HomeMy WebLinkAbout2010-03-01 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
March 1, 2010
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. DELEGATIONS/STAFF PRESENTATIONS - (10 minutes each)
1:00 p.m.
1.1
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
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/063/09, 24108 and 24086 104 Avenue, 10366 240 Street,
10336 240A Street, RS-2 and RS-3 to RM-1
Staff report dated February 18, 2010 recommending that Maple Ridge Zone
Amending Bylaw No. 6713-2010 to permit a 96 unit townhouse development
be given first reading and be forwarded to Public Hearing.
Committee of the Whole Agenda
March 1, 2010
Page 2 of 3
1102 RZ/095/08, 22590 116 Avenue, RS-1 to RM-1
Staff report dated February 22, 2010 recommending that Maple Ridge Zone
Amending Bylaw No. 6721-2010 to permit a 6 unit townhouse development
be given first reading and be forwarded to Public Hearing.
1103 Excess Capacity/Extended Services Agreement LC 139/09, 232 Street and
Silver Valley Road
Staff report dated February 9, 2010 recommending that Latecomer Charges
be imposed and that the Corporate Officer be authorized to sign and seal
Latecomer Agreement LC 139/09.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
Committee of the Whole Agenda
March 1, 2010
Page 3 of 3
7. ADJOURNMENT
S. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
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). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. 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.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk's Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
Checked by:
Date:
RIDGEMAPLE
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: February 18, 2010
and Members of Council FILE NO: RZ/063/09
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6713 - 2010
24108, 24086 104 Avenue
10366 240 Street
10336 240A Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit
construction of a 96 unit townhouse development, in the Albion area. This application is in
compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6713 - 2010 be given first reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to final reading.
Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing buildings;
vi. An Engineer's report on the water quantity for domestic and fire protection
purposes must be received;
vii. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
1101
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;
X. Registration of a Restrictive Covenant protecting the Visitor Parking;
DISCUSSION:
a) Background Context:
Applicant: W S BISSKY ARCHITECT INC. WAYNE BISSKY
Owner: Gurinderjeet S Toor
Sukhjinder K Toor
Legal Description: Lot: 4, Section: 3, Township: 12, Plan: 9393
Lot: A, Section: 3, Township: 12, Plan: 13554
Lot: 7, Section: 3, Township: 12, Plan: 11176
Lot: 19, Section: 3, Township: 12, Plan: BCP36407
R 11
Zoning:
Existing:
Proposed:
Medium Density Residential
Medium Density Residential
Existing: RS-2 (One Family Suburban Residential) RS-3 (One
Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North:
Use:
Residential
Zone:
RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation:
Medium Density Residential
South:
Use:
Park
Zone:
RS-3 (One Family Rural Residential)
Designation:
Conservation
East:
Use:
Residential
Zone:
RS-3 (One Family Rural Residential) and R-3
Designation:
Medium Density Residential
West:
Use:
Residential
Zone:
R-3
Designation:
Medium Density Residential
-2-
Existing Use of Property:
Proposed Use of Property:
Access:
Servicing:
Companion Applications:
b) Site Characteristics:
Residential
Multi -family residential
240AStreet and 104t" Avenue
Full Urban
DP/VP/SD/N FDP/063/09
The subject properties, located in the Albion Area, extend to approximately 3.372 hectares and are
bound by residential development to the north, east and west and parkland and Spencer Creek to
the south. Sufficient setbacks from the stream have been provided for through an earlier
application, and further conservation dedication is not required, as this has been provided by the
existing park area currently surrounding the creek. The application site is challenged by isolated
areas of slopes in excess of 25%, which have been accounted for in the careful design and siting of
the current proposed development.
Project Description
The applicant is requesting to rezone the subject property from RS- 2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the
construction of a 96 unit townhouse complex, comprised solely of three bedroom homes.
The site is challenged with a sloping topography, requiring a significant amount of cut and fill
throughout the site to accommodate the proposed development, including the proposed municipal
right of ways. A number of units have been designed to provide parking on the ground floor level
with walk out on the lower level; this is to account for the sloping nature of the site. Slopes in
excess of 25% are, for the most part, located centrally and a 774m2 green space, amenity area has
been provided to protect said slopes; as per the requirements of the Natural Features Development
Permit. A total of 4700m2 open space, (rear yards) has been provided for the use of residents
throughout the site.
The applicant proposes to construct 103A Avenue and 241 Street to provide access to the internal
strata road network. All townhouse units will access their driveways via the internal strata roads,
however, pedestrian access is provided from each street fronting unit to municipal roads, to create a
pedestrian feel along the street front. This will encourage a sense of place, as well as, a street
presence for the community. The proposed development has also been designed to ensure
pedestrian connectivity is maintained throughout the site, to encourage use of the amenity spaces
and again create a street presence for the community; providing a safer and more livable space for
residents.
WM
c) Planning Analysis:
Official Community Plan:
The application property is located within the Albion Area Plan, and is subject to the regulations of
such as outlined in the Official Community Plan. The Area Plan designates the property Medium
Density Residential which allows for a range of housing styles and densities, including townhouses.
The proposed rezoning to RM-1 (Townhouse Residential) is, therefore, in compliance with the
regulations of the Official Community Plan.
Zoning Bylaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that the
proposal generally complies with the bylaw, although a number of variances would be required for
the townhouse development if this proposal is to proceed. The proposed variances are as follows:
Development Site 1
• Block 3 will require a reduced front yard setback from 7.5 metres to 7.48 metres.
• Block 9 will require a reduced front yard setback from 7.5 metres to 6 metres.
Development Site 2
• Block 1 will require a reduced front yard and west side yard setback from 7.5 metres to 7.41
metres.
• Block 3 will require a reduced front yard from 7.5 metres to 6 metres.
• Blocks 11 and 12 will require a reduced rear yard setback from 7.5 metres to 5.9 metres.
The variance provides the proposed development sufficient room to undulate the units and account
for the challenging topography of the site. The variance will be the subject of a future report to
Council.
Off -Street Parking and Loading Bylaw:
The parking provision for the current application meets the requirements of the Off -Street Parking
Bylaw. All units are provided with two in -garage parking spaces; many of which are proposed to be
tandem parking. The development will also provide 21 visitor parking stalls, which will include 3
stalls with the necessary requirements for accessible access.
Development Permits:
The application site is adjacent to Spencer Creek and is challenged with isolated slopes greater than
25% grade. A Watercourse Protection and Natural Features Development Permit is, therefore,
required for the preservation, restoration and enhancement of the natural environment of the
watercourse areas and of the natural features on the site. A Security will be taken as a condition of
M
the issuance of the Development Permit to ensure that the Development Permit area guidelines are
met.
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses. Accordingly, prior to the issuance of a building permit, the Development
Permit must be reviewed and approved. An application for the Development Permit has been
received. Adherence of this project to the guidelines of this permit will be provided for Council in a
future report.
Advisory Design Panel:
The application was presented to the Advisory Design Panel on January 12, 2010 at which time the
Panel supported the application moving forward with a small number of recommendations. The
applicant has addressed the recommendations raised by the Advisory Design Panel, and a more
detailed report will be forwarded to Council at the Development Permit stage.
Development Information Meetin :
A development information meeting was held by the project architect and landscape architect on
Tuesday, February 2, 2010 at Albion Elementary School Library. As per Council Policy 6.20,
invitations were mailed to qualifying property owners, advertisements were placed in the local paper
and a notice was attached to the development sign on site. Eight (8) people signed in on the
attendance sheet and four comment sheets. The Development Information Meeting summary
provided by the applicant is attached as Appendix D. Additional concerns expressed were;
• Concerns about the increased traffic at 240th Street and Lougheed Highway.
• Concerns were raised about the increased density this development will bring to the area.
There is a desire to maintain the rural character of the neighbourhood.
• Concerns were raised about the effect of the development on adjacent lands. Two
attendees were experiencing difficulty with adjacent developments affecting their properties.
• Questions were asked about the number of parking stalls provided for the development and
where they would be located onsite.
• Frustrations were raised about the inability to impact decisions regarding the Official
Community Plan and designated land uses in the area.
• Questions were asked about where the children would go to school, stating that Albion
School was full and the new school was not slated for construction in the near future.
• One neighbour requested that the development sign, placed along 240th Street, be removed
as it was placed in front of the home she was renting.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has provided the following comments:
-5-
1. A Rezoning Servicing Agreement must be entered into by the applicant
2. The applicant's engineer must examine the adequacy of the existing downstream sewer
system to accommodate the proposed development. If any upgrading is identified by the
engineer the applicant will be required to undertake the work.
3. The following road dedication will be required at the rezoning stage;
a. Collector standard road widening and profile improvement on 104 Avenue, across
the site frontage
b. Road dedication of 3.0 metres is required across the 240th Street site frontage.
c. Dedication of all on -site municipal roads.
4. A Development Variance Permit is required to support the retention of the above ground
utility company plant along the south side of 104th Avenue, located directly across the site
frontage.
5. The development of this site is dependant upon completion of services to be provided by the
adjacent properties under applications RZ/093/04 and SD/075/07. Building Permits can
not be issued until servicing is available to the application site.
6. The sewage disposal system for the adjacent property to the east (24156 104 Avenue), is
located near the southwest corner of the lot. The applicant for the current proposal must
ensure there is no problem related to the sewage disposal system arising from the current
proposed development.
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 additional trees added to the street tree inventory. The Manager of Parks & Open
Space has advised that there is maintenance requirement of $25.00 per new tree which will affect
their operating budget.
Fire Department:
The Fire Department has no concerns with this development proposal and is supportive of the
separated double access.
CONCLUSION:
The current application is in compliance with the Official Community Plan. It is, therefore,
recommended that first reading be given Maple Ridge Zone Amending Bylaw no. 6713-2009 and it
be forwarded to Public Hearing.
11111110
Prepared by: Sarah Atkinson
PI nning Technician
Ap roved by.---- a] ring, MCP, MCIP
�_Diredtpr Planning
l
Apprted� ` Fr r� n BA, P.Eng
GM: Public Works & Devel me t Services
Concurrence: J. L. (Jn) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6713-2010
Appendix C - Site Plan
Appendix D - Development Information Meeting Summary
Appendix E - Building Elevation Plans
Appendix F - Landscape Plans
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10366-240/10336-240A/
24086/24108-104
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*t CORPORATION OF
THE DISTRICT OF
� MAPLE RIDGE
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� District of s I- �I
Langley
_ PLANNING DEPARTMENT
DATE: Sep 2, 2009 RZ/063/09 BY: JV
SCALE 1:2,000
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�—� FRASER R.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6713 - 2010
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. 6713 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 4 Section 3 Township 12 New Westminster District Plan 9393
Lot "A" Section 3 Township 12 New Westminster District Plan 13554
Lot 7 Section 3 Township 12 New Westminster District Plan 11176
Lot 19 Section 3 Township 12 New Westminster District Plan BCP36407
and outlined in heavy black line on Map No. 1470 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1(Townhouse Residential)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 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.
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
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6713-2010
Map No. 1470
From: RS-2(One Family Suburban Residential)
and RS-3(One Family Rural Residential
To: RM-1 (Townhouse Residential)
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ARCH ITECTU RE URBAN DESIGN PLANNING INTERIOR DESIGN
Comments received at the
February 2, 2010 Development Information Meeting for
RZ/D P/063/09
a) The civic address of the subject property is 10336 - 240A St., 10366 - 240th St., 24108 - 104th Ave., and 24086 - 104th Ave.,
Maple Ridge, BC. The legal descriptions are: PID 027-528-626 Lot 19 Section 3 Township 12 NWD Plan BCP36407, PID 009-
832-947 Lot A Section 3 Township 12 NWD 13554, PID 004-438-221 Lot 4 Section 3 Township 12 NWD Plan 9393, and PID
009-832-947 Lot A Section 3 Township 12 NWD Plan 13554.
c) The purpose of the application is to allow construction of a 96 unit townhouse development.
d) This public information meeting was held on Tuesday, February 2, 2010 at the Albion Elementary School Library, 10031 -
240th Street, Maple Ridge, BC, from 7:00pm to 9:00pm.
e} The architect and the landscape architect were there to answer any questions the public had about the project.
f) Information on the application was provided. Attendees were also informed that information may be obtained from either the
Planning Department service counter at or by tailing General Enquiries (phone 604-467-7341) or the developer/applicant's
representative at 604-467-8300.
g) Attendees were encouraged to fill out comment cards and sign in . Of the 8 people in total who attended the meeting, 6 signed
the attendance record for attached. Only one comment sheet was filled out and left with the architect. It is attached.
h) Comments form the public included the following:
Concerns about the traffic at 240,h and Lougheed Highway.
Concerns about density in the area and the desire to maintain the rural character of the area.
Questions were asked about the number of parking stalls provided and where they were located onsite.
Concerns about the affect on adjacent lands as a result of the development. Two individuals were experiencing difficulty
with adjacent developments occurring on their property.
Frustration about the inability to impact decisions regarding the OCP and designated land use in the area.
Questions about where the children on the development would go to school , stating that Albion School was full and the
new school was not slated for construction any time in the near future.
One neighbour asked that the sign along 24oth be relocated as it was placed in front of the horne she was renting.
Pre
Wayne Bissky
MAIBC
IT M-11111111111
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: February22, 2010
and Members of Council FILE NO: RZ/ 095/ 08
FROM: Chief Administrative Officer ATTN: Cof W
SUMECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6721-2010
22590 116 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Residential)
to RM-1 (Townhouse Residential), to permit construction of a 6 unit townhouse development. This
application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6721-2010 be given first reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to final reading.
Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the eidsting building;
vi. Adisclosure statement must be submitted by 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.
Ai. Provision of a security deposit in the amount of $30,000 for the use of the reciprocal
access during construction.
1102
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
a) Background Context:
Applicant: WS Bissky Architect Inc. Wayne Bissky
Cwner: Jalal M Darid
Legal Description: Lot: 37, D.L.: 401, Plan: 62308
OCP:
6dsting: Ground -Oriented Multi-Family(TCarea plan)
Proposed: Ground -Oriented Multi-Family(TCarea plan)
Zoning:
F)dsting: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use:
Community Hall
Zone:
CD-2-88 and CD-3-93
Designation:
Ground -Oriented Multi -Family
South: Use:
Haney Bypass, Canadian Pacific Rail and the Fraser
River
Zone:
RS3 (One Family Rural Residential)
Designation:
The property to the south of the Haney Bypass is
designated Park
East: Use:
Townhouse
Zone:
RM-1 (Townhouse Residential)
Designation:
Ground-C riented Multi -Family
West: Use:
Townhouse
Zone:
RM-1 (Townhouse Residential)
Designation:
Ground -Oriented Multi -Family
EAsting Use of Property.
Proposed Use of Property.
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
Single Family Residential
Townhouse Residential
0.203 HA
116 Avenue
Full Urban
DP/ 095/ 08
The subject property extends 0.203 hectares and is bound by multi family development to the east
and west, Haney Bypass to the south and a community hall to the north.
-2-
The site slopes gently from the northwest corner to the southeast corner and is almost 6 metres
higher in elevation than the adjacent Haney Bypass. The project architect has taken these grade
changes into consideration, and has proposed a building designed for residents to take advantage
of the views overlooking the Fraser River.
The proposed development is intended to be accessed via 116th Avenue, through the adjacent
townhouse development to the west of the subject property. A reciprocal access agreement is in
place providing the subject site with legal access through the adjacent property. This agreement
was entered into in 1981 by the previous owner of the properties. CLrrent owners of the
neighbouring lot, encumbered with the easement, have expressed concern with the access
arrangement.
c) Planning Analysis:
Official Community Plan:
The application property is located within the Town Centre Area Plan, and is subject to the
regulations of such as outlined in the Official Community Plan. The Area Plan designates the
property Ground -Oriented Multi -Family, which provides for a medium -high density townhouse
development not to exceed three storeys in height. The proposed rezoning to RMA (Townhouse
Residential) is, therefore, in compliance with the regulations of the Official Community Plan.
ZDni!2g EMaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that the
proposal generally complies with the bylaw; however, a variance is required to increase the
allowable height from 10.5 metres to 11 metres. This variance will be the subject of a future report
to Council.
OFF -Street Parking and Loading EMaw:
The parking provision for the current application exceeds the requirements of the Off -Street Parking
and Loading Bylaw, which requires 12 resident parking stalls and 2 visitor parking stalls. The
application proposes to provide 14 resident parking stalls and 2 visitor parking stalls.
Development Information Sign
As per Council Policy 6.21 all Rezoning development applications require a development sign to be
placed on the subject property, indicating the intent of the proposal and the properties involved. The
sign must remain on the site until the development application is approved or denied. The current
applicant has placed the development information sign on the subject property a number of times.
However, each time the sign is placed someone either defaces or removes it from the site. In past
instances where this has occurred the District has accepted photographic proof that the sign has
been placed. The applicant has provided photographs showing the placement of the sign on the
property.
-3-
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application is required for all multi family residential, flexible mixed use and commercial
development located in the Town Centre. The current application is located within the South View
Precinct Town Centre Development Permit Area, and is subject to the regulations of such as outlined
in Official Community Plan. Accordingly, prior to the issuance of a building permit, the Development
Permit must be reviewed and approved. An application for the Development Permit has been
received. Adherence of this project to the guidelines of this permit will be provided for Council in a
future report.
Advisory Design Panel:
The application was presented to the Advisory Design Panel on January 12, 2010 at which time the
Panel supported the application moving forward with a small number of recommendations. The
applicant has addressed the recommendations raised by the Advisory Design Panel, and a more
detailed report will be forwarded to Council at the Development Permit stage.
Development Information Meeting
A development information meeting was held by the project architect and landscape architect on
Tuesday, February 8, 2010 at Fraserview Tillage Hall. As per Council Policy 6.20, invitations were
mailed to qualifying property owners, advertisements were placed in the local paper and a notice
was attached to the development sign on site. Twenty-four (24) people signed in on the attendance
sheet. Comments included the following;
• Concerns were expressed about the reciprocal access easement on the adjacent property to
the west.
• Concerns were expressed about the potential impact of construction trucks accessing the
site along the easement and causing damage to the road surface. Residents asked who
would pay for the damage and the applicant assured them damage would be paid for by
those causing the damage.
• Concerns were expressed about the density and height of the proposed development.
• There were concerns about the stability of the soil on the application site. The architect
noted that a geotechnical study had been done.
• Questions were asked about the number of parking stalls provided and where they would be
located onsite.
• Concerns were expressed that this would become a rental development. Some attendees
asked whether it was the applicant's intention to sell or rent the units. It was felt that young
families would not be compatible with the existing neighbours. The architect noted that
there was no provision for a playarea and it is not likelyto attract families. The architect
understood that the developer intended to sell the units and that there is no way to legally
disallow buyers based on their age.
• Some attendees expressed a desire to have the proposed development become part of the
existing strata.
-4-
• Some of the attendees related conflicts with the tenants of the eXlsting house.
Citizen/ Customer Implications:
A number of neighbouring residents have phoned with concerns regarding the reciprocal access
agreement. The plans, reports and legal agreements are available to the public at the front counter
and copies of the legal agreement were provided to some of the neighbours for their review.
Interdepartmental Implications:
Engineering De rtment:
The Engineering Department has reviewed the proposal and has provided the following comments:
1. ARezoning Servicing Agreement must be entered into by the applicant
2. The applicant must provide information on providing water service connection to the
property.
3. The applicant will require approval from the Ministry of Transportation for any works along
Haney Bypass.
4. The Ministry of Highways will likely require dedication across the Haney Bypass.
5. Consideration must be given to how best to advertise the site location and access location to
the site.
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 additional trees added to the street tree inventory. The Manager of Parks & Open
Space has advised that there is maintenance requirement of $25.00 per new tree which will affect
their operating budget.
Fire Department:
The Fire Department has provided the applicant with a number of comments that must be
addressed before final occupancy.
W-0116 R1,-i 10, `G
The current application is in compliance with the Official Community Plan and is considered an infill
development of 6 units only. It is, therefore, recommended that first reading be given Maple Ridge
Zone Amending Bylaw No. 6721 2010 and it be forwarded to Public Hearing.
-5-
Prepared by. Sarah Atkinson
Planning Technician
Apprao f�y.' I �g nng, CP, M a P
Director of Planning
1! fSy. PkLnk P.Eng
Public Works & Devel
�pfflnt rvices
Concurrence: J L ( ) Rule v
Chief tirrunistrative Officer
6..
The following appendices are attached hereto:
Appendix A— Subject Map
Appendix B — Zone Amending Bylaw 6721-2010
Appendix C— Site Plan
Appendix D— Building Devation Plans
Appendix E— Landscape Plans
I M.
11601 Appendix A
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SCALE 1:2,000 ��, `=- - ti
f DATE: Oct 27, 2008 FILE: RZ/095/08 BY: PC
Appendix B
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BYLAW NO 6721 - 2010
ABylawto amend Map'AW'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. 6721 - 2010."
2. That parcel or tract of land and premises known and described as:
Lot 37 District Lot 401 Group 1 New Westminster District Plan 62308
and outlined in heavy black line on Map No. 1473 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , AD. 200.
PUBLIC HEARING held the day of , AD. 200.
READ a second time the day of , AD. 200.
READ a third time the day of , AD. 200.
APPROVED by the Minister of Transportation this day of , AD. 200.
RECONSIDERED AND FINALLYADCPTED, the day of , AD. 200.
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6721 —2010
Map No. 1473
From: RS-1 (One Family Urban Residential)
To: RM-1 (Townhouse Residential)
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APPENDIX D
WAY N E
S T E P H E N
B I S S K Y
ARCH ITECTU RE URBAN DESIGN PLANNING INTERIOR DESIGN
Comments received at the
February 8, 2010 Development Information Meeting for
RZ/095/08 22590-116th Ave
(a) The civic address of the subject property is 22590 - 116th Ave., Maple Ridge, BC. The legal description is Lot 37, District Lot
401, Group 1, NWD, Plan 62308. The purpose of the application is to allow construction of a 6 unit townhouse development.
d) This public information meeting was held on Monday, February 8, 2010 in the small hall of Fraserview Village Hall, 22538 -
116th Ave. , Maple Ridge, BC, from 7:00 pm to 9:00 pm. The presentation lasted until about 8:15pm , with most people leav-
ing shortly thereafter. The architect stayed until 8:40 pm when all attendees had left.
e) The architect gave a powerpoint presentation of the proposal and received comments from those in attendance. He also pro-
vided drawings mounted on boards after the presentation.
f) Attendees were also informed that information may be obtained from either the Planning Department service counter at or by
calling General Enquiries (phone 604-467-7341) or the developer/applicant's representative at 604-467-8300.
g) Attendees were encouraged to sign in , fill out comment cards and either leave them at the meeting or send them directly to the
city hall. Approximately 25 people attended the meeting, most of whom signed the attendance record as per the attached
attached. No completed comment sheets were left with the architect.
h) Comments form the public included the following:
1. Concerns were expressed about the traffic along the access easement on the property to the west. Some discussion took
place as to when the easement was placed on the property and what the easement was originally intended for; some
felt it was only for a single family residential use, although others noted that this does not appear to be reflected in the
wording of the easement.
2. The architect suggested the easement could be relocated along the common amenity area , and through the RV park-
ing, rather than along the drive aisle fronting the existing units. Some people felt this would be difficult to achieve as the
entire Fraserview Village owns the common amenity area and not just their individual strata.
3. There were concerns expressed about the potential impact of construction trucks accessing the site along the easement
and causing damage to the surface and wondered who would pay to fix it. The architect shared his opinion that damage
would be paid by the individuals responsible for it.
4. There were concerns expressed about density, and the height of the proposed building.
5. There were concerns about the stability of the soils. The architect t noted that a geotechnical study had been done an d a
copy had been filed at the municipality. He noted that all new structures must meet current building and municipal re-
quirements.
6. Questions were asked about the number of parking stalls provided and where they were located onsite.
7. Concerns were expressed that this would become a rental development. Some asked whether it was the developer's
intention to sell or rent the units. Many noted that it would be preferred if they were sold to seniors who would occupy
the units; young families would not be compatible to the adjacent neighbours. Some expressed preference that this site
become part of the existing strata. The architect noted that there was no play area designed in the outdoor areas of the
site and it is not likely to attract families. He understood that the developer intended to sell the units and also that it was
not possible to legally disallow buyers based on their age.
8. Some attendees related conflicts with some of the tenants of the existing house on the site.
Prepared by
Wayne Bissky
MAIBC
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District of Maple Ridge
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Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: February 9, 2010
and Members of Council FILE NO: E08-015-1074
E01-052-001
FROM: Chief Administrative Officer ATTN. C of W
SUBJECT: Excess Capacity/Extended Services Agreement LC 139/09
EXECUTIVE SUMMARY:
A developer has subdivided land at 232 Street and Silver Valley Road. Part of the subdivision
servicing is considered to be excess or extended servicing in accordance with the Local Government
Act. The extended servicing benefits adjacent properties. Latecomer Agreement LC 139/09
provides the municipality's assessment of the attribution of the costs of the excess or extended
servicing to the benefiting lands.
RECOMMENDATION:
That with respect to the subdivision of lands involved in subdivision SD/110/08 located at 232
Street and Silver Valley Road, be it resolved:
1. That the cost to provide the excess or extended services is, in whole or in part, excessive
to the municipality and that the cost to provide these services shall be paid by the owner
of the land being developed, and
2. That Latecomer Charges be imposed for such excess or extended services on the parcels
and in the amounts as set out in the staff report dated February 9, 2010; and further
3. That the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer
Agreement LC 139/09 with the subdivider of the said lands.
DISCUSSION:
a) Background Context:
The attached map identifies the lands which are involved in the subdivision and those which
will benefit from the excess or extended services. The cost breakdown for each excess or
extended service is shown on attached Schedule A.
In addition, a copy of Excess Capacity Latecomer Agreement LC 139/09 is also attached for
information purposes. 1103
103
b) Strategic Alignment:
Administration of excess or extended services legislation complies with the Smart Managed
Growth element of the Corporate Strategic Plan. The administration procedure supports the
requirement for a developer to construct municipal infrastructure in support of land
development and recognizes that the infrastructure may provide benefit to other land.
c) Policy Implications:
Part 26, Division 11, of the Local Government Act provides that where a developer pays all
or part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and
determine the proportion of the cost of the service to be attributed to parcels of land which
the municipality considers will benefit from the service. Latecomer Agreement LC 139/09
will provide such determination for subdivision SD/110/08.
CONCLUSION:
A developer has provided certain services in support of subdivision SD/110/08. Some of the
services benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the
benefitting lands. Latecomer Agreement LC 139/09 summarizes the municipality's determination of
benefitting lands and cost attribution and also establishes the term over which such Latecomer
Charges will be applied.
6y: Terry Fryjr, PEng.
Wanag& of Corporate & Development Engineering
Z 7
Reviewed rr�W Wood PhD., PEng.
t Municipol EnIneer,
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1
A9A�VEng.
arks & Development Services
Concurrence: J.L. Jim) Rule
Chi f Administrative Officer
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Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. EXTENDED NOMINAL SERVICE
SERVICE # BENEFITTING COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary
Sewer - 232
Street
Sanitary
Sewer
Connection
Storm Sewer
232 Street
Storm Sewer
Connection
20
1
9
1
$18,120.00
$2,500.00
$906.00
$2,500.00
$55,260.00 $6,140.00
$2,500.00 $2,500.00
A total of all of the aforementioned services for each property is as follows:
List Properties
Lot 1, Sec. 33, Tp 12, Plan NWP 20132, NWD
RN 73990-0100-5
Lot 8, Sec. 33, Tp 12, Plan NWP 2409, N W D
RN 73991-0000-7
Lot 1, PI NWP20132
RN 73990-0100-5
2 x $906.00
Lot 8, PI N W P2409
RN 73991-0000-7
14 x $906.00
Lot 1, PI NWP20132
RN 73990-0100-5
1 x $2,500.00
Lot 1, PI NWP20132
RN 73990-0100-5
2 x $6,140.00
Lot 8, PI NWP 2409
RN 73991-0000-7
3 x $6,140.00
Lot 1, PI NWP 20132
RN 73990-0100-5
1 x $2,500.00
Amount of Benefit
$19,092.00
$31,104.00
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EXCESS CAPACITY LATECOMER AGREEMENT
LC/139/09 - SD/110/08
THIS AGREEMENT made the day of , 2010:
BETWEEN:
UUM93i
Insignia Homes Silver Valley Ltd.
200 - 6660 Graybar Road
Richmond, B.C. V6W 11-19
(Hereinafter called the "Subdivider")
OF THE FIRST PART
CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation under
the "Municipal Act", having its offices at 11995 Haney Place, in the Municipality of
Maple Ridge, in the Province of British Columbia
(Hereinafter called the "Municipality")
OF THE SECOND PART
A. The Subdivider has developed certain lands and premises located within the
Municipality of Maple Ridge, in the Province of British Columbia, and more
particularly known and described as:
Lot 62, Plan BCP33856 and Lots 3 & 4, Plan 17907 and Lot B, Plan RP6048, NWD
(Hereinafter called the "said lands")
B. In order to facilitate the approval of the subdivision of the said lands, the Subdivider
has constructed and installed the storm sewer and sanitary sewer services shown on
the design prepared by Damax Consultants Ltd., Job No. 6099-1 (Sheets 1 to 12)
dated March, 2009, reviewed Sept. 30, 2009. Project No. E08-015-1074.
(Hereinafter called the "Extended Services");
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
D. The Municipality considers its cost to provide the Extended Services to be excessive;
Page 1 of 4
E. The Subdivider has provided the Extended Services in the Amount of $78,380.00.
F. The Municipality has determined that the following properties:
Lot 1, Section 33, Township 12, Plan NWP20132, NWD; and
Lot 8, Section 33, Township 12, Plan NWP2409, NWD
(the "Benefitting Lands") will benefit from the Extended Services;
G. The Municipality has imposed as a condition of the owner of the Benefitting Lands
connecting to or using the Extended Services, a charge (the "Latecomer Charge") on
the Benefitting Lands in the following amounts:
Lot 1, Section 33, Township 12, Plan NWP20132, NWD (RN 73990-0100-5)
• $906.00 per unit, to a maximum of $1,812.00, for use of the sanitary sewer
main on 232 Street;
• $2,500.00 for use of the sanitary sewer service connection on 232 Street;
• $6,140.00 per unit, to a maximum of $12,280.00, for use of the storm sewer
main on 232 Street; and
• $2,500.00 for use of the storm sewer service connection on 232 Street.
Lot 8, Section 33, Township 12, Plan NWP2409, NWD (RN 73991-0000-7)
• $906.00 per unit, to a maximum of $12,684.00, for use of the sanitary sewer
main on 232 Street; and
• $6,140.00 per unit, to a maximum of $18,420.00, for use of the storm sewer
main on 232 Street.
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager - Public Works and Development
Services of the Municipality (the "Completion Date") to the date of connection by the
Benefitting Lands to the Extended Services;
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the Municipality shall pursuant to Section 939 (7) of the Local
Government Act R.S.B.C. 1996, c.323 be paid to the Subdivider as provided for in
this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 939 (9) of the Local Government Act
R.S.B.0 1996, c. 323, The parties hereto agree as follows:
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and collected by
the Municipality within fifteen (15) years of the Completion Date shall be paid to the
Subdivider and in such case payment will be made within 30 days of the next June 30th or
December 315t that follows the date on which the Latecomer Charge was collected by the
Municipality.
Page 2 of 4
2. This Agreement shall expire and shall be of no further force and effect for any
purpose on the earlier of the payment of the Latecomer Charge by the Municipality to the
Subdivider, or fifteen (15) years from the Completion Date, and thereafter the Municipality
shall be forever fully released and wholly discharged from any and all liability and obligations
herein, or howsoever arising pertaining to the Latecomer Charge, and whether arising before
or after the expiry of this Agreement.
3. The Subdivider represents and warrants to the Municipality that the Developer has
not received, claimed, demanded or collected money or any other consideration from the
owner of the Benefitting Lands for the provision, or expectation of the provision of the
Extended Services, other than as contemplated and as provided for herein; and further
represents and warrants that he has not entered into any agreement with the owner of the
Benefitting Lands for consideration in any way related to or connected directly or indirectly
with the provision of the Extended Services. The representations and warranties of the
Subdivider herein shall, notwithstanding paragraph 2 of this Agreement, survive the expiry of
this Agreement.
4. The Subdivider (if more than one corporate body or person) hereby agrees that the
Municipality shall remit the Latecomer Charge to each corporate body or person in equal
shares.
5. If the Subdivider is a sole corporate body or person, the Municipality shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the following
(name and address of director of corporate body, accountant, lawyer, etc.):
6. In the event that the Subdivider is not the owner of the said lands, the owner shall
hereby grant, assign, transfer and set over unto the Subdivider, his heirs and assigns, all
rights, title and interest under this Agreement.
Page 3 of 4
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate
Seals, attested by the hands of their respective officers duly authorized in that behalf, the
day and year first above written.
The Corporate Seal of Insignia Homes Silver Valley Ltd.
was hereunto affixed in the presence of:
Authorized Signatory - Subdivider
The Corporate Seal of the CORPORATION OF
THE DISTRICT OF MAPLE RIDGE was
hereunto affixed in the presence of:
Corporate Officer -Authorized Signatory
Page 4 of 4