Culture and the Arts, Archaeology Branch: As a result of comments received at the Development Information Meeting about a potential archaeological heritage site located on the property, the applicant has submitted a permit application to the Ministry for an archaeological impact assessment (AIA) and the assessment is being prepared by Golder and Associates. Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (insert amendment), 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. • 12- The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: The lot geometry presented for the proposed Eco -Cluster development is aligned with the Silver Valley Area Plan in that the design has achieved the clustering of units within distinct boundaries, a rural character with lots facing a parkette or Park, a variation in housing form, innovative stormwater management, wildlife corridors, and the protection of environmentally sensitive areas resulting in 33% of the site proposed as conservation area. A new zone is accompanying this application to permit a street oriented fee -simple townhouse form of housing for Eco -cluster developments in the Silver Valley area and to encourage a greater variation in housing form as envisioned within the Area Plan. Therefore, it is recommended that this application and accompanying bylaws proceed to Council for first reading and forwarding to Public Hearing. Prepared by Ann Edwards, CPT Planning Technician I. tiA Approved by: Jane P' eying, MCP, MCIP Director of Plannin Approve ► by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurre e:J. L. (Jim) Rule Chief Administrative Officer AE/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6580 - 2008 Appendix C - Zone Amending Bylaw 6581- 2008 Appendix D - Proposed Subdivision - 13 - 6 AVE 76 P 14756 75 74 13630 3 '3620 C] 2 m 13610 73 0 72 A SUBJECT PROPERTIES RCP 29524 P 5046 N 1292' 8 17 LMP 9042 2 District of Pitt Meadows SWow Valley 11Il>.:: SCALE 1:3,000 District of Langley _I -River . I o 11 io 23000/24/50 136 AVENUE MAPLE RIDGE A • • CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 29, 2008 FILE: RZJ093/06 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6580-2008. A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver Valley Area Plan, Figures 2, 3A and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6580-2008." 2. Figures 2, 3A and 4 are hereby amended for those parcels or tracts of land and premises known and described as: Lot 2 Section 29 Township 12 Plan 5116 New Westminster District And North 1,292 Feet Lot "B" Section 29 Township 12 Plan 5048 New Westminster District. And Lot 1 Section 29 Township 12 Plan BCP 29524 New Westminster District. and outlined in heavy black line on Map No. 757 , a copy of which is attached hereto and forms part of this Bylaw, are hereby redesignated as shown. 3. Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as: Lot 2 Section 29 Township 12 Plan 5116 New Westminster District And North 1,292 Feet Lot "B" Section 29 Township 12 Plan 5048 New Westminster District. And Lot 1 Section 29 Township 12 Plan BCP 29524 New Westminster District. and shown in heavy black line on Map No. 758 , a copy of which is attached hereto and forms part of this Bylaw, as added or removed from Horse Trail. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200 . PUBLIC HEARING HELD the day of , A.D. 200 . READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER P 14756 2 4.303 ha. ti 17 0.609 ha. A 0.919 ho. 136 AVE. P 4.557 18 0.509 ho. P 4:567 LMP 9042 2 3.51 ho ry 19 0.509 ha. NVAPLE 'IDLE OFFICIAL COVMU\ITY PLAN ANE\DI\G Bylaw No. 6580-2008 Map No. 757 PURPOSE TO DESIGNATE AS SHOWN BELOW ON FIGURES 2, 3A & 4 AND TO DELETE THAT PORTION SHOWN ECO CLUSTER FROM CONSERVATION ON FIGURE 4 ECO CLUSTER i// CONSERVATION LOW DENSITY URBAN MAPLE RIDGE British Columbia 1:3000 P 14756 2 4.303 ho, BCP 29524 4.057 ha d IMINIF •11•1 P 5048 N 1292' 8 4.047 ho. v1ADLE DGE OFFIC Bylaw No. 6580-2008 Map No. 758 AL COV V1U\ ITY P 5116 2 2.044 ha. A 0.619 ho. 136 AVE. ti 17 0.809 ho. P 4_'567 18 0.809 ho. P 4567 19 0.809 ha 2 3.51 ho LMP 9042 'LA\ AV PURPOSE: To Amend Figure 4 As Shown Below ■■■■■ Add Trail MAPLE RIDGE British Columbia Delete Trail \9I\G h 1:3000 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6581-2008 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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6581-2008." 2. That Part 2 Interpretation is amended by inserting the following definition in the appropriate alphabetical location within the section: STREET TOWNHOUSE RESIDENTIAL USE means a residential use consisting of one dwelling unit vertically attached to one or more dwelling units (i.e. a duplex, triplex, or fourplex) with each dwelling unit located on a lot abutting a street. 3. That Part 3 Basic Provisions is amended by inserting the following after Section 302, Zones (1): RST Street Townhouse Residential 4. That Part 6 Residential Zones is amended by inserting the following after Section 601C and renumbering subsequent sections accordingly: 601D RST Street Townhouse Residential Intent: The Street Townhouse Residential Zone is intended for use only within the areas of Silver Valley designated as Eco -Cluster. 1.0 Permitted Uses Only the following uses shall be permitted in the RST zone: 1. Street Townhouse Residential Use 2. Duplex Use 3. Accessory Boarding Use 4. Accessory Home Occupation Use 2.0 Conditions of Use 1. A Street Townhouse residential use shall be permitted where no more than four street townhouse residential units are attached and located on a lot abutting a public street. 2. Vehicular access for lots backing on a Municipal lane will be restricted to the lane. 3. All motor vehicle parking areas must be fully enclosed within a garage structure. 3.0 Density The maximum permitted gross floor area of a unit shall be 223 m2 (2400 s.f.), specifically excluding basement, garage, and accessory building. 4.0 Lot Coverage The maximum permitted lot coverage shall be as follows: Lot Type Maximum Lot Coverage Exterior Lot 55% Interior Lot 65% Exterior Lot Corner on Street 45% Accessory Buildings & Structures: The maximum lot coverage for accessory buildings and structures shall be 3%, which shall form part of the maximum lot coverage for the entire lot. A detached garage is not considered an accessory building in this zone. 5.0 Height of a Building or Structure The maximum height of a principal building shall be 3 storeys or 11 metres, whichever is less. The maximum height of any accessory building or structure shall be 4.6m 6.0 Setbacks If building in this zone is next to an existing single-family development, then front setback must match that of single-family neighbourhood on same side of same street*. If building in this zone is not adjacent to single-family development, then buildings and structures shall be sited in accordance with the following minimum setbacks: Building or Structure Front Rear Interior Side End Lot/ Exterior Side Corner Lot/ Exterior Side e Principle Building (no lane access) 4m 8m See #3 below Om 1.5m ' 3m Garage (no lane access) 6m N/A Om 1.5m 3m Principle Building (lane access) 4m 14m Om 1.5m 3m Garage (lane access) N/A 1.5m Om 1.5m 3m Accessory Building or Structure N/A 0.5m 1.5m 1.5m 3m 1. Interior Side: 0 metre permitted where listed above, provided that the full length of the interior side wall of the principle building and/or garage is adjoined to the full length of the interior side wall of a neighbouring principle building and/or garage. Where a fee -simple subdivision results in no common property ownership among the attached units, the property line will run equally distant through the attached interior walls. 2. On a lot with rear lane access: a) Each lot shall have useable rear yard private outdoor space with minimum dimensions of 6.5m x.7.5m that is defined by fences and landscaping. b) Accessory buildings larger than 5m2 are not permitted in the rear yard private outdoor space. c) A minimum 1.5 metre wide walkway must be maintained along the length of the garage, into the rear laneway. This walkway does not make up any part of the private outdoor space requirement. 3. On a lot with no lane access, the rear yard setback may be reduced to a minimum of 6 metres if the rear yard backs onto a greenbelt that is dedicated as Conservation Area or Park. 4. All accessory buildings and structures must be located in the rear yard. 7.0 Minimum Lot Size Lot Type Exterior Lot Interior Lot Exterior Lot on Street Corner Minimum Lot Area 234m2 195m2 273m2 Minimum Lot Width 9m 7.5m 10.5m * In a neighbourhood where redevelopment is expected and the current zoning of the single- family neighbourhood in question is not consistent with the designation in the Official Community Plan, or the zoning matrix within the Official Community Plan, the front setback must match that of a zone that would be consistent with the current Official Community PIan. 8.0 Parking Requirements To be the same requirements listed in Schedule "A", under 1.0 b) for one and two family residential use in the Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990. 9.0 Other Regulations 1. A Street Townhouse Residential use shall be permitted only if the site is serviced to the RT -1 zone standard, excluding road standards, set out in the Maple Ridge Subdivision Servicing Bylaw No. 4800-1993. 2. A Street Townhouse Residential use shall be permitted only if the site is serviced to the Eco -Cluster road standards identified within the Silver Valley Area PIan. 5. That Schedule "D" Minimum Lot Area Dimensions is amended by inserting the following under each heading: Zone: RST Minimum Width: See Section 601D, Item 7.0 Minimum Lot Size Minimum Area: See Section 601D, Item 7.0 Minimum Lot Size 6. Those parcels or tracts of land and premises known and described as: Lot 2 Section 29 Township 12 PIan 5116 New Westminster District And North 1,292 Feet Lot "B" Section 29 Township 12 Plan 5048 New Westminster District. And Lot 1 Section 29 Township 12 PIan BCP 29524 New Westminster District. and outlined in heavy black line are hereby rezoned as shown on Map No. 1431, a copy of which is attached hereto and forms part of this bylaw. 7. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of A.D. 200 . READ a third time the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER r 59 ter,CSA ''� 61'-�s2s ms �m ry 1 ry 80 0 0 .4 136 AVE. � Q a MN, ECP 27885 76 79 78 77 P 14756 2 4.303 ha. 7" 74 7 8 9 P 5116 2 2.044 ho ti 136 AVE. 0.619 69, m ti LMP 9042 2 3.51 ho NADA ZO\E AVE\DING Bylaw No. 6581-2008 Map No. 1431 From: RS-3(One Family Rural Residential) To: //J \\\I RS— 1 b(One Family Urban(medium density)Residential) R— 1 (Residential District) R-3((Special Amenity Residential District) RST(Street Townhouse Residential) 0 0 0 0 r MAPLE RIDGE Bro+sh 1:11lurndia 1:3000 R io R h P 42567 17 18 19 0.809 ha. 0.809 ho 0.809 ha. P 4.1567 LMP 9042 2 3.51 ho NADA ZO\E AVE\DING Bylaw No. 6581-2008 Map No. 1431 From: RS-3(One Family Rural Residential) To: //J \\\I RS— 1 b(One Family Urban(medium density)Residential) R— 1 (Residential District) R-3((Special Amenity Residential District) RST(Street Townhouse Residential) 0 0 0 0 r MAPLE RIDGE Bro+sh 1:11lurndia 1:3000 (--- ThiII draw oM desgn a the wooed,' o1 sn....� r_. Imo Services L and sho no! be used, reused or reprndue .Ilhgrl the co .ent of the sod compo 14:Flhahney Oon!Wldq Services LI ,.% rb responsible for the •roper or uneulhorized use of IhO d T RAW N OTES: - PREUMINARY YOUT ONL BJEr TO APPROVAL. - AREAS AND a MENSIONS ARE SUJBJ1 T TO DETAILED SU AND CALCULATION, AND MAY VARY. - NOT TO BE USED FOR LEGAL TRANSACTIONS. N McElhanney McElhanney Consulting Services Ltd. 13160.68TH AVENUE PHONE(604)5960391 SURREY ,B.C. FAX(604)596-6653 R-1 Zone R-3 Zone RST Zone (Duplex) ® Pork Scale: 1:1500 Date: July 4, 2008 Job No.: 2112-07260 Deep Roots Greater Heights TO: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer ATTN: SUBJECT: Development Permit/ Development Variance Permit 11900 Haney Place July 13, 2009 DVP/023/09 & DP/023/09 C of W EXECUTIVE SUMMARY: A Development Permit application has been received for the above noted property to permit the construction of a two storey Commercial building intended for use as a financial institution. The development site will be subject to a Town Centre Development Permit to address the form and character of the development. A Development Variance Permit application has also been received to reduce the minimum required height under the C-3 (Town Centre Commercial) zone from three storeys to two storeys on the northwest and south elevation and one storey on the east elevation. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/023/09 respecting property located at 11900 Haney Place; and further That the Corporate Officer be authorized to sign and seal DP/023/09. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Urban Design Group Architects Ltd. Amarsham Holdings Ltd Parcel "127" District Lots 398 and 401, Group 1, New Westminster District, Explanatory Plan 65997 Town Centre Commercial Town Centre Commercial C-3 (Town Centre Commercial) C-3 (Town Centre Commercial) 1104 Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Subject Site: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Haney Place Mall, Leisure Centre C-3 (Town Centre Commercial) Town Centre Commercial, Institutional and Park Financial Building (Bank of Montreal) C-3 (Town Centre Commercial) Town Centre Commercial Restaurant (Bella Vita) C-3 (Town Centre Commercial) Town Centre Commercial Restaurant (Tim Horton's) C-3 (Town Centre Commercial) Town Centre Commercial Parking lot for Haney Place Mall Financial Institution 9,480.5 m2 (2.3 ac) of a 49,412 m2 (12.2 ac) site 224th Street Full Urban RZ/025/98, RZ/011/82, RZ/030/80 A Development Permit application has been made in support of a two storey commercial building located at 11900 Haney Place. The proposed building is approximately 929 m2 (10,000 ft2) with 557.4m2 (6000 ft2) at grade level and the balance above. The development area has frontages on two major roadways; Lougheed Highway and 224th Street. The main entrance faces south to Lougheed Highway and the secondary entrance faces north to this existing parking lot. The project will be principally accessed from 224th Street with a secondary access point from 226 Street. The existing right in / right out access along Lougheed Highway is proposed to be closed and replaced with parking. The new development has provided for the required 47 stalls for the new building in addition to the 706 spaces required for Haney Place Mall. Located within the parking area are a network of raised pedestrian walkways to connect the proposed building to the existing mall and the city sidewalk along Lougheed Highway. This network functions as a distinctive pedestrian route which facilitates flow between the buildings, parking area and city sidewalks. They are distinctively paved and flanked by landscaping, trees, benches and in some areas an overhead pergola structure to create shade reducing the heat island effect of the parking lots. New landscaping is proposed for the entire southwest corner of the site, extending north to the main vehicular access point and east to the existing commercial building site located on the west side of 225 Street. This perimeter landscaping will be irrigated to ensure the longevity of the plantings. The existing mature perimeter trees along both 224th Street and Lougheed Highway have been retained and enhanced with 11 other perimeter trees. Additionally, two new trellis structures are proposed along the Lougheed frontage to assist in screening the parking area. Benches, bike racks and decorative posts are strategically located in the open pedestrian gathering area at the main entrance of the building. -2 The commercial building is composed of reclaimed brick accent walls on all faces to support the traditional style of Maple Ridge's character brick buildings. Additionally, thirty-five foot parapets have been incorporated into the design to give the appearance of additional height and a strong street presence. In terms of siting, the building has been pulled to the southwest corner of the property accessing the intersection of 224 Street and Lougheed Highway. Green Initiatives: Green items have been introduced for this development as per the following: • Permeable pavers to minimize storm run off; • White TPO roofing material to minimize the heat island effect; • Optimize energy performance by using recycled R 20 exterior wall insulation; • Energy efficient lighting with shields and controls which will minimize light pollution; • Reclaimed brick will be used to minimize land fill impacts; and • Long term and short term bike racks have been provided to promote alternative choices in transportation. A District owned traffic kiosk and a fire hydrant are currently located in the southwest corner of the subject site. They conflict with the proposed urban plaza to be created at the building's main entrance. The encroaching amenities should be relocated to further enhance the new plaza. Additionally, a portion of the intersection of 224 Street and Lougheed Highway and a portion of the sidewalk encroaches onto the subject site. Normally road dedication and encroachments are beyond the scope of a Development Permit to resolve. However, in the spirit of cooperation, the District and the applicant (Narland) have come to an agreement as follows: In exchange for the District relocating the encroaching amenities to another location, the applicant has agreed with the following work to be done by the District: 1. Prepare the necessary legal agreements and surveys required to obtain road dedication on 224th Street and Lougheed Highway; and 2. Prepare the necessary legal agreements and surveys required to obtain statutory right-of- ways for public access and the relocated District amenities. The applicant has also agreed to contribute $20,000.00 towards the cost of extending the "Spirit Square" sidewalk improvements along the east side of 224th Street fronting the new Building and parking lot area. c) Planning Analysis: Official Community Plan: This development is subject to the guidelines applicable to Section 8.11 Maple Ridge Town Centre Development Permit Area Guidelines of the Official Community Plan. A Town Centre Development Permit is required for all new commercial development in the Town Centre and aims to regulate the form and character of development located within the Development Permit area. -3- The development proposal is located within the Civic Core Precinct of the Town Centre Area Plan. New development in this precinct should provide more retail activity, higher density housing, improve pedestrian and bicycle accessibility and build upon the Core's great public spaces. This development respects the key guideline concepts as outlined in this section. i) Promote the Civic Core as the "heart" of the Town Centre: The proposed building is designed with brick accent walls to reflect the character of other existing building in the Civic Core such as the ACT, Randy Herman building and City Hall. The pedestrian realm is being enhanced by perimeter and parking lot landscaping; a public plaza; benches at the main entrance and the expansion of the Sprit Square standard on the east side of 224 Street to Lougheed Highway. ii) Create a pedestrian -oriented, boutique -style shopping district: The siting of the building helps support a strong pedestrian oriented urban realm by defining the street creating a corner landmark building and upgrading the sidewalk to sustain active public corridors. iii) Reference traditional architectural styles: With the reclaimed brick being used for the facade, the development references Maple Ridge's more traditional architectural styles. iv) Capitalize on important views: The second floor of the building has a view of the mountains. The building also frames the 224th Street view corridor. v) Enhance existing cultural activities and public open space: Through the setback of the building at the intersection of 224th and Lougheed Highway, the proponents have, in essence, provided a public outdoor meeting space encouraged by the Town Centre Area Plan. Additionally, the Parks Department has been in contact with the developer and the leasee to take advantage of the urban plaza as a potential space for a piece of public art. vi) Provide climate appropriate landscaping and green features: The landscape elements have been designed to enrich the pedestrian environment with the pedestrian corridors located within the parking lot. Additional landscaped islands are proposed in the parking area for positive visual impact and to reduce the urban heat island effect. -4- vii) Maintain street interconnectivity: The eliminated vehicular access along Lougheed Highway has been identified as part of the Civic Core Pedestrian Network on the Multi -Modal Transportation Network. identified in the Town Centre Area Plan. The raised pedestrian walkway proposed through the parking lot meets this objective. Additionally, the east/west connection road through Haney Place Mall has been identified as part of the Bicycle Network in the Maple Ridge Town Centre Area Plan. The proponent is proposing to upgrade the sidewalk alignment on the north side of the main access road to include a meandering sidewalk, a generous amount of planting and a pedestrian bench. Develobment Variance: The proponent is developing under the existing zoning of C-3 (Town Centre Commercial). The proposed use of the building is a financial institution, which is allowed under the C-3 (Town Centre Commercial) zone. Accordingly, the siting, setbacks and other aspects of the development conforms with the Zoning Bylaw except the height of the building. A Development Variance Permit is required to allow this development to proceed as proposed. A Development Variance Permit application has therefore been received to vary the requirements of the Zoning Bylaw. • To vary the maximum building height in the C-3 (Town Centre Commercial) zone from the minimum 3 storeys required to two storeys on the north-west and south elevation and one storey on the east elevation. The developer is seeking to add an additional building to the existing shopping centre site which is encumbered with building restrictions under the provisions of an anchor tenant lease. Under this agreement, the anchor tenant has approved the location and the two storey design of the proposed subject building. The applicant has informed the District that the anchor tenant will not agree to a three storey building located in the parking area of the shopping centre. Additionally, as the intended use of the building is a financial institution, security issues are a concern. Therefore, the potential building leasee would only consider a two storey, stand alone building with no other leasing tenants. In an attempt to reconcile the minimum height requirements and the existing tenant lease, the project architects designed the building with second floor parapets to give the illusion of additional height on a predominantly two storey building. 5 d) Advisory Design Panel: The proposed project was reviewed by the Advisory Design Panel on July 14, 2009 at which time the following resolution was passed: The Panel commended the applicant on their presentation and choice of material but would like the following issues addressed with the Planning Department: 1. Skate proof the sitting feature in the plaza area To skate proof the concrete benches the applicant will install raised "L" brackets at 3' intervals at the edge of concrete benches. 2. More trees added around the North and East elevations of the building in lieu of any additional parking The proponent has added trees on North and East elevation as per panel's suggestion. 3. Submit the mechanical (roof top) screening details to the planner for review A plan detailing the mechanical screening has been received. 4. Confirm whether the glazing on the building is clear or tinted (the Panel would prefer clear glazing at the grade level) The architect for the project confirmed that glazing at ground level will be clear. 5. The Panel is supportive of integrating public art into the proposed plaza The developer is committed to work closely with the District to appropriately locate a public art into the proposed plaza. e) Inter -governmental issues: In accordance with the Environmental Management Act and the Contaminated Sites Regulation (CSR), the District received a site profile on the subject property. As the subject site was previously the location of a gas station, it was determined that a Schedule 2 reference, "F5 - petroleum product, other than compressed gas, dispensing facilities, including service stations and card locks" was applicable to this site and the site profile was forwarded to the Ministry of Environment for action in accordance with Section 7 of the Contaminated Sites Regulation. 6- Correspondence from the Ministry confirms that they do require a preliminary site investigation for the subject site which generally prohibits the ability of the District to approve the Development Permit. However, the Ministry has provided the District a letter indicating they are prepared in this instance to provide the necessary release to the District to issue the DP under the condition that the applicant obtains the necessary Ministry approval prior to building occupancy. The applicant is confident that they can deal with any possible site contamination issue and are therefore willing to proceed. The Building Department has been made aware of this restriction and will consult with the Ministry as part of the Building Permit process. f) Financial Implications: A refundable security equivalent to 2.5 % of the estimated value of construction will be provided by the developer to ensure that the development, including the landscaping, is carried out in accordance with the terms and conditions of the Development Permit. Based on an estimated construction value of $ 1,625,000 the security will be $40,625.00. The applicant will also provide a $20,000.00 contribution to the extension of the 224 Street - Spirit Square sidewalk improvements prior to DP issuance. For its part, the District will be responsible for the financial obligations of relocating the District amenities and preparing and registering all legal agreements, land surveys, explanatory plans and related documents g) Alternatives: Under Section 919.1(d) of the Local Government Act and Section 8.11 of the Official Community Plan the property has been designated a Development Permit Area with special requirements for commercial development. Council approval is required for all development in the Town Centre Development Permit Area prior to a Building Permit being issued. Council can reject the DP on the grounds that they feel the development permit guidelines have not been met. The Development Variance to reduce the required height of the building is required prior to approval of the Development Permit. If Council does not support the requested variance, the Development Permit cannot be approved. The District would still have to resolve District amenities on the applicant's land. It should be noted that these items were most likely installed by the Ministry of Highways when Lougheed Highway was still under their jurisdiction. -7- CONCLUSION: As the development proposal complies with the majority of the Town Centre Development Permit Area Guidelines and the proposed building includes green building components, it is recommended that VP/023/09 and DP/023/09 be favorably considered. Approved ,f : Frank Quinn, MBA, P.Eng GM: Au • Works & Development Services Concurrence: J. Ji "ule Chief Administrative Officer JC/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Building Elevations Appendix D - Landscape Plans 8 EP 9471 Rmrn O w 0 N 0_ 1 A 11969 B 11965/67 RP 52529 Pcl. "C" 11955 1 11939 RP78676 151 44 11915/19 11909 E {P 3206) 8 i! 11893/95 B 989 0 N 0 Rem 9 Rem 10 867 11863/65 r 106 M P 53381 65 11855 rn -o J 28 29 11841 E t7 iY FEN 9 1184 30 A'nf33 RP 7636 P 79776 A 11811 130 11998 8 P 67041 A NEP 11502 119988251 103 P 49778 P 4076 1 11962/86 Mo1NTO5H 11969/79 14 P 4076 11952154/58 $CP35451 1 0 Le. 11955/65 2 MCINTOSH AVE w LMP 46699 A 1 n � 2 LMP 46997 "9 Rem. 118 P 60562 Municipal Hall 11995 SUBJECT PROPERTY Lei ure 11925 r9 11850 Zellers P 60451 Rem. 118 P 60562 P 68843 Courthouse 11960 Arts Centre 11944 !Rem. 117 RCMP 11990 Haney Place Mall 11900 CP NWS 2403 2 11996 APPENDIX A 3 PO z EQ 0 Rem. West 81.5 Feet 4 P 7$63 Rem. 4 5264 oo 0 McINTOSH AVE. P 60562 120 11825 rn 93 0 - � a LOUGHEED HIGHWAY P 5414EP 8363 0' 53 P 11765 52 2899 P 51411 11743 City of Pitt Meadows_ I 11767 ( /69 117653 +6 69 11758.181 NORTH AVENUE CO 0 2 2 n. 2 A' P71022 P 6645 11775 c P5194 [Bert 311771 1 P8641 P 42 )2 LMS 71 rn 92 6 7 11767 oP 5 51 91 11735 SELKIRK AVE. / 2 2 9372 2 3 1 P 4709 2E 13 P 77953 P 8615 1 9 W N el 1 6 P 4769 11837 1 6 7 79 10 12 n. P8615 11 LA Plan 4834 LOUGHEED HWY. P 4834 1 P 2 2 9372 2 3 1 P 4709 2E $ W 3 E T N4 1 9 W o q 5 E 1 6 P 4769 91 7 LNE 14 11780 82764/68 _47 15 22503 05/07/09 13 69 12 P21 C 62 O 91 9 91. v � a 91 ,n A 91 Ea r wn ROYAL GRES. ROYAL GRES. Rem. 58 P 48518 170 18 19 11771 REM. 8/ 11900 HANEY PLACE N SCALE 1:2,500 District of Langley 1.0s , FffAs�q MAPLE RIDGE Ur,ilsh oh/ ratite 0 LMP 15 A 10 P 11 7 12 1876 13 1866 14 SE 11834 14 15 0) 16 0 0) ch .17 8 W H A 11778 N1 Rem.1 P 9819 698 Rem. 2 P 1805 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 5, 2009 FILE: DP/023/09 BY: PC By IIII IIIIIIIIIIIIII1=' S3Il213d0Nd 4NV1dYN 2I0d 39'39aI 31dVW'11VW 3�V1d A3NVH 1N]Wd013A301VI3l3WW03 NO of APPENDIX B ZJ -J WW ty2 $.5 707 bui) od Ll E 1 SRE RI FORM N: LEGAL DESCRIPPARCEL TION •I GI CIVIC ADDRESRxe rotes was w Z0NN0 9RE AREA • Exi5rno. ray SITE COVERAGE•w�:rsu ner.i.noi • i YiaaL OSg Y Yii9 ti.Af �� �: $ kE5° S S S I i�� siaiiiiiii511 Hill d F'S �' aYaFi C L i j i II 2 HO HO ii E t� g! Ji ¢ it 6g 1 N 2xE uYmW S. 'ro 3 ;a tIN BUB, SEE DRAWING A-L2IS1R ENLARGED AR 11 uIIIIuIuuuuu S3I1113dOlid ONV1tIVN aOd 38 `390Ia 31dVIN TIN 33d1d A3NVH 1N31Nd013A301VI33WW00 mt a §0 S311E3dOlid CINV1HVN HOA 3E119015 31M11114133Y1d ANH IN3IN013A30 1VIONEN103 J ,cy) APPENDIX C . 2 0 !•El • lEltemandisilitubb.1-12 t. 1111/ g; 0 IL rti H•01..1.0 dr. :LnT:r1.1..... 11111 • • ce z I noill.M=M31) 'nr4111.1111.1.1NrAlE1 PrilliMMEMIEM ° Ea= F=el a WM-1MM ON iiiWin U.1 .1; EXTERIOR FINISHE5. C) imam VDEER tUE BRICK P.:MI.4.SW.° GRO11£%101 F. !ilri 51-I illtAil P oil, 11 11 .t• g gA 16 V 2 I ifiAilii5 i eeeeeeeeeee y �e iii 3 APPENDIX D g3 1 111 f1 , |!1 mium Bm \\ §§ MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: July 3, 2009 and Members of Council FILE NO: E02-036-007 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: 2008 TransLink MRN Minor Capital Program Agreement 0827-1101 EXECUTIVE SUMMARY: As a TransLink member, the District receives funds for capital improvements to the Major Road Network (MRN) under the Minor Capital Program. These finds are based on a cost share basis for applicable components. These contributions are typically included in the District's Financial Plan. To formalize the transfer of funds, agreements between the District and TransLink are required. Attached for Council's authorization to execute is an agreement for work on 232 Street between 132 Avenue and the South Alouette Bridge. (Upgrading of 232 Street: 132 Avenue to the South Alouette Bridge). The budget for this project included TransLink funding and was approved by Council in 2008. Execution of the attached agreement will permit the District to receive the funding for this project. RECOMMENDATIONS: THAT the Corporate Officer be authorized to sign and execute MRN Minor Capital Program Agreement No. 0827-1101, as attached to the staff report dated July 3, 2009. DISCUSSION: a) Background Context: The Capital Works Program includes the systematic upgrade of 232 Street from 132 Avenue to Abernethy Way. As part of this program, safety improvements for 232 Street from 132 Avenue to South Alouette Bridge were undertaken in 2008. The budget for this project included TransLink funding which was approved by Council in 2008. TransLink contribution towards the project is up to $295,786.00. To formalize the transfer of funds for all municipal MRN projects, TransLink has prepared an agreement and forwarded it to the District for execution. 1105 b) Intergovernmental Relations/Partnerships: Council has directed that the District develop and maintain strong positive working relationships with TransLink and other governmental agencies. This agreement is consistent with Council's direction and reinforces the relationship with TransLink. c) Citizen/Customer Implications: This project included the reconstruction of 232 Street and includes bicycle lanes, an equestrian trail and a sidewalk. The project improved road safety along 232 Street for all users. d) Interdepartmental Implications: The Engineering, Finance and Operations Department collaborate in the administration of TransLink agreements. e) Financial Implications: The current Financial Plan included limited funding from TransLink for this project so General Revenue funding of $138,084 was contemplated, with the balance of the funding to come from Development Cost Charges. The funding from TransLink allows us to remove the reliance on the General Revenue Fund and reduces our DCC funding to $381,008. f) Policy Implications: The recommendation is in accordance with the approved Council budget and the District's membership in TransLink. CONCLUSION: The project approved by Council is approaching the appropriate time to arrange for the transfer of funds from TransLink. Council approval to execute the agreement is recommended. Prepared , PEng. nicipal Engineer Financial Trevor Thompson, CGA Concurrence: Manager of Financial Planning Approved by. Fra Quinn, MBA, PEng. Ge eral . nager: Public Works and Development Services Concurrence: J.L. cdf Chief Ad mistrative Officer AW/mi 2008 MRN Minor Capital Program Agreement No. 0827-1101 2008 MRN Minor Capital Program AGREEMENT Agreement No. 0827-1101 THIS AGREEMENT made the day of , 20. BETWEEN: AND: South Coast British Columbia Transportation Authority, having an office at 1600 - 4720 Kingsway, Burnaby, BC, V5H 4N2 ("TransLink") OF THE FIRST PART The District of Maple Ridge having an office at 11995 Haney Place, Maple Ridge, BC V2X 6A9 (the "Municipality") OF THE SECOND PART The parties hereby agree as follows: 1.0 Definitions 1.1 In this Agreement, the following terms will have the following meanings: "Eligible Costs" will mean direct capital costs, properly and reasonably incurred and paid solely and specifically in relation to the Project, as described in the Major Road Network (MRN) Minor Capital Program Description and Guidelines issued by TransLink, as amended from time to time. Such costs would usually be capitalised in the financial records of the Municipality; "Project" will mean upgrading of 232 Street: 132 Avenue to the South Alouette Bridge, as described in Schedule "A"; "Work" will mean everything to be provided and performed by the Municipality in relation to the Project. 2.0 SCBCTA Act 2.1 The Municipality acknowledges that TransLink may, by bylaw, establish standards for all or any part of the major road network, including the Project (once added to the MRN, if South Coast British Columbia Transportation Authority Page 1 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 not currently part of the network), in accordance with the South Coast British Columbia Transportation Authority Act (the "Act"). 3.0 Project 3.1 The Municipality represents and warrants that: 3.1.1 it has the capacity and authority to enter into this Agreement; 3.1.2 this Agreement is valid and binding on the Municipality; 3.1.3 it has the skills and experience necessary to carry out the Project; and 3.1.4 it has developed and approved the Project requirements and budget set out in Schedule "A" in a professional, competent and diligent manner. 3.2 The Municipality will undertake and complete the Project, at its expense: 3.2.1 in accordance with the requirements set out in Schedule "A" for the Project; 3.2.2 by December 31, 2009 or such later date as requested by the Municipality and agreed to in writing by TransLink; 3.2.3 in a professional, competent, timely and diligent manner, in accordance with acceptable industry standards; and 3.2.4 in compliance with all applicable laws, statutes, regulations, by-laws, and directions of all governmental and statutory authorities issued under lawful authority. 3.3 The Project will be considered complete when: 3.3.1 the Work is ready for use, or is being used, for its intended purpose; and 3.3.2 the total value of all incomplete, defective and deficient Work does not exceed 3% of the maximum Project budget set out in Schedule "A". 3.4 Any requests from the Municipality for a material change in the Project scope of work, or an increase in the maximum Project budget, or an extension to the deadline for completion stipulated in s. 3.2.2, must be submitted in writing to TransLink's Manager, Roads and Bridges. No changes in the scope of work, maximum Project budget, or deadline for completion will be effective unless and until approved in writing by TransLink, in its sole and absolute discretion. 3.5 The Municipality confirms that: 3.5.1 the Municipality has developed and approved the Project requirements and budget set out in Schedule "A"; South Coast British Columbia Transportation Authority Page 2 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 3.5.2 the Municipality will be responsible for completing the Project in accordance with this Agreement; 3.5.3 notwithstanding anything contained in this Agreement, TransLink will not be responsible in any way for: 3.5.3.1 any deficiency or defect in the Project design, specifications, requirements or budget; 3.5.3.2 any deficiency or defect in the Work or completion of the Project; or 3.5.3.3 any costs of completing the Project in excess of the Project budget set out in Schedule "A". 3.5.4 TransLink will have the right to advertise or promote its participation in the Project. TransLink's participation in the Project may be advertised or promoted in any media format including, and without limiting the generality of the foregoing: signs at the Project; print, radio and television advertisements; and, electronic advertising on the World Wide Web. The Municipality retains the right to approve of the location of signs at the Project and the content of advertisements or promotions, such approval not to be unreasonably withheld. 3.5.5 The Municipality will contact TransLink's Roads and Bridges department staff when preparing press releases, preparing for the release of any public information, or organizing public events, to ensure that TransLink has an opportunity to provide input prior to the release of information. The Municipality will, in all its publications, news releases, public communications and presentations regarding the Project, acknowledge TransLink's role in funding the Project. The Municipality will provide TransLink Roads and Bridges staff with milestone information that may be used to promote the Project and the MRN Minor Capital Program. The Municipality will provide TransLink, through Roads and Bridges department staff, with at least 14 days' notice of any proposed public announcement or ceremony related to the Project. 4.0 TransLink Contribution 4.1 For the Project, TransLink will reimburse the Municipality, for actual Eligible Costs incurred in connection with the Project, up to the lesser of (a) $295,786.0° (b) 50% of [actual Eligible Costs less contributions from provincial and federal governments or agencies], within 30 days after completion of the Project (as defined in s. 3.3) and receipt of the following: 4.1.1 a written certificate, executed by the Municipality's City Engineer (or equivalent) that the Project has been completed in accordance with s. 3, and meets or exceeds engineering specifications and standards set out in Schedule "A", if any, and those engineering specifications and standards established by the Municipality for the Project or for similar projects; and South Coast British Columbia Transportation Authority Page 3 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 4.1.2 a Project cost statement, certified by the Municipality's Chief Financial Officer (or equivalent), which must include the total amount of Eligible Costs, the total amount of provincial and federal contributions to the Project (if any), and the following statement: "I certift that the Eligible Costs as stated have been incurred by the Municipality, are attributable to this Project, are correct, and are net of the Municipal GST rebate." 4.2 The Project budget specified in Schedule "A" will be inclusive of all applicable taxes. 4.3 All Eligible Costs submitted to TransLink for reimbursement under s. 4.1 must be substantiated by supporting documentation. Any undocumented costs will not be reimbursed by TransLink. 5.0 Records and Audit 5.1 The Municipality will maintain accurate and complete records in relation to all Project costs, including, without limitation, supporting documentation of all Eligible Costs and other expenditures related to the Project, from the date of this Agreement until two years after the Municipality receives payment of TransLink's contribution to the Project. 5.2 TransLink will have the right to enter upon the Municipality's premises for the purpose of auditing Project costs at any time during normal business hours. Without limiting the generality of the foregoing, TransLink will have the right to inspect and copy any records relating to Project costs, including any supporting documentation. 6.0 Indemnity and Release 6.1 The Municipality will indemnify and save harmless TransLink, its subsidiaries, and their directors, officers, employees and agents, (collectively the "Indemnified Parties") from and against any and all losses, claims, complaints (including, without limitation, complaints pursuant to human rights legislation), damages, actions, causes of action, fines, penalties, costs and expenses (including, without limitation, actual legal fees and disbursements) the Indemnified Parties may sustain, incur, suffer or be put to any time, either before or after the expiration or termination of this Agreement, arising out of, or in connection with the Project or the Work, including, without limitation: 6.1.1 any breach of this Agreement or anything done or omitted to be done, whether negligently or otherwise, by the Municipality or any councillor, officer, employee, agent, contractor or subcontractor of the Municipality pursuant to this Agreement; 6.1.2 the design, engineering, construction, operation, maintenance or rehabilitation of the Project or the Work, whether negligent or otherwise; or 6.1.3 any contravention or alleged contravention of applicable laws, statutes, regulations, by-laws, or directions of governmental or statutory authorities issued South Coast British Columbia Transportation Authority Page 4 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 under lawful authority, including, without limitation, those related to the environment, environmental protection and contaminated sites; 6.1.4 the use and occupation of the Project lands, whether negligent or otherwise; or 6.1.5 any review, inspection, audit, approval, acceptance or payment by TransLink in relation to the design, engineering, construction, operation, maintenance or rehabilitation of the Project or the Work; whether or not such losses, claims complaints, damages, actions, causes of action, fines, penalties, costs or expenses relate to the acts or omissions, whether negligent or otherwise, of the Indemnified Parties. 6.2 In addition to the foregoing, and notwithstanding any other term or provision herein contained, the Municipality, for and on behalf of itself, its councillors, officers, employees, agents, contractors and subcontractors, hereby unconditionally, absolutely and irrevocably releases and forever discharges the Indemnified Parties from any and all losses, liabilities or damages, at law or in equity and whether direct, indirect or consequential, which relate to, arise out of, or are in any way connected with the design, engineering, construction, operation, maintenance or rehabilitation of the Project or the Work, whether caused by, or arising through the negligence of the Indemnified Parties. 6.3 The Municipality acknowledges that the indemnity under s. 6.1 and the release under s. 6.2 will not be affected in any way by the provisions of s. 2. 7.0 Insurance 7.1 The Municipality will, at its own expense, provide and maintain insurance with insurers licensed in British Columbia with coverage of a type, and in amounts, that any similar business, acting reasonable, would procure for a project of the scope, size and exposure of this Project, during the term of this Agreement and for any subsequent ongoing operation, maintenance and rehabilitation of the resulting infrastructure. 7.2 The Municipality shall require and ensure that each contractor and sub -contractor involved in the Project maintains insurance comparable to those required in s. 7.1. 8.0 Operation, Maintenance and Rehabilitation 8.1 The parties confirm that, once the Project is completed, the Municipality will, at its cost, operate, maintain and rehabilitate the Work, for the duration of its design life, in good condition and in good working order as part of its public works maintenance program. 8.2 The Municipality will ensure that the Work is operated, maintained, and rehabilitated in compliance with all applicable laws, statutes, regulations, by-laws, and directions of all governmental and statutory authorities issues under lawful authority, including, without limitation, any standards established by TransLink for the Work under the Act. South Coast British Columbia Transportation Authority Page 5 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 9.0 Default and Termination 9.1 If TransLink alleges the Municipality to be in default hereunder and gives written notice thereof stipulating the default, and if such default continues for more than 30 days after the delivery of such written notice, and the Municipality has not cured the default or resolved the allegation, TransLink may elect to terminate this Agreement effective forthwith on the giving of further notice. 10.0 Dispute Resolution 10.1 Any dispute or controversy occurring between the parties hereto relating to the interpretation or implementation of any of the provisions of this Agreement will be resolved by arbitration, conducted by one arbitrator. The parties will agree on the arbitrator or, failing agreement, the arbitrator will be appointed in accordance with the rules of the British Columbia International Commercial Arbitration Centre. Any arbitration will be held in the City of Vancouver and conducted pursuant to the rules of procedure of the British Columbia International Commercial Arbitration Centre and the British Columbia Commercial Arbitration Act. 11.0 General All notices, demands, claims or other communications required or permitted hereunder will be in writing and may be delivered prepaid, sent by facsimile or sent by prepaid first class mail. Any notice delivered will be deemed to have been given or received at the time of delivery to the address of the recipient as set out below. Any notice delivered by facsimile will be deemed to be delivered on the next day following the date of transmission thereof. Any notice mailed as aforesaid will be deemed to have been given and received on the fourth day following the date of its mailing. Any notice will be addressed as follows: To: TransLink 1600 — 4720 Kingsway Burnaby, BC, V5H 4N2 Attention: Manager, Roads and Bridges Facsimile No.: (604) 453-4600 To: District of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Mr. Andrew Wood, P.Eng. Municipal Engineer Facsimile No.: (604) 467-7425 South Coast British Columbia Transportation Authority Page 6 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 11.2 This Agreement will be governed by and construed in accordance with the laws of British Columbia and the laws of Canada. The parties consent to the exclusive jurisdiction of the courts of the Province of British Columbia. 11.3 If any terms, covenant, or condition contained in this Agreement or the application thereof to any person or circumstance will to any extent be invalid or unenforceable, the remainder of this Agreement or the application of that term, covenant, or condition to persons or circumstances, other than those concerning which it is held invalid or unenforceable, will not be affected thereby and each term, covenant, and condition of this Agreement will be separately valid and enforceable to the fullest extent permitted by law. 11.4 Time will be of the essence under this Agreement. 11.5 The provisions contained in this Agreement constitute the entire agreement between the parties and supersede all previous communications, representations, expectations, understandings and agreements, whether written or unwritten, between the parties with respect to the subject matter of this Agreement. 11.6 The Municipality may not assign this Agreement without the prior written consent of TransLink, such consent not to be unreasonably withheld. South Coast British Columbia Transportation Authority Page 7 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 IN WITNESS WHEREOF the parties hereto have executed this Agreement the day and year first above written. SOUTH COAST BRITISH COLUMBIA TRANSPORTATION AUTHORITY (Authorized Signatory) Name, Title (Please print) DISTRICT OF MAPLE RIDGE (Authorized Signatory) Name, Title (Please print) (Authorized Signatory) Name, Title (Please print) South Coast British Columbia Transportation Authority Page 8 of 9 2008 MRN Minor Capital Program Agreement No. 0827-1101 Schedule "A" Municipal Project Application South Coast British Columbia Transportation Authority Page 9 of 9 TRANS! NK 2008 Major Road Network Minor Capital Program Project Application Form Rev. No: Date: Municipality: District of Maple Ridge Project Location: 232 Street from 132 Avenue to the South Alouette Bridge Project Number: A. Purpose of Form To gather information from municipalities on the types, costs and timing of various road projects they wish to submit for consideration by MRTAC and the Greater Vancouver Transportation Authority (GVTA) for the 2007 Major Road Network (MRN) Minor Capital Program. Instructions to fill out this form are provided below. If you require further clarification about this form, please contact Hansel Wang, Program Manager, Transportation Engineering by phone at 604-453-4570 or email at hansel wanq(n7translink.bc.ca Note: Deadline for submission is September 30, 2007. Returned forms with incomplete information will not be processed. B. Project Eligibility For details on the Program, please refer to GVTA's MRN Minor Capital Program Description and Guidelines, which can be accessed through a secured GVTA website. Contact Susan Holiingshead, Manager, Roads & Bridges for instructions if you wish to access this website. Due to more stringent financial accounting rules, studies or preliminary design work are not eligible for MRN Minor Capital Program funding, as examples. An eligible project is any work on the MRN (i.e., within the right-of-way limits of MRN segment and with a clear majority of the proposed project on the MRN, which would consequently receive direct benefit of proposed work) that provides additional capacity, additional safety features, and/or additional roadway infrastructure to provide for the improved functioning of the network element. Examples of such work include, but are not limited to, additional lanes, turning bays, geometric improvements, full traffic signal, etc. Rehabilitation or replacement of existing infrastructure alone, such as pavement rehabilitation, is not an eligible project under this program, although it could be a component of the project, but funded through the OMR (Operations, Maintenance & Rehabilitation) Program. The only exception to this applies to the rehabilitation (but not replacement) or seismic retrofitting costs of MRN structures, which are now eligible items for cost sharing under the MRN Minor Capital Program. In addition, if an MRN Minor Capital Program project includes a bike lane on the MRN, the municipality can utilise eligible Cycling Program funding towards the cycling component of the project, provided that total GVTA funding for the overall road project does not exceed 50% of the net eligible project cost. It is important to note that submissions should be made for complete project packages. Project submissions for individual project components (e.g., street lighting only, sidewalk only, right-of-way acquisition only) will not be accepted unless they are phases of an overall multi-year project. Projects that include signalization must meet the traffic signal warrants of the TAC standards (Canadian Traffic Signal Warrant Procedure, 2003). Applications for pedestrian activated signals or special crosswalks will be evaluated on a project specific basis. Due to timing logistics and to avoid any confusion with various municipally -related capital expenditure program areas, applications for the MRN Minor Capital Program, TRRIP and the Bicycle Program will be separate. However, it is important and necessary to ensure co-ordination of these programs and to avoid any potential overlap in the program areas. Overall co- ordination will be Jed by GVTA's Road & Infrastructure Planning Department, with information on these other program areas 2008 Minor Road Network Minor Capital Program Submission Deadline — September 30, 2007 Page 1 of 5 brought back to the MRN Working Group for information and comment as it becomes available. C. Project Form PART 1— PROJECT DESCRIPTION, LOCATION AND TIMING Location: (i.e. if work is corridor -based, provide name of corridor and the begin location of main and cross streets, etc.). A drawing, map. or ortho photos location and project limits. 232 Street from 132 Avenue to the South Alouette River 232 Street and 132 Avenue and end points. If work is intersection -based, provide MUST be included in the application showing the including intersection improvements @ Type: ❑ 1. New Road Construction ❑ 5. Signal Progression ■ 2. Existing Road (corridor) Improvement ❑ 6. Pedestrian -Related Facility (e.g., crosswalk, ped. signal) 0 3. Intersection Improvement (e.g., turn bays, signal upgrade) 0 7. Structure ❑ 4. New Vehicle Signal ■ 8. Other (please specify) (Roundabout) Scope: (e.g. construction of an eastbound left turn bay, installation of a traffic signal, road widening from 2 to 4 lanes, etc.) Please also specify which components of the project involve rehabilitation of the existing infrastructure and other non - eligible cost, if any. Design and construct a roundabout at the intersection of 232 Street and 132 Avenue and design and construct upgrades to 232 Street from 132 Avenue to the South Alouette Bridge. The upgrade to 232 Street will provide for two bike lanes, curb and gutter, sidewalk and street lights on the east side. Additional MRN Lane -km Expected: (Indicate the quantity of lane -km anticipated to be added to the MRN resulting from this project) N/A Timing: (Provide the following key milestone dates of the proposed project) Activity Start Date Finish Date Council Approval for Project Property Acquisition N/A Design January 2008 April 2008 Construction June 2008 August 2008 2008 Minor Road Network Minor Capital Program Submission Deadline — September 30, 2007 Page 2 of 5 PART 11— PROJECT JUSTIFICATION Please describe why the project is required and the anticipated benefits (e.g. increased vehicular capacity, traffic safety, improved network connectivity, etc.) of implementing the project. Quantitative information should be included as much as possible, although qualitative information will be accepted. The proposed project is an extension of roadworks on 128 Avenue which was a 2007 MRN approved project. This project is aimed at safety improvements for all road users, and as a result will also improve capacity by reducing potential conflict factors. This 232 Street corridor serves a major municipal park, on large elementary school on 128 Avenue and a new development near 128 Avenue. The current road cross-section does not clearly define road user space. Currently pedestrians, cyclists and vehicles share the travel portion of the roadway. The proposed new cross- section will eliminate current potential conflict between vehicles and other road users, thereby improving on vehicle capacity. The District also plans to install a roundabout at the intersection of 232 Street and 132 Avenue. Installation of a roundabout will provide higher capacity and lower delays than the current all -way stop. The comfortable capacity for a single lane roundabout is 15,000 to 20.000 AADT and the upper limit capacity is 25,000 to 28,000 AADT for single lane (see attachment). The projected volume on 232 Street to the year 2028 based on 3% growth is 12,300 which is well below the comfortable capacity. The District has promoted the concept of a roundabout for this intersection through a public consultation process. This public process was started in 2007 and completed on 2008 with three open house sessions at which concept plans to detail design was shown. The roundabout has been well received by residents. Roundabout has been promoted by the District of Maple Ridge as a preferred intersection control for the following reasons; > General safety improvements ➢ Reduced number of conflicts points > Lower operating speed Y Reduced delays > Reduced property damage crashes V. Impact angle crashes are less severe ➢ Reduce accident severity Y Reduced queues and therefore reduced idling ➢ Increase livability by improved aesthetics and reduced noise and pollution A properly design roundabout is by far a more efficient intersection control than the existing multi way stop control. Roundabout has also been successfully implemented in many other municipalities. Port Moody, Langley, Delta, and Lady Smith to name a few. For these reasons, the District of Maple Ridge promoted the use of roundabout at our intersections. If this is a signalization project (both traffic and pedestrian signals), please indicate if it meets an appropriate signal warrant (2003 TAC standard is required). A copy of the warrant analysis MUST be attached to this application. ❑ Yes — Additional Comments • No — Additional Comments Please provide further information regarding co-ordination of proposed signal with any adjacent signals on the MRN. N/A 2008 Minor Road Network Minor Capital Program Submission Deadline — September 30, 2007 Page 3 of 5 L!ART III - PROJECT COST ESTIMATES Eligible Project Costs: Listed below are project components that are eligible for funding. Please note that planning studies, infrastructure rehabilitation or replacement (except for the structural rehabilitation), landscaping and boulevard improvements, street furniture and beautification are not eligible project costs. For further information, please refer to the MRN Minor Capital Program Description and Guidelines. It is important to note that the eligible cost -share components should form a complete project package as much as possible. Project submissions for individual components (e.g., street lighting only, sidewalk only, right-of-way acquisition only) will not be accepted. Applications for pedestrian activated signals or special crosswalks will be evaluated on a project specific basis. PROJECT COST COMPONENTS DESCRIPTION/ADDITIONAL INFORMATION ESTIMATE (S) Right -of -Way Acquisition Construction Works > Clearing/removal Common excavation & tree removal 48,900 Y Utility relocation Hydro poles, hydrant & signs 16,600 > Road work Asphalt paving, base & sub -base 138,570 F- Curb and gutter Roll-over & barrier concrete curb 25,640 > Sidewalk Concrete median & sidewalk 39,110 Drainage work 238m pipe, 3 MHS, 7 CB & 4 LCB 97,750 Y Street lighting Y Traffic control devices 10 David Pole Street Lighting Control of public traffic & new signs, etc. 53,575 9,000 Y Retaining walls/structure Concrete walls, outlet inlet str. 15,830 > Others (specify) Remove paint markings & install new 15,420 Y Others (specify) Restoration, etc. 12,000 > Others (specify) Surface cover, adjust/restore CL fence, meter tie-ins, etc. 12,500 Subtotal of construction work 484,895 Design and project management fees 12% 58,187 Contingency 10% 48,490 Sub -total eligible project costs 591,572 Rehabilitation components Other non -eligible costs (please specify) Equestrian trails 5,280 Total project cost 596,852 Source of estimates: Class of Estimate: A(±10%), B(±25%), C(±50%) 8 2008 Minor Road Network Minor Capital Program Submission Deadline — September 30, 2007 Page 4 of 5 If project is a multi-year project, please indicate approximate annual cost breakdown: 2008 2009 2010 Project Budget COST SHARING APPLICATION SUMMARY Please identify all sources of project funding and the amounts expected or confirmed in the Table below. Project costs eligible for GVTA cost sharing will be NET of senior government and ICBC funding contributed to the project, and up to 50% of the net costs are eligible. Please state ALL sources of funding below: Funding Source Funding Amount (S) Provincial or federal contributions ICBC grants Other GVTA Funding MRN Minor Capital Program Funding 295,786 Municipal Share 301,066 Total project cost 596,852 Note: "Total project cost" should match the "Total project cost" on previous page. I, Ervrt.k, q tat r\rt , on behalf of bi ��� e , declare the information Municipal Manager or Designsle official muniniA desipmiion stated on this application to be complete and accurate. 3(CL% Signature Municipal Manager or Designate Date (The application form must be signed to be accepted.) 2008 Minor Road Network Minor Capital Program Submission Deadline — September 30, 2007 Page 5 of 5 bel 101.1111 A ' PAVEMENT MARKING TO BE ACCORDANCE WITH M.U.T.C.D of CANADA. 1 1 ■ Y 1 ygg Y ..' 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E� | � .f|�j ■ �f • || ■ ■\ ' - i--- 1 . � �, Ti° �� 9 IP | | � , § A| _ § . _ . , g | _ , ! : . _ .�j ■ • \ § f \ 1 g - %-� : _ /\• . : �1 | | ii 4R hi� � | - �| || | I - a , | g . \ § 4 11 I. | ��� L d �/ , 1 | ; � ■i 1E_ | i / g ` \ :.. . , . , . , i} L 41 3 s! :tai fl iR v R a. 3�p ie IP IF, 1340 O W 0 O U a 0 0 O Z 0 G ce0- 0. U i� i! 1 1 ti li 1 1 r' 1 t MAPLE RIDGE Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: July 9, 2009 and Members of Council FILE NO: EO3-012-001 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Drinking Water Quality Report 2008 EXECUTIVE SUMMARY: The District of Maple Ridge operates a water utility under permit by the Fraser Health Authority (FHA). The District's Operating Permit for the Municipal Waterworks System requires that an annual report be prepared and submitted to the Fraser Health Authority and be available to the public. The report, as attached includes an outline of the regulatory framework and water quality monitoring data for 2008. A copy of the report will be placed in the public library and on the corporate website as part of the public information strategy. In 2008, the District purchased 11.4 million cubic meters of water from the Greater Vancouver Water District (GVWD), (a decrease of 4% from 2007). During the year, the Utility's water quality met microbiological standards and fell within the aesthetically desirable range of 6.5 to 8.5 pH units. RECOMMENDATION: This report is submitted for information. DISCUSSION: a) Background Context: The District operates a water utility under the provisions of the Local Government Act (Provincial), and under permit by the Provincial Ministry of Health Services - Fraser Health Authority. Water quality requirements are stipulated by the Drinking Water Protection Regulations and administered by the FHA. The District, as a distributor and purveyor of water, is reliant on the GVWD for source water quality control. Treated water is delivered to the District by the GVWD via the Maple Ridge Main and 248 Street Reservoir. While Coquitlam Lake is the primary source of water delivered to Maple Ridge, the GVWD has the capability to transfer water from the Seymour and Capilano sources and maintain supply to Maple Ridge in the event of disruptions at Coquitlam Lake. 1106 The District's drinking water system operating permit requires an annual water quality monitoring program and that an annual report be prepared and submitted. While the monitoring program provides a representative picture of drinking water quality in the system and within municipal mains, it does not provide a definite picture of drinking water quality within buildings, where water quality can change significantly due to pipe materials, standing times, temperature, and other factors. It can be assumed that samples taken within buildings may be of different quality than those taken from sites on municipal mains. The District's water distribution infrastructure includes 373 km of watermain, over 18,000 connections, 6 pump stations, 8 reservoir sites, and 5 re -chlorination stations. Samples from 16 locations in the distribution system are taken weekly and are analyzed by Metro Vancouver. The results are sent to the Operations and Engineering Departments and to the FHA. The total number of samples having a heterotrophic plate count (HPC) of 500 CFU/ml or greater in 2008 was 4, greater than the 1 sample in 2007, but less than the 7 in 2006. There were no samples testing positive for fecal coliform and no samples containing more than 10 total coliforms per 100mL. b) Strategic Alignment: Financial Management Council has directed that the Municipality provide high quality municipal services to our citizens and customers in a cost effective and efficient manner and to identify methods to generate non -tax revenue. The annual water quality monitoring program is intended to ensure that the water delivered by the District's utility is of high quality. Smart Managed Growth The Corporate Strategic Plan directs that municipal infrastructure be protected and managed through the preparation of appropriate plans to ensure maintenance of the system. A systematic water quality monitoring plan assists in ensuring that an effective water distribution system is managed and maintained. Interzovernmental Relations/Partnerships: Council has directed that the District develop and maintain strong positive working relationships with the GVWD and other governmental agencies. Strong working relationships with the GVWD and FHA is required to ensure the quality of water. The annual program and report facilitates an effective relationship. c) Citizen/Customer Implications: Maple Ridge water utility customers expect that the investment in the network be maintained to provide safe, reliable and high quality water. The annual reporting of water quality is a means to meet the accountability that customers expect from a utility. Improvements by Metro Vancouver will continue to improve regional water quality. d) Interdepartmental Implications: As part of the Public Works and Development Services Division, the Engineering and Operations Departments collaborate in the water utility's planning, management, operation and maintenance to meet customer water quality objectives. e) Policy Implications: The operation of the water system is managed under the District's Business Planning process and meets the requirements of the FHA. CONCLUSIONS: Water quality in Maple Ridge was generally good in 2008 and consistent with previous years. For 2008, the Utility's water quality met microbiological standards and aesthetically desirable alkalinity targets. Prepared by: r �r A g. Engineer Approved by: Frank . inn, MBA, PEng. Gen - l M er: Public Works & Development Services Concurrence: J.L. .�sc Chief Administrative Officer AW/mi MAPLE RIDGE arltish Culumbra Deep Roots Greater Heiphls T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: July 14, 2009 FILE NO: ATTN: CoW Review of the Regional Growth Strategy Comments EXECUTIVE SUMMARY: On February 25, 2009, Metro Vancouver referred the latest draft of the Regional Growth Strategy (February 2009) for review and comments by member municipalities. On April 7, 2009 the District of Maple Ridge forwarded its preliminary comments on the broad goals and comments to the Region, on the understanding that more detailed comments would follow. At the March 30, April 6, and May 4 Workshops and May 19, 2009 Special Council Meeting, Council discussed the Regional Growth Strategy and passed a number of Resolutions pertaining to the issues. At the May 26, 2009 Council meeting, Council resolved to refer the May 21, 2009 staff report listing the resolutions passed by Council and the appendixes to the Region to serve as formal comments on the Regional Growth Strategy, Metro Vancouver 2040, Shaping our Future (Draft - February 2009). The comments identified that clarification regarding the plan, with particular emphasis on the intent and implications of the Rural Regional Land Use designation was required. Once this clarification was provided, the report noted that the deferrals on the Mapping Decisions chart would be revisited, and additional comments and resolutions would be forwarded to the Region. On June 16, 2009 Metro Vancouver's CAO attended a Special Council Workshop to discuss the issues previously raised by Council. On July 6, 2009, Council revisited the earlier noted mapping deferrals, and resolved to forward a number of resolutions and comments to Metro Vancouver to serve as additional comments on the Regional Growth Strategy, Metro Vancouver 2040, Shaping our Future (Draft - February 2009). Additionally, Council reconvened at a workshop session on July 13, 2009 to continue discussions. This report presents resolutions from those 2 meetings. RECOMMENDATION(S): That the report dated July 14, 2009 entitled "Review of the Regional Growth Strategy Comments" listing the Resolutions passed by Council at the July 6 and 13, 2009 Workshops be forwarded to Metro Vancouver and serve as additional formal comments on the Regional Growth Strategy, Metro Vancouver 2040, Shaping our Future (Draft - February 2009). RESOLUTIONS PASSED: The following Resolutions were passed at the July 6 and 13, 2009 Workshops: 1107 Mapping Decisions: Refer to the attached Mapping Decisions Chart - Appendix A and accompanying map for Resolutions. Agricultural Land Resolution: "That the required vote of the Metro Vancouver Board of Directors for change of designation of property approved for removal from the Agricultural Land Reserve by the Agricultural Land Commission be a simple majority." Discussion: The draft Regional Growth Strategy does not appear to clarify the relationship between the Agricultural Land Commission and Metro Vancouver. It is recognized that the ALC is the decision making body responsible for decisions for inclusions and exclusions of agricultural land from the Agricultural Land Reserve. Discussion occurred regarding the fact that lands removed from, or added to, the ALR required a minor amendment to the Regional Growth Strategy. Given that such lands would have already been the subject of a thorough review by a Provincial authority, it was recommended that any required Regional approvals would be subject to a simple majority vote of the Board, as opposed to a 2/3rds weighted vote. Industrial Resolution: "That the regional designation for the 256 Street Industrial Area indicated as Area No. 12 on the map attached to the staff report dated June 29, 2009 be Industrial." Discussion: There is recognition of the importance of industrial land in the region, and the need to protect it for future use. However, the use of an industrial layer, over a rural land use designation has the appearance of being a dual designation, and as a result is potentially confusing. To address this potential confusion, Council is recommending that an Industrial designation be established in the Regional Growth Strategy and that it be applied to these lands. Future Work on Employment Lands Resolution: The District of Maple Ridge requires the following condition be a component of Maple Ridge's endorsement of the Regional Growth Strategy: "The District of Maple Ridge intends to pursue comprehensive industrial and commercial land use strategies and their potential land requirements. This review process has been identified in the 2006 Official Community Plan. This review is necessary to ensure that employment targets for Maple Ridge contained in the Regional Growth Strategy can be met. Should this comprehensive review and strategy result in the change of land use designations requiring a change in regional designations, then Metro Vancouver shall agree to support the necessary change(s) in designation." Discussion: When the Official Community Plan was adopted in 2006, there was a statement embedded within the Regional Context Statement which indicated to the Region that ongoing work on the establishment of employment lands within the District may result in changes to the regional growth plan. This resolution further supports that statement and recognizes that the District is continuing on the work outlined in the Official Community Plan with the goal of accommodating the employment projections made by the Region. This resolution was adopted at the workshop session of July 13, 2009. CONCLUSIONS: This report and accompanying map and Council Decision chart (Appendix A) serve as additional formal comments on the Draft Regional Growth Strategy, Metro Vancouver 2040, Shaping Our Future (February 2009). It is noted that decisions are pending on the regional designations for two parcels within the District, and that Council intends to forward further resolutions to the Region on these two properties as they become available. It is also recognized that the District will have additional opportunities to comment on the Regional Growth Strategy as the strategy proceeds through the adoption process. eparedarter, MPI, MCIP anager mmunity Planning Approved by: Frank Quinn, MBA, P.Eng. GM: P biic Works & Development Services Concurrence: . ) Ru (ji Chief Administrative Officer CC Attachment: Appendix A - Mapping Decisions Chart - Including Council Resolutions, July 6, 2009 Workshop and Map APPENDIX A 0 0 g0 ? S = % k 0 0 To -• 6 o ma '�- o ƒ k u2 O \ O 0 a)0 : a_ E 2 Council Resolution Previously submitted to Metro Vancouver "That the regional designation for the area south-east of Silver Valley indicated as Area No. 2 on the map attached to the staff report dated June 29, 2009 be Rural based on the fact that the District can apply the appropriate zoning as per the municipality's Official Community Plan." "That the regional designation for the Smith Avenue Area indicated as Area No. 3 on the map attached to the staff report dated June 29, 2009 be Rural based on the fact that the District can apply the appropriate zoning as per the municipality's Official Community Plan." "That the regional designation for the area outside of Smith Avenue indicated as Area No. 4 on the map attached to the staff report dated June 29, 2009 be Agricultural noting that some lands in the area do not fall into the agricultural designation." Decision Pending Decision Pending "That the regional designation for the 256 Street Industrial Area indicated as Area No. 12 on the map attached to the staff report dated June 29, 2009 be Industrial" Regional Plan Designation c / CC ƒ / CC / 3 0 ¢ \ / CC Rural Designation with Industrial over- lay # on Official Community Map i Plan Designation cu c )/ f/ / / c ƒ / / w � // ¢ Agricultural (not in ALR) Agricultural (not in ALR) Rural Resource, Industrial Oao� e ko\m m £ ¥ / Address or description of area n/a Area south-east of Silver Valley Smith Avenue Area Area outside of Smith Avenue 24554 102nd Ave (Jackson Farm) District parcel east of 24554 102nd (no civic address) 256th Street Industrial Area Map attached to Appendix A MAPLE RIDGE British Co Lu mbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: July 9, 2009 and Members of Council FILE NO: FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended June 30, 2009 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor, together with the Director of Finance. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for your information. Expenditure details are available to any Council member for review in the Finance Department. RECOMMENDATION: That the "disbursements as listed below for the month ended June 30, 2009 now be approved". GENERAL $ 8,121,706 PAYROLL $ 1,392,839 PURCHASE CARD $ 96.843 $ 9.611,388 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • Double M Excavating - Roadworks 240 Street $ 184,839 • Fraser Valley Regional Library - 2nd quarter member assessment $ 570,560 • G.V. Water District - water consumption Mar 4/09 - Mar 31/09 $ 300,907 • Hub Fire Engines and Equipment - Fire trucks $ 835,775 • Mierau - Fire Hall No. 1 expansion $ 586,094 • RCMP contract Jan-Mar/09 $ 2,129,490 • Tybo Contracting - Spirit Square $ 347,192 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended June 30, 2009 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: T vor hompson, CGA Manager of Financial Planning Approved by: ' PauBBA, CGA GM - Corporate & Financial Services r Concurrence: im M ule „( Chief Administrative Officer J gmr VENDOR NAME 0700604 B.C. Ltd. Alpha Beta (228 St Hldgs) Corp BC Hydro BC Hydro & Power Authority BC SPCA Boileau Electric & Pole Ltd CUPE Local 622 Carousel Enterprises Ltd Carter Chevrolet Port Coquitlam Chevron Canada Ltd Cockrill, Gregory Dollar Meat Store Ltd Double M Excavating Ltd Dutch Touch Green Services Ltd ESRI Canada Limited Fitness Edge Fraser Valley Regional Library General Paint Golder & Associates Greater Vanc Water District Green Cut Contracting Green Landscape Experts Ltd Happy Heart Fitness & Educ Hub Fire Engines And Equipment Imperial Paving Jourdain, Marilyn & Les Key West Ford Sales Ltd Magnify Digital Inc Manulife Financial Medical Services Plan Mierau Municipal Pension Plan BC Murdy & McAllister Barristers Pattison Sign Group Professional Mechanical Ltd CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - JUNE 2009 DESCRIPTION OF PAYMENT Security refund Security refund Hydro charges June Kanaka Creek Bridge temporary pole line relocation Contract June Maintenance: Allco Park Banners Camera installation Control circuit repairs Fairgrounds Harris Road Pool Junction box repairs MVA repairs Pitt Meadows Heritage Building Service relocation Street light repairs 270A Pumpstation electrical Dues - pay periods 09/12 & 09/13 Property negotiation services for River Road Two Chevrolet trucks Fuel Security refund Acquisition - portion of 24022 DTR Roadworks 240 Street Street tree planting Annual software support Fitness classes & programs 2nd quarter member assessment Traffic marking paint Whonnock Lake dam design & construction Fraser River escarpment 284th Street slope movement Water consumption Mar 4/09 - Mar 31/09 Grass cutting Whonnock Lake improvements Weight room supervision & childcare activity room Fire trucks 2009 paving program Security refund Four Ford trucks 2009 Festivals Promotional Campaign Employee benefits premiums Employee medical & health premiums Fire Hall No. 1 expansion Pension remittance Legal services Library signage Maintenance: Leisure Centre Library Municipal Hall Operations Pitt Meadows Family Rec. Centre Randy Herman Building RCMP The Act 1,157 1,759 712 66 1,040 520 305 5,415 99 516 379 3,422 3,143 13,917 3,323 7,144 6,771 515 299 945 472 173 4,361 AMOUNT 50,085 100,000 80,192 35,426 22,343 15,390 21,279 18,317 59,333 52,761 114,255 19,600 184,839 15,892 61,600 17,853 570,560 18,654 20,383 300,907 19,131 17,284 19,971 835,775 32,676 39,914 126,818 15,750 95,143 24,456 586,094 260,830 16,491 22,849 20,680 .RF Binnie & Associates Ltd Raincity Janitorial Sery Ltd Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ridge Meadow Comm Arts Council Ridgemeadows Recycling Society Telus - Network Operations Telus Communications Inc Terasen Gas TNS Canadian Facts Tybo Contracting Ltd University Of BC Warrington PCI Management Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements June 2009 GMR Albion Industrial Park access Janitorial services May & June: Firehalls Library Maple Ridge Park Municipal Hall Operations Randy Herman Building RCMP Employer/Employee remit PP09/12&13 RCMP contract Jan-Mar/09 Ice rental May Art Centre grant June Program revenue May Capital Asset reimbursement - glass washer Catering Monthly contract for recycling May Weekly recycling Litter pick-up contract Pole relocation at 240 St & Kanaka Creek Road Acquisition - portion of 11968 240 St Natural gas June Residents survey Spirit Square Security refund Advance for Tower common costs June Tower expenses May Professional fees May PP09/12 & 09/13 Y:\Ftnance\Accounting\AP Remittances (Disbursements)\2009\IMonthly Council Report 2009.xIsiJUN'09 2,379 10,718 1,858 5,389 5,623 8,327 3,382 583,644 2,129,490 42,796 8,371 6,342 969 50,000 1,973 23,996 37,676 2,713,134 53,774 58,478 79,536 23,817 18,500 18,496 27,154 347,192 20,000 51,973 23,901 7,411,158 710,548 8,121, 706 1,392,839 96,843 9,611,388 MAPLE RIDGE Srilish Calumoia Deep Roots Greater Heights TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: July 13, 2009 and Members of Council FILE NO: T21-212-003 Chief Administrative Officer ATTN: SUBJECT: Adjustments to 2009 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2009 Collector's Roll through the issuance of Supplementary Roll 04. The Collector is required to make all the necessary changes to the municipal tax roll records and report these adjustments to Council. RECOMMENDATION(S): The report dated July 13, 2009 is submitted for information. DISCUSSION: a) Background Context: Fifteen folios were reviewed. The review resulted in six residential folios having the value of improvements reduced or removed to reflect their actual condition at Dec 31, 2008, one residential folio's land value was returned to farm status. One residential property was correctly identified as ALR and one residential property remained unchanged as a result of the review. Two folios previously classed commercial were changed to residential and two commercial class folios which were previously in class 6 were transferred to class 5 in order to accurately reflect actual use. Two properties owned by the District were also reviewed at our request and applicable exemptions were granted. (Municipal tax decrease: residential - $ 8,757; business - $40,256; municipal tax increase: light industry - $ 9,062; farm - $ 176) b) Business Plan/Financial Implications: There is a total decrease of $72,988 in tax revenue of which the municipal portion is $ 39,775. 1132 CONCLUSIONS: Ongoing reviews by BC Assessment, either as the result of appeals or ongoing data clean up, have resulted in the transfer of $3,023,000 from the business class to the light industry class assessment base and also a transfer of $404, 000 from business class to residential. $818,000 of residential class assessments, and $2,252,000 of light industry class assessments have been granted exemptions by virtue of being municipally owned. The residential assessment base was decreased $446,000 by the transfer of land to farm status which resulted in an increase of $7,675 to the farm class assessment base. A correction of $1,593,000 in improvements has further reduced the residential assessment base. This report dated July 13, 2009 is submitted for information and is available to the public. Prepared by: Silvia iitledge Manager, Revenue & Collections Appr<o ed�N by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services Concurrence: J. Chief Administrative Officer MAPLE RIDGE British Columbia 4 Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: DATE: July 16, 2009 FILE NO: ATTN: Committee of Whole Trade Retired Engine 3-2 to the Justice Institute Fire and Safety Division (FSD) in exchange for access to the FSD Maple Ridge Campus. EXECUTIVE SUMMARY: The Maple Ridge Fire Department enjoys a co-operative relationship with the Fire and Safety Division, of the Justice Institute of BC. We have previously traded fire engines in lieu of training time at the Fire and Safety Division - Maple Ridge Campus and this has been mutually beneficial: We were able to access the training resources at the Maple Ridge Campus at no cost and do not have to provide the like facilities on our own. The Justice Institute benefits by receiving a well maintained apparatus that is used in training. We have recently replaced a truck that is over 20 years old. Rather than trade the vehicle in or sell it, we suggest that we turn it over to the Justice Institute in exchange for access to their training resources. RECOMMENDATION: That Council endorses the trade of a 1986 Mack Engine to the Fire and Safety Division of The Justice Institute of BC in exchange for access to their training resources as outlined in the staff report dated July 16, 2009. DISCUSSION: a) Background Context: In 1997, the District gave the Justice Institute a 1976 Ford Fire Engine, (Pump 1-3), in exchange for access to their training facility. Our access included regular Monday night training, Recruit Training and the periodic training programs for other disciplines. Costs of the consumables that we used during the training programs were also included. If we had to pay for this access on the same basis as other departments, we would have had to pay about four times the fair market value of the truck. Having said this, we work collaboratively with the Justice Institute and try not to take up their most "profitable" times and try to use the props when they are not scheduled for use by others. In 2001, we gave the Justice Institute a 1980s engine/tender, (Pump,2-2). Our arrangement this time was similar to the one negotiated in 1997 except this time, we were also; able to obtain some day time access as well. Scheduled Monday night training, Recruit Training and:the periodic training programs for other disciplines also continued. This arrangement was different than the first in that we agreed to cover the costs of the consumables and technician's wages. 1133 Due to our positive experiences, a similar agreement is recommended for our 1986 Mack Fire Engine. Desired Outcome: The current proposal is to trade a 1986 Mack Fire Engine, (Engine 3-2), for access to the Maple Ridge Campus fire props and buildings for the purposes of Regular Monday Night Maintenance Training, Recruit Training, Career Maintenance Training and other periodic training programs. The estimated value of the engine is about $33,000. The monetary value of training is approximately $50,000 to $60,000 per year. Again, our intention is to obtain a multi year agreement (at least 4 years) so the total monetary value of our benefit could approach $240,000. b) Strategic Alignment: This agreement is in keeping with councils desire to have a safe and liveable community. Further, we believe it provides the best value for our investment. This initiative is also in alignment with Council's direction to seek partnerships that assist in the delivery of quality services. c) Citizen/Customer Implications: The citizens will continue to receive a safe, effective and efficient fire service to response to emergencies that occur in the District of Maple Ridge d) Business Plan/Financial Implications: The Fire Department budget does not include a significant provision for this type of training. We are able to receive the required access to training at little cost. e) Policy Implications: Continuing to train the way we do allows us to have safe, effective and efficient firefighters. Changes to the training program will affect the services we provide and will require us to change our operation guidelines. CONCLUSION: The continuation of our relationship with the Fire and Safety Division is beneficial to both the Department and;,, the Fire and Safety Division in that we manage to obtain access to a premium or minimaj,ets and they have access to serviceable equipment that they need. training centre r.� r 7/./ Approved Peter Grootendorst Fire Chief/Operations and Administration Approved Concurrence: .L �f Chief Administrative Officer I Gill Corpo d Financial Services