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Home My WebLink About2012-07-16 Committee of the Whole Meeting Agenda and Reports.pdfCommittee of the Whole Agenda July 16, 2012 District of Maple Ridge 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: The following items have been numbered to correspond with the Council Agenda: 1101 2012-057-RZ, 12933 Mill Street, RS-3 and RS-2 to R-2 and a portion of right-ofway Staff report dated July 16, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6939-2012 to permit future subdivision into approximately 19 R-2 lots be given first reading and that the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999, along with a Subdivision application. COMMITTEE OF THE WHOLE AGENDA July 16, 2012 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: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Committee of the Whole Agenda July 16, 2012 Page 2 of 4 1102 RZ/015/10, 12507 and 12555 240 Street, RS-3 to RG-2 Staff report dated July 16, 2012 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 to adjust conservation boundaries around Latimer Channel and the South Alouette River be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6723-2010 to permit 8 single family lots as amended be given second reading and be forwarded to Public Hearing. 1103 RZ/039/10, 23788 and 23762 132 Avenue, RS-2 to RS-1 and R-1 Staff report dated July 16, 2012 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 to amend the medium density residential and to adjust conservation boundaries be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6745-2010 to permit a future subdivision of 27 single family lots be given second reading and be forwarded to Public Hearing. 1104 RZ/120/10, 23908, 23920 and 23882 Dewdney Trunk Road, RS-1b and RS-3 to R-1 and R-3 Staff report dated July 16, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6808-2011 to permit subdivision into 25 single family lots be given second reading and be forwarded to Public Hearing. 1105 2011-068-SD, 5% Money in Lieu of Parkland Dedication, 25339 130 Avenue Staff report dated July 16, 2012 recommending that the developer pay an amount not less than $33,250.00. 1106 Award of Contract (Reference No. ITT-EN12-52; Project No. E03-010-091) 126 Avenue Watermain Replacement (216 Street to Blackstock Street) Staff report dated July 16, 2012 recommending that Contract (Reference No. ITT-EN12-52; Project No. E03-010-091) 126 Avenue Watermain Replacement (216 Street to Blackstock Street) be awarded to Capilano Highway Services Company, that the Financial Plan be amended to include additional funding through the Water Revenue Fund and that the Corporate Officer be authorized to execute the contract. Committee of the Whole Agenda July 16, 2012 Page 3 of 4 1107 Award of Contract (Reference No. ITT-EN12-57; Project E02-010-128), Abernethy Way Intersection Improvements at 227 Street, 228 Street and 230 Street Staff report dated July 16, 2012 recommending that Contract (Reference No. ITT-EN12-57; Project E02-010-128) Abernethy Way Intersection Improvements at 227 Street, 228 Street and 230 Street be awarded to TAG Construction Ltd., that the Financial Plan be amended and that the Corporate Officer be authorized to execute the contract. 1108 Servicing for 20100 Block Hampton Street Staff report dated July 16, 2012 recommending that a process be initiated to establish road, storm sewer, sanitary sewer and water services on the 20100 Block of Hampton Street. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended June 30, 2012 Staff report dated July 16, 2012 recommending that the disbursements for the month ended June 30, 2012 be approved. 1132 Pitt Meadows Airport Society Bylaw Amendment Staff report dated July 16, 2012 recommending that Pitt Meadows Airport Society bylaws be amended to include the Mayors of Pitt Meadows and Maple Ridge as non-voting Directors. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda July 16, 2012 Page 4 of 4 7. ADJOURNMENT 8. COMMUNITY FORUM Checked by::________________ Datte:: ________________ 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 1101 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: 2012-057-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6939-2012 12933 Mill Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) and a portion of the unopened 240th Street right-or-way. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6939-2012 be given First Reading; and; That the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879 – 1999, along with a Subdivision application. DISCUSSION: a) Background Context: Applicant: Jean Fares Owners: George and Patricia Devita, and, William and Karen Greenland, (as to Lot 1, Pl. 11128) and The Crown as to the unopened 240 Street r-o-w. -2 -Legal Description: Lot:1, Section 27, Township 12, Plan 11128 and a portion of the unopened 240th Sreet r-o-w. OCP: Existing: Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) Proposed: R-2 (Urban Residential District) Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) Designation: Conservation, Medium Density Residential and Low Density Urban South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) Designation: Conservation and Medium Density Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Civic and Conservation West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Conservation, Medium Density Residential and Low Density Urban Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.916 HA.(2.26 acres) Access: Mill Street Servicing requirement: Full Urban Standard b) Site Characteristics: The site is 0.916 ha in size and is bounded by the unopened 240 Street right of way on the west, Mill Street on the east and single family residential lots to the north and south. Hennipen Creek and Millionaire Creek watercourse protection areas impact the south west and north west portion. The development site is located in the Horse Hamlet of the Silver Valley Area Plan, which forms part of the Official Community Plan. c) Project Description: The applicant is requesting rezoning the site, including a portion of the unopened 240th Street rightof-way to the R-2 (Urban Residential District) Zone as shown on Appendix C. A small portion on the north west and south west will remain in the current zoning to respect the conservation boundary for Hennipen and Millionaire Creek. This would permit a future subdivision into approximately 19 R-2 (Urban Residential District) lots, not less than 315 m2. The development plan provided shows 7 lots fronting Mill Street with the remaining 12 lots taking access via a new cul-de-sac located on the north property line from Mill Street, (the plan anticipates that a portion of the 240th Street right-of- -3 -way will be included in the proposed lots 1–6). The site plan provided also shows double fronting lots for the proposed lots 9 and 10 which are generally not supported by the Approving Officer unless there are topographical constraints. It is anticipated that an Official Community Plan amendment will be required to the Conservation boundary once detailed information has been received on what impact these two watercourse have on this site. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Horse Hamlet of the Silver Valley Area Plan and is currently designated Medium Density Residential (98%) and Conservation (1%). The Medium Density Residential designation supports a single family housing form in a tightly compacted, neighbourhood scaled residential area. The proposed R-2 (Urban Residential District) zoned development is in compliance with the Silver Valley Area Plan policies. An OCP amendment is anticipated to adjust the Conservation Boundaries to reflect the location of Hennipen and Millionaire Creeks. Zoning Bylaw: The current application proposes to rezone the property located at 12933 Mill Street from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) and the unopened 240th Street right-or-way from RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) to permit the future subdivisonn into approximately 19 lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for;  All areas designated Conservation or all areas within 50 metres of an area designated Conservation on Figures 2, 3 and 4 in the Silver Valley Area Plan;  All lands with an average natural slope of greater than 15 percent; -4 -to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; f) Property Manager The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. The Property Manager will need to review the requested road closure and purchase. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District’s website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule B); 3. Watercourse Protection Development Permit Application (Schedule F); 4. Natural Features Development Permit Application (Schedule G); 5. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -5 -CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. It is recommended that Council not require any further additional OCP consultation. It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No.6939-2012 will be amended and an Official Community Plan Amendment for Conservation boundary adjustment may be required. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge’s Approving Officer. “Original signed by Gay McMillan” _______________________________________________ Prepared by: Gay McMillan Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _____________________________ __________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No.6939-2012 Appendix C – Site Plan City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: Jul 10, 2012 FILE: 2012-057-RZ BY: PC 12933 MILL STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 13009 13037 2395 0 12954 24040 24151 13005 23990 24000 24070 2391 8 13013 24145 23924 23926 23 94 2 13029 23987 12848 24026 12974 23979 23996 (FERN CRES.) 13050 12874 24050 2391 5 23915 23930 13021 12933 24033 24069 23914 23921 13045 13053 12958 24085 23 929 23939 23953 23970 23992 240 ST. MILL ST. SHELD RAKE CRT. 130 AVE. 130 A AVE. FERN CRESCENT 6 1 P 7794 2 Park SK 9735 P 7794 5 P 7656 2 P 63118 P 11128 P 2622 P 1033 5 P 25056 BCP 42361 7 46 P 10713 22 4 25 45 4 P 10335 2 BCP 36962 12 22960 1 Park 6 E 1/2 2 P 10335 47 5 BCP 36495 26 P 7656 P 10335 5 8 *PP129 PAR K BCP 7889 1 3 21 A BCS 4 198 BCP 42732 2 3 1 25 A P 2622 7 2 433 9 P 63118 5 1 P 10713 \\ \\ !( !( !( !( !( SUBJECT PROPERTY ´SCALE 1:2,500 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. No Bylaw 6939 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________ ________ WHEREAS WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6939-2012 2. Those parcels or tracts of land and premises known and described as: Lot 1, Section 27, Township 12, NWD Plan 11128; and That portion of the unopened 240th Street Right-of-Way as outlined in heavy black line on Map No.1574 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ __________________ ____________________________ __________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B -2012 13009 23950 12954 24151 13005 23990 23918 13013 24145 23924 23926 23942 13029 23987 12848 12974 23 97 9 23996 12874 23 915 23 91 5 23930 13021 12933 24033 24069 23914 2392 1 12958 24085 23929 23 939 23 95 3 23970 23992 MILL ST. SHELDRAKE CRT. 130 AVE. FERN CRESCENT 6 1 P 7794 2 SK 9735 P 7794 5 P 7656 2 P 63118 P 11128 P 2622 P 10335 P 25056 46 P 10713 22 4 25 45 4 P 10335 2 BCP 36962 *LMP 22960 1 6 E 1/2 2 P 10335 47 5 26 P 7656 P 10335 5 PARK BCP 7889 1 3 21 A BCS 4 198 BCP 42732 2 3 1 25 P 2622 7 2 43 3 P 63118 1 P 10713 BCP 42 63 1 E P 6 3 119 BCP 2 4 894 EP 59987 BCP 1 941 7 BCP 25 4 24 RW 58430 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) R-2 (Urban Residential) 6939-2012 1574 APPENDIX C 1102 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: RZ/015/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6866 -2011 Second Reading Maple Ridge Zone Amending Bylaw No. 6723 -2010 12507 and 12555 240 Street EXECUTIVE SUMMARY: The subject site is designated “Estate Suburban Residential” on Schedule “B” of the Official Community Plan and the proposed RG-2 (Suburban Residential Strata Zone) aligns with that designation. However, adjustments of the conservation boundaries around both the Latimer Channel and the South Alouette River will require an Official Community Plan amendment as described in this report. This application is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential zone) to RG-2 (Suburban Residential Strata zone) to permit eight (8) single family bare land strata lots. On March 23, 2010, Council granted First Reading to this application based on the current and proposed Official Community Plan designation and the proposed zone which aligns with the existing designation. At that time, details about environmentally sensitive areas, flood concern from the South Alouette River and the hydro dam release were not fully known. Following First Reading, the applicant worked with staff to resolve several issues and it was determined that 23.41% of the subject site, within a 30.0 m environmental setback around the South Alouette River, needs to be protected and designated as park for conservation. In addition the developer has offered to dedicate a significant portion (43.25 % of the subject site) as park for conservation around the ponds, including enhancement works, which provide an overall environmental benefit (Appendix D). To this, an additional area is added through a habitat protection covenant (3.5 % of the subject site), proposed at the rear yards of lots 1-6 (Appendix D). The total area anticipated to be established for environmental protection is 70.16 % of the subject site (including the covenanted areas). A site specific text amendment to the RG-2 (Suburban Residential Strata zone) has been proposed as described in this report and the Zone Amending Bylaw No. 6723-2010 is revised to reflect this (Appendix C). -2 -RECOMMENDATIONS: 1. In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: a. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; b. The Board of any Regional District that is adjacent to the area covered by the plan; c. The Council of any municipality that is adjacent to the area covered by the plan; d. First Nations; e. School District Boards, greater boards and improvements district boards; and f. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; 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. 6866-2011 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 bylaws; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 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. 6866-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Maple Ridge Official Community Plan Amending Bylaw No. 6866-2011 be given First and Second Reading and be forwarded to Public Hearing; 6. That Maple Ridge Zone Amending Bylaw No. 6723 -2010 be amended as described in Appendix C and be given Second Reading and be forwarded to Public Hearing; and 7. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; -3 -c. A Statutory right of way plan and agreement must be registered at the Land Title Office: d. Road dedication as required; e. Consolidation of the development site; f. Park dedication as required; g. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the dedicated areas. DISCUSSION: a) Background Context: Applicant: Dan Tenbrink Owner: 0790573 BC Ltd. Legal Description: Lot 2; Sec. 21; TP: 12; Plan: BCP 10558; PID: 009-352-694 and Lot A; Sec. 21; TP: 12; Plan: BCP 9912; PID: 008-159-645 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS-3 (One Family Rural Residential zone) Proposed: RG-2 (Suburban Residential Strata zone) Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential zone) Designation: Estate Suburban Residential South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential zone) Designation: Estate Suburban Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential zone) Designation: Estate Suburban Residential West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential zone) Designation: Estate Suburban Residential -4 -Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Strata Site Area: 5.96 hectares (14.74 acres) Access: 240th Street Servicing requirement: Rural (with sanitary sewer) Companion Applications: SD/015/10 and DP/015/10 b) Project Description: The subject site (Appendix A) with a consolidated site area of 5.96 hectares, consists of two legal lots located at 12507 and 12555 240 Street within the flood plain area of the South Alouette River. The northern half of the site cannot be developed as both the Latimer Channel and the South Alouette River contain environmentally sensitive land (23.41% of the subject site), within a 30.0 m environmental setback from the top of bank, on either side of the South Alouette River. In addition to this, a significant proportion of the subject site (43.25% of the subject site) around the ponds will also be dedicated as park for conservation purpose. Finally a smaller portion (3.5% of the subject site) will also be placed under a habitat protection restrictive covenant, on proposed strata lots 1-6 (Appendix D). Based on an Environmental Assessment Report by Tera Planning Ltd. and discussion with the developer, 70.16 % of the subject site is anticipated to be dedicated to the District as park (Appendix D). This will provide opportunities for significant net environmental benefits such as cleaning, stabilizing, habitat enhancement and creating a backwater spawning channel for salmonids, pacific water shrew and red-legged frog habitat. Eight bareland strata lots ranging in area from 0.11 hectares (0.29 acres or 1191.7 m2) to 0.19 hectares (0.49 acres or 1987.1 m2) are proposed with the main access from 240th Street. Each house, including the existing house that will be retained, will meet the flood construction level for the site, as a condition of Building Permit issuance. A statutory right-of-way through the strata lot will facilitate District access to the conservation lands on the north. The Environmental Assessment Report by Tera Planning Ltd. identifies environmental assets on site which include the water courses, disconnected wetland ponds and a mature, coniferous forest. It also outlines the opportunities for enhancement works within the environmental setbacks of each lot. A Geotechncial Report by EBA Engineering Consultants Ltd. notes that the site may be safely used for the proposed development and recommends flood protection measures to be finalized at the Building Permit stage. c) Planning Analysis: Official Community Plan: Several policies in the Official Community Plan emphasize the importance of protecting and enhancing the environmentally sensitive areas in the District.  Policy 5-6 states “Maple Ridge will work toward achieving the goal of a positive benefit for the District’s natural features by designating conservation areas and by mitigating the potential for habitat impacts with enhancement, restoration, environmental monitoring and other alternatives that are acceptable to the municipality”. -5 - Policy 5-8 states “Maple Ridge will continue to protect watercourses by requiring landowners who are either subdividing or rezoning properties within or adjacent to lands or watercourses indentified on the Natural Features Schedule C or designated as conservation on Schedule “B” of the Official Community Plan, to provide a portion of land through the development process. At the discretion of Council the following options can be provided: a) the area can be dedicated as park land and must be designated as “Conservation”; b) land can be protected through a conservation covenant and payment is made to the Municipality in an amount that equals the market value of up to 5% of the land that may be required for park land; or c) combination of parkland dedication and conservation covenant. The proposed development on the subject site respects both the policies stated above and utilizes a combination of mechanisms to protect the environmental areas on site as stated below:  23.41% of the subject site is within a 30.0 m environmental setback around South Alouette River and will be dedicated as park for conservation purpose;  43.25 % of the subject site, around the disconnected ponds, will be the additional area dedicated as park for conservation offered by the developer; and  3.5 % of the subject site will be placed under a habitat protection covenant. A total of 70.16% of the subject site will be dedicated as park for conservation purpose. The subject site is designated “Estate Suburban Residential” on Schedule “B” of the Official Community Plan.  Policy 3-15 states “Maple Ridge will support single detached and two family residential housing in Estate Suburban Residential areas. The Estate Suburban Residential land use designation is characterized generally by 0.4 hectare lots”. The proposed RG-2 (Suburban Residential Strata Zone) aligns with the Official Community Plan designation of “Estate Suburban Residential”, however, an Official Community Plan amendment is required to define the conservation boundary around the Latimer Channel and the South Alouette River. The proposed lot layout clusters the available density around the ponds and provides significant park dedication and habitat protection than available otherwise. The subject site is within the Fraser Sewer Area and all the proposed lots will be connected to the sanitary sewer on 240th Street. Zoning Bylaw: The proposed RG-2 (Suburban Residential Strata zone) permits low density strata development outside the Urban Area Boundary. It is also often applied to sites where there are significant physical features or environmental assets worth protecting, such as: mature forest, sensitive wetlands and bogs, heritage features or view corridors. In exchange for preserving such features, applicants seek some relief of the zoning restrictions to obtain the original density of -6 -the site. Thus, the tools of clustering lots, reducing road widths, lot sizes and setbacks are applied to “fit” development to the land in a sensitive and fair manner. This approach is rare but has been applied in this application due to the significant amount of environmentally sensitive features that were discovered on the subject site. As a result, it is proposed that the resulting lots will range in size from 0.11 to 0.19 hectares (1,190 m2 to 2,178 m2). Such lot sizes would conform to the density provision of the RG-2 (Suburban Residential Strata) zone if the lands beyond the 30.0 m environmental setback (i.e. around the disconnected ponds) were included in the developable area. In other words, the proposed density, with a 30.0 m environmental dedication, would be 2.017 per hectare of the developable land, which is within the permitted density of the RG-2 (Suburban Residential Strata) zone. However, to preserve all of the environmentally sensitive lands (even those beyond the 30.0 m setback of the creek and river), smaller lots should be accepted and accommodated. This is only possible because the site is within the Fraser Sewer Area and can be serviced by a municipal sanitary sewer rather than type 1 septic systems that require lot areas of 0.4 hectare. A density of 5.77 units per hectare is required to accommodate this proposal, when an additional 43.25 % of the subject site (around the disconnected ponds), is added to the dedicated park area. This clustering approach was utilized by the District in the past, the most recent being the Grant Hill-Bosonworth project. Site-specific Text amendment to the RG-2 (Suburban Residential Strata zone): To accommodate the environmental and clustering scheme, a site-specific text amendment is required to the RG-2 (Suburban Residential Strata) zone of the Maple Ridge Zoning Bylaw No. 3510-1985. The required changes to the zone are as follows:  The proposed maximum permitted density required to accommodate this proposal must not exceed 5.77 dwelling units per net hectare;  The maximum lot coverage for the bare land strata lots must not exceed 25% of the lot area;  The maximum gross floor area of the resulting homes cannot exceed 300 m2 (3,230 ft2);  The resulting setbacks for the homes on each strata lot are: i.) 7.5 metres from a front or rear lot line; ii.) 3.0 metres from an exterior side lot line; iii.) 1.8 metres from an interior side lot line.  The resulting setbacks for accessory off-street parking uses or accessory residential use on each strata lot are: i.) 7.5 metres from a front or rear lot line; ii.) 1.8 metres from a rear lot line; iii.) 3.0 metres from an exterior side lot line; iv.) 1.8 metres from an interior side lot line. -7 -The above stated site specific text amendments to the RG-2 (Suburban Residential Strata) zone are intended to ensure the fit of the proposed bare land homes to the new smaller lot sizes. This will allow the development as a whole to mimic development patterns typically found within the Urban Area Boundary of the District. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for:  All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”;  All lands with an average natural slope of greater than 15 percent;  All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The applicant has submitted a combination of Watercourse Protection and Natural Features Development Permit application which is under review. Development Information Meeting: A Development Information Meeting is not required for this application as per Council Policy 6.20. d) Citizen/Customer Implications: The affected citizens/parties will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed this proposal and identified that all required services do not exist. The deficient off-site servicing works which will be required are stated below:  240th Street needs to be constructed as a paved rural local road (ditches on both sides with street lighting appropriate for rural road) from the end of the existing pavement at the top of the hill near the junction with 241st Street to the development site. Across the frontage of the site, approximately 315 metres in length, the road will need to be of an urban local standard (with curb, gutter, side walk street light, street trees, under-ground -8 -wiring for utilities) and designed not to encroach on adjacent properties. Road dedication is required if encroachment is anticipated.  The development site is at an elevation that will not allow gravity connection to the municipal sanitary sewer system. This situation demands construction of a municipal sanitary sewer pump station and a force main to the nearest municipal sewer which is approximately 580 metres, south of the 240th Street/Abernethy Way intersection. The pump station and force main must be designed to serve all the adjacent properties that could connect and are within the Fraser Sewer Service Area. Connecting these properties would require extending a gravity sewer from the pump station in the future as these properties develop. The design for the pump station will need to consider the 200 year floodplain elevation, proper power supply to operate the station and location of the pump station that allows access for municipal maintenance and the ability to provide gravity sewer connections to the development site as well as surrounding properties.  Storm run-off from the road will need to be considered in the road design.  A municipal water main involving constructing approximately 320 m of water main and fire hydrants, will need to be extended to the subject site.  All utility connections to the subject site must be under-ground. The existing house to be retained needs the overhead services converted to under-ground hydro, telephone and cable services.  The road to the subject site is partially in flood plain. The engineer of record for the proposal needs to establish elevation of the flood plain and make recommendations for construction of the roads and services to address effects due to flooding and water released from the Hydro dam. 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. 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. Fire Department: The Fire Department has reviewed this proposal and does not have any concerns. Building Department: The Building Department has reviewed this proposal and identified that any structures within the flood plain area will need a Flood Plain Restrictive Covenant to be registered at the Building Permit stage. f) School District Comments: A referral was sent to the School District office and no comments were received. g) Canada Post Comments: A referral was sent to the Canada Post office and no comments were received. -9 -h) 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 Local Government Act. The amendment required for this application to adjust the conservation boundary would contribute towards net environmental gain. 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. i) Environmental Implications: The proposed eight lot bare land strata development is within the 50 metre setback from both the Latimer Channel and the South Alouette River and hence subject to a Watercourse and Natural Features Development Permit approval. An environmental setback of 30.0 metres from the top of bank, is required around both sides of the South Alouette River, giving a total of 3.45 acres (23.42% of the subject site) to be dedicated as Park and re-designated to “Conservation” on the Official Community Plan. An additional 6.37 acres (43.25 % of the subject site) has been negotiated to be dedicated to maximize the net environmental benefit. This dedication of sensitive environmental land will allow for its preservation, stabilization, enhancement and the creation of a backwater spawning channel for salmonids and pacific water shrew and red legged frog habitat. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required and Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required. A combination of these applications has been received and is being processed. The applicable environmental refundable securities along with a 5 year maintenance agreement will be collected prior to issuance of the Watercourse Protection Development Permit. CONCLUSION: The proposed zone is in compliance with the Official Community Plan designation of “Estate Suburban Residential” for the subject site. The proposed strata lot layout is in a clustered form to “fit” the development to the land. The proposal will provide enhancement areas to the ponds and provide additional park dedication for conservation purposes, than is required. The total area that will be protected for environmental purpose and dedicated as park equals 70.16 % of the subject site, providing a significant benefit to the area and neighbourhood. As a result, staff is in support of the clustered form of development proposed in this application. -10 -Therefore, it is recommended that Council grant First and Second Reading to the Official Community Plan Amending Bylaw No. 6866-2011 and Second Reading to the revised Zone Amending Bylaw No. 6723-2010 and forward both the bylaws to the Public Hearing. “Original signed by Rasika Acharya” _______________ Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP Planner “Original signed by Christine Carter” ________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning “Original signed by Frank Quinn”___________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by J.L. (Jim) Rule __________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw 6866-2011 Appendix C – Zone Amending Bylaw 6723-2010 Appendix D – Proposed Site Plan Appendix E – Proposed Site Sections City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: Jul 9, 2012 FILE: RZ/015/10 BY: PC 12507/12555 240 STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 24015 24026 12645 12507 24005 12693 12733 12720 12599 12516 12625 12685 12680 12729 24 025 240 4 3 24 052 24072 12665 2405 5 12763 240 13 24009 24 024 24017 24 090 12703 12795 12630 12750 12770 12469 12555 240 35 239 ST. 240 ST. 240 ST. 239 ST. ROAD 82930 A 9 3 12 P 9912 P 9364 2 24 25P 18012 2 LMP 21414 2 3 P 10558 1 P 9364 N 126' A 23 130 2 LMP 2073 9 1 15 2 P 10558 Rem A Pcl. 1 LMP 22485 RP 13772 LMP 9379 82930 P 51027 1 22 42 P 18012 LMP 2239 26 AA LMP 20739 1 3 P 51027 13 Rem B Rem A LMP 1534 4 P 9364 2 P 3017 2 P 9912 E 41 3 P 24120 4 EP 13720 2 P 83316 P 50307 14 RP 7864 P 39367 \\\\ !( !( !(SUBJECT PROPERTIES ´SCALE 1:3,000 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6866-2011 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. 6866-2011. 2. Schedule “B” is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 840, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by removing from Schedule B and adding to Conservation. 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 and Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 814, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding as Conservation to Schedule C. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2012. READ A SECOND TIME the day of , A.D. 2012. PUBLIC HEARING HELD the day of , A.D. 2012. READ A THIRD TIME the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the _____ day of __________ 201_. ___________________________________ _____________________________ MAYOR CORPORATE OFFICER APPENDIX B 24015 24026 24040 1251124115 24107 12730 23850 12645 12507 24000 24005 24001 12461 12487 24070 12693 12733 12720 12599 12516 24075 24124 23804 23799 12625 12685 12680 12729 12795 24025 24026 12445 12510 24110 12640 12690 12790 (FERN CRES.) 24043 240 52 24050 24072 12665 24055 24110 12763 24 0 13 24009 24003 24024 24017 24090 12530 12703 12795 12630 12750 12770 12469 12555 24035 12450 24138 P 82930 A 9 3 17 11 12 P 9912 P 9364 2 24 25P 18012 P 26177 2 LMS 375 5 6 A LMP 2141 4 2 3 P 10558 4 1 P 9364 N 126' A 23 130 1A Rem part (1. 5 02 A cres ) 2 LMP 20739 1 10 15 2 P 10558A Rem A P 27196 Pcl. 1 LMP 22485 RP 13772 LMP 9379 5 *PP135 P 47070 P 69960 CP 86 B P 82930 P 51027 P 51027 28 1 22 42 P 18012 LMP 2239 26 AA Rem 18 P 5679135 LMP 20739 16 1 3 P 51027 13 Rem B 27 Rem A 31 LMP 1534 32 4 P 9364 BCP 50115 Rem 1 34 32 P 65087 2 P 3017 2 P 9912 E 41 3 P 24120 85 EP 17215 33 P 64876 31 4 EP 22444 5 EP 13720 P 21921 2 2 1 P 83316 P 55693 P 50307 14 RP 7864 P 39367 29 PARK 7 EP 65088 EP 44696 LMP 30056 LMP 39898 6.0 EP 64879 LMP 20740 RW 51028 EP 64878 EP 64877 LMP 20740 LMP 21415 LMP 21771 LMP 6452 RW 76399 RW 83317 RW 51028 EP 56822 RW 74034 LMP 2855 240 ST. 239 ST. 126 AVE. FERN CR. 128 AVE. ´ SCALE 1:4,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: 6866-2011 840 To Add To Conservation 24015 24026 24040 1251124115 24107 12730 23850 12645 12507 24000 24005 24001 12461 12487 24070 12693 12733 12720 12599 12516 24075 24124 23804 23799 12625 12685 12680 12729 12795 24025 24026 12445 12510 24110 12640 12690 12790 (FERN CRES.) 24043 240 52 24050 24072 12665 24055 24110 12763 24 0 13 24009 24003 24024 24017 24090 12530 12703 12795 12630 12750 12770 12469 12555 24035 12450 24138 P 82930 A 9 3 17 11 12 P 9912 P 9364 2 24 25P 18012 P 26177 2 LMS 375 5 6 A LMP 2141 4 2 3 P 10558 4 1 P 9364 N 126' A 23 130 1A Rem part (1. 5 02 A cres ) 2 LMP 20739 1 10 15 2 P 10558A Rem A P 27196 Pcl. 1 LMP 22485 RP 13772 LMP 9379 5 *PP135 P 47070 P 69960 CP 86 B P 82930 P 51027 P 51027 28 1 22 42 P 18012 LMP 2239 26 AA Rem 18 P 5679135 LMP 20739 16 1 3 P 51027 13 Rem B 27 Rem A 31 LMP 1534 32 4 P 9364 BCP 50115 Rem 1 34 32 P 65087 2 P 3017 2 P 9912 E 41 3 P 24120 85 EP 17215 33 P 64876 31 4 EP 22444 5 EP 13720 P 21921 2 2 1 P 83316 P 55693 P 50307 14 RP 7864 P 39367 29 PARK 7 EP 65088 EP 44696 LMP 30056 LMP 39898 6.0 EP 64879 LMP 20740 RW 51028 EP 64878 EP 64877 LMP 20740 LMP 21415 LMP 21771 LMP 6452 RW 76399 RW 83317 RW 51028 EP 56822 RW 74034 LMP 2855 240 ST. 239 ST. 126 AVE. FERN CR. 128 AVE. ´ SCALE 1:4,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: 6866-2011 814 Estate Suburban Residential Conservation CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6723 -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. 6723 -2010." 2. Those parcels or tracts of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 10558 Lot “A” Except: Parcel “One” (Explanatory Plan 13720); Section 21 Township 12 New Westminster District Plan 9912 and outlined in heavy black line on Map No. 1475 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RG-2 (Suburban Residential Strata Zone). 3. Scope: This By-law establishes regulations to permit increased density, increased lot coverage and reduced setbacks for each strata lot, specific to the tracts of the land stated above, subject to compliance with the provisions in the Zoning Bylaw. 4. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended is hereby amended accordingly: PART 6 – RESIDENTIAL ZONES, 610 (B), (D) and (F) are amended as stated below: 610(B) REGULATIONS FOR PERMITTED USES: That Section 610(B) REGULATIONS FOR PERMITTED USES be amended by adding the following, after (a): (b) Not withstanding Section 610(B) (1) of this bylaw, the maximum permitted density at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must not exceed 5.77 dwelling units per net hectare. 610 (D) LOT COVERAGE AND FLOOR SPACE RATIO: That Section 610(D) LOT COVERAGE AND FLOOR SPACE RATIO be amended by adding the following after 2. 3. Not withstanding Section 610(D)(1) of this bylaw, the maximum permitted lot coverage for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must not exceed 25% and the gross floor area of the principal use on each strata lot not exceed 300 m2. APPENDIX C 610(F) SITING REQUIREMENTS: That Section 610(F) SITING REQUIREMENTS to be amended by adding the following after 3(b). 4. Not withstanding Section 610(F)(1) and (2) of this bylaw, the permitted siting for each strata lot created specifically at 12507 240th Street (Lot 2; Section 21; Township 12; Plan: BCP 10558) and 12555 240th Street (Lot A; Section 21; Township 12; Plan: BCP 9912) must comply with the following: (a) all buildings and structures for a group housing residential use or a single family residential use shall be sited not less than: i. 7.5 metres from a front or rear lot line; ii. 3.0 metres from an exterior side lot line; iii. 1.8 metres from an interior side lot line. (b) all buildings and structures for accessory off-street parking use or accessory residential use shall be sited not less than: i. 7.5 metres from a front lot line; ii. 1.8 metres from a rear lot line; iii. 3.0 metres from an exterior side lot line; iv. 1.8 metres from an interior side lot line. 5. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 23rd day of March, A.D. 2010. READ a second time the day of , A.D. 2012. PUBLIC HEARING held the day of , A.D. 2012. READ a third time the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 24015 24026 24040 1251124115 24107 12730 23850 12645 12507 24000 24005 24001 12461 12487 24070 12693 12733 12720 12599 12516 24075 24124 23804 23799 12625 12685 12680 12729 12795 24025 24026 12445 12510 24110 12640 12690 12790 (FERN CRES.) 24043 240 52 24050 24072 12665 24055 24110 12763 24 0 13 24009 24003 24024 24017 24090 12530 12703 12795 12630 12750 12770 12469 12555 24035 12450 24138 P 82930 A 9 3 17 11 12 P 9912 P 9364 2 24 25P 18012 P 26177 2 LMS 375 5 6 A LMP 2141 4 2 3 P 10558 4 1 P 9364 N 126' A 23 130 1A Rem part (1. 5 02 A cres ) 2 LMP 20739 1 10 15 2 P 10558A Rem A P 27196 Pcl. 1 LMP 22485 RP 13772 LMP 9379 5 *PP135 P 47070 P 69960 CP 86 B P 82930 P 51027 P 51027 28 1 22 42 P 18012 LMP 2239 26 AA Rem 18 P 5679135 LMP 20739 16 1 3 P 51027 13 Rem B 27 Rem A 31 LMP 1534 32 4 P 9364 BCP 50115 Rem 1 34 32 P 65087 2 P 3017 2 P 9912 E 41 3 P 24120 85 EP 17215 33 P 64876 31 4 EP 22444 5 EP 13720 P 21921 2 2 1 P 83316 P 55693 P 50307 14 RP 7864 P 39367 29 PARK 7 EP 65088 EP 44696 LMP 30056 LMP 39898 6.0 EP 64879 LMP 20740 RW 51028 EP 64878 EP 64877 LMP 20740 LMP 21415 LMP 21771 LMP 6452 RW 76399 RW 83317 RW 51028 EP 56822 RW 74034 LMP 2855 240 ST. 239 ST. 126 AVE. FERN CR. 128 AVE. ´ SCALE 1:4,000 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: 6723-2010 1475 RS-3 (One Family Rural Residential) RG-2 (Suburban Residential Strata Zone) -1 -1103 District Of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: RZ/039/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 and Second Reading Maple Ridge Zone Amending Bylaw No. 6745-2010 23788 and 23762 132 AVENUE EXECUTIVE SUMMARY: On August 31, 2010, Council granted First Reading to this application, to rezone the subject property from RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential zone) and R-1 (Residential District zone) zones to permit a future subdivision of 27 single family lots. The applicant is requesting an Official Community Plan amendment to “Medium Density Residential” and to adjust the conservation boundary around a tributary of West Millionaire Creek and protect some natural rock features on site, as described in this report. RECOMMENDATIONS: 1. 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. 6747-2010 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; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 be given First and Second Reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6745-2010 be given Second Reading and be forwarded to Public Hearing; and 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 Part VI, Figure 2 (Land Use Plan), Figure 4 (Trails /Open Space) and Part VI A of the Silver Valley Area Plan of the Official Community Plan; iii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Registration of a Tree Protection Restrictive Covenant for any trees that are outside the dedicated park areas; v. A Statutory right of way plan and agreement, for municipal access over the full width of the bare land strata road, must be registered at the Land Title Office; vi. 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; vii. Notification to the appropriate environmental agencies, to be able to direct storm drainage to the onsite watercourses; viii. Road dedication if required, for a turn around at the north end of 238th Street; ix. Consolidation of the development site; x. Removal of the existing buildings; xi. Park dedication as required. DISCUSSION: a) Background Context: Applicant: Joel Lycan Owner: Cedar Spring Homes Ltd. and Fiano Holdings Ltd. Legal Description: Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404; PID: 018-000-584 and Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404; PID: 018-000-592 OCP: Existing: Low Density Residential, Conservation and Open Space Proposed: Low Density Residential, Medium Density Residential and Conservation Zoning: Existing: RS-2 (One Family Suburban Residential zone) Proposed: RS-1 (One Family Urban Residential zone) and R-1 (Residential District zone) -2 - Surrounding Uses: North: Use: Single Family Residential and 132nd Avenue Zone: RS-3 (One Family Rural Residential zone); RS-2 (One Family Suburban Residential zone); RS-1 (One Family Urban Residential zone) Designation: Low Density Residential, Conservation and Park. South: Use: Single Family Residential and 238th Street Zone: RS-2 (One Family Suburban Residential zone) Designation: Medium and Low Density Residential, Conservation; Park; Open Space. East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential zone) Designation: Low Density Residential, Conservation; Park; Open Space. West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential zone) Designation: Conservation, Low and Medium Density Residential Existing Use of Property: Single Family Suburban Residential Proposed Use of Property: Single Family Residential-Bare Land Strata & Fee Simple and Conservation Site Area: 4.02 Hectares (9.94 acres) Access: 132nd Avenue Servicing requirement: Urban Companion Applications: SD/039/10 and WPDP/039/10 b) Site and Project Description: The subject site is comprised of a consolidated lot area of 4.02 hectares, south of 132nd Avenue in the Silver Valley area. This area is surrounded by existing suburban single family lots and conservation lands on the east, west and south, which are designated Low Density Urban Residential, Open Space and Conservation. North beyond 132nd Avenue, a one family urban residential subdivision and the District owned neigbourhood park site exist. The subject site is impacted by a tributary of West Millionaire Creek, some steep slopes with rock outcroppings and several rock knolls. Much of the environmentally sensitive area, natural features on site and mature tree stands will be protected. It is anticipated that approximately 2.25 hectares (56% of consolidated gross lot area) will be dedicated back to the District for conservation purposes. The proponent is applying to rezone the subject sites to permit a future subdivision of a combination of fee simple and bare land strata lots. Out of the 27 lots proposed, three are fee simple parcels zoned R-1 (Residential District zone); 22 are bare land strata parcels zoned R-1 (Residential District zone); one lot is bare land strata parcel zoned RS-1 (One Family Urban Residential zone) and one is a fee simple parcel zoned RS-1 (One Family Urban Residential zone). Four single family lots have direct access via drive ways from 132nd Avenue and the remaining 23 lots (3.65 acres in area) will be part of a bare land strata lot with main access from 132nd Avenue (Appendix D and E). A “natural playground” (approximately 0.188 hectare in area) is proposed in between proposed lots 18 and 19 as shown on the proposed bare land strata subdivision sketch (Appendix E). A “natural playground” uses natural materials such as wood, grass, sand, etc to create miniature natural landscapes, instead of traditional play equipment. These playgrounds are often a combination of simple -3 - landscape elements, natural play opportunities, movement corridors, plant groupings, and other site amenities with carefully chosen natural materials, structures, and features to create safe, accessible, age-appropriate play spaces. This will prove to be a great asset to the strata lot. c) Planning Analysis: Official Community Plan: The development site is within the Silver Valley Area Plan which forms part of the Official Community Plan. The development of Silver Valley is based on principles associated with achieving a complete community with good pedestrian linkages. Guiding principles within the Silver Valley Area Plan form the foundation that governs the future development of the Silver Valley Area.  Principle 3.1.1 states “Ensure significant environmental features of the site are protected or enhanced” and “Ensure that the ‘land informs development’-development will be limited to suitable sites and follow guiding criteria”.  Principle 3.2.1 states “plan compact housing clusters as a solution to preserving natural environments and significant vegetation”. Both the above principles are relevant to the subject site and have been honoured. Within the Silver Valley Area Plan, the subject sites are located in a neighbourhood between the River Village (in the Central Sector) and the Horse Hamlet (in the Eastern Sector), south of 132nd Avenue. The Silver Valley Area Plan speaks to an evaluation of the entire area against physical features within the 15-20 neighbourhoods, including emphasis on permitting various density ranges based on the location i.e. adjacent to a neighbourhood centre or at fringes within a walking distance. With regards to the two lots under consideration, the smaller lot (23788 132nd Avenue) is designated “Low Density Residential” and “Conservation” while the bigger lot (23762 132nd Avenue) is designated “Conservation”, “Low Density Residential” and smaller proportions of “Open Space” and “Neighbourhood Park”. Open spaces in the Silver Valley Area Plan are meant to be linked through developments to form a network of greenways throughout Silver Valley. Specific to this site, the open space requirement will be achieved by the park dedication and registration of a public access on a portion of the strata lot, to lands beyond, to be able to achieve a greenway when the neighbouring properties develop. The natural playground between proposed lots 18 and 19 as shown on the proposed bare land strata subdivision plan (Appendix E) also adds to the open space and park amenity. The Official Community Plan shows 2.14 hectares (out of a total consolidated lot area of 4.02 hectares) designated “Conservation”. Based on a ground-truthing exercise, the developer has confirmed that 1.77 hectares is developable and the remaining 2.25 hectares is considered to be undevelopable (out of a total consolidated lot area of 4.02 hectares). This breakdown is important when calculating the permitted density. Policy 5.3.9 (b) states “Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5 minute walking distance from the centre”. -4 - Aligning with the above stated policy, a density allowance of 18 units per hectare for each hectare of the developable area would give a permitted unit yield of 31.86 units. The developer is proposing 27 units plus an additional 0.188 hectare area of natural playground on the bare land strata lot. The proposed density is in compliance with the Silver Valley Area Plan but cannot be achieved using the conventional RS-1 (One Family Urban Residential zone). Therefore an Official Community Plan amendment to “Medium Density Residential” is needed. This amendment is intended to provide clarity since the development will use the R-1 (Residential District zone). The proposed density will be achieved through a clustered development approach as shown on the proposed subdivision sketch (Appendix D and E). The subject site is impacted by a tributary of West Millionaire Creek and steep slopes in certain areas. A 15.0 metre environmental setback is required on both sides of the tributary of West Millionaire Creek. In addition some rock outcrops along the eastern and south-eastern corner need to be preserved. An Official Community Plan amendment will be required to adjust the conservation boundaries around the creek and protecting the natural features on site. Through this development, the developer is committed to providing overall environmental and community benefits as described below. 56% of consolidated lot area will be protected through dedication, this being added into the District conservation land inventory. The proposed natural bioswales within the dedicated conservation area will add to the on-site rain water management. The natural play ground (approximately 0.188 hectare in size) is also a significant asset to the neighbourhood. This will be built by the developer and maintained by the strata. The existing equestrian/multi-purpose trail along the south side of 132nd Avenue will need to be built by the developer which will enhance the overall pedestrian connectivity. The proposed density is consistent with the overall intent, principles and policies of the Silver Valley Area Plan. Zoning Bylaw: The current application proposes to rezone the property located at 23788 and 23762 132 Avenue from RS-2 (One Family Suburban Residential zone) to RS-1(One Family Urban Residential zone) and to R-1 (Residential District zone) to permit a future subdivision of 27 single family lots (three fee simple lots and 22 Bare Land Strata lots zoned R-1 (Residential District zone) and two fee simple lots zoned RS-1 i.e. One Family Urban Residential zone). See Appendix D and E attached. All the proposed lots comply with the minimum lot area, depth and width requirements, for both the proposed zones. However, it is anticipated that the retaining walls along the south property line may exceed a permitted maximum height of 1.2 metres, thus requiring a variance. This will be revisited at the subdivision stage when the final grading plan is submitted. At that time if a variance is required, the applicant will need to apply for a variance and it will be discussed in a future Council report. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for; -5 -  All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”;  All lands with an average natural slope of greater than 15 percent;  All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The proposed subdivision will be subject to approval of a combination of a Watercourse Protection Development Permit and a Natural Features Development Permit. Development Information Meeting: On April 12, 2012, the applicant and his team (Cedar Spring Homes) conducted a Development Information Meeting at the Yennadon Elementary School library from 7:00 to 9:00 pm. A total number of eight attendees came to this meeting between 7:00 to 8:30 pm. Most of these were residents living in the vicinity of the subject site. Some of the highlights of concerns/comments from the attendees were:  Positive comments were heard about the park and playground proposed in this development;  Some questions were regarding the concept and servicing of the proposed strata lot;  There was a question on the impact of the quantity of water in the existing creek system;  There was a question on the location of open space areas in proximity to their own properties;  Some concern was expressed on the impact of the development on the wildlife corridors. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and confirmed that the deficient off-site services to support this development include the following:  Local road standard (i.e. curb, gutter, concrete sidewalk, street light and street trees) with equestrian trail along the south side of 132nd Avenue, including widening the north side of the west end and a hammerhead turn around and a street light for 238th street access;  Conversion of overhead wiring on the south side of 132nd Avenue to under-ground wiring;  Any upgrades applicable of a sanitary sewer on 132nd Avenue, including an on-site private pump station to serve the bare land strata lots;  Storm run-off through the conservation lands with an outfall to the watercourse, for the bare land strata lots. The onsite sewer on the strata lot will be owned and maintained by the strata;  Adequate water flow and pressure, necessary to loop the existing water main on 132nd Avenue through the strata site to 238th Street, constructed as a municipal main within a STAT right-of-way through the site;  Road dedication if required for a turn around at the north end of 238th Street, to be finalized by the developer’s consultant. -6 - Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that the off-site servicing drawings should show details of the equestrian trail running across the frontage or south side of 132nd Avenue. After the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project 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. The proposed natural playground on the strata lot will be built by the developer and maintained by the strata. Fire Department: The Fire Department has reviewed the proposal and do not have any comments at this time. It will be reviewed again at the subdivision stage. Licences, Permits & Bylaws Department: The Building Department has reviewed the proposal and has the following comments:  The Geotechnical Report in general complies with the District’s report guidelines;  It is recommended that if any Children’s Play Spaces & equipment are proposed, it comply as regulated under CSA Z614-07. e) School District Comments: A referral was sent to the School District office with no comments received. f) 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 for defining the conservation boundary around the tributary of West Millionaire Creek; protecting some natural features on site; aligning the designation to “Medium Density Residential” for clarity and realigning the “Open Space” and “park” designations, is considered to add to the net environmental benefits and is not intended to increase density. 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 Official Community Plan 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. -7 - g) Environmental Implications: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required and Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required. A combination of these applications has been received and is being processed. The applicable environmental refundable securities along with a 5 year maintenance agreement will be collected prior to issuance of the Watercourse Protection Development Permit. CONCLUSION: Within the Silver Valley Area Plan, the subject site is located between the River Village and the Horse Hamlet, south of 132nd Avenue. A significant proportion of environmentally sensitive areas and rock outcrops, are proposed to be protected, aligning well with the principles of the Silver Valley Area Plan. This proposal will result in contributing 56% of the land to the District’s conservation land inventory. It also provides some innovative storm water management initiatives on site. The natural playground will be constructed by the developer and maintained by the strata and as such is a significant neighbourhood amenity. The existing equestrian/multi-purpose trail along the south side of 132nd Avenue will need to be built by the developer which will enhance the overall pedestrian connectivity. The proposed density is consistent with the overall intent, principles and policies of the Silver Valley Area Plan; however the amendment to “Medium Density Residential” is for clarity purpose and not to increase the density, as described in this report. It is, therefore, recommended that Council grant First and Second Reading to the Maple Ridge Official Community Plan Amending Bylaw No. 6747-2010 and Second Reading to the Maple Ridge Zone Amending Bylaw No. 6745-2010. “Original signed by Rasika Acharya”_______________ Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP Planner “Original signed by Christine Carter”________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning “Original signed by Frank Quinn”___________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by J.L. (Jim) Rule__________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Official Community Plan Amending Bylaw No. 6747-2010 Appendix C – Zone Amending Bylaw No. 6745-2010 Appendix D – Proposed Subdivision Plan Appendix E – Proposed Subdivision Plan for the bare land strata -8 - City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: Jul 9, 2012 FILE: RZ/039/10 BY: PC 23762/88 132 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 13265 1326823771 13006 13060 23855 13215 23805 13085 23830 23651 13251 23762 13238 23815 23833 2383 6 23901 23616 23711 23735 13257 13210 13205 13235 2382 1 13225 13220 13250 23803 13025 13055 23831 2382 3 13040 23 915 23657 23702 13230 23796 23793 23815 13020 23753 13260 23 788 23827 23 835 13086 132 A AVE. ROAD 132 AVE. 238 ST. 237 A ST. 132 A AVE. 4P 7739 B 2 PARK 15 14 8 7 BCP 19 979 Rem 14 P 16555 P 12420 9 1816 P 2637 55 17 4 P 48925 BCP 11178 17 16 53 52 PARK 58 BCP 42361 P 2637 3 BCP 11178 13 51 50 18 19 12 22 P 11147BCP 19418 5 P 23796 E 1/2 15 P 64261 17 20 57 56 1 A 23 P 124205 BCP 11178 LMP 7404 "B" BCP 11178 P 64261 BCP 16892 BCP 19 979 BCP 1997915 14 7 P 64261 P 64261 W 1/2 15 1 743 *PP158 P 2637 54 P 2637 24 86 19 "A" BCP 19979 13 P 2637 \\ \\ \\ \\ \\ SUBJECT PROPERTIES ´SCALE 1:2,500 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6747-2010 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 VI – Silver Valley Area Plan, Figures 2, 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. 6747-2010 2. Figures 2--Land Use Plan is hereby amended for those parcels or tracts of land and premises known and described as: Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and outlined in heavy black line on Map No. 798, a copy of which is attached hereto and forms part of this Bylaw, are hereby re-designated as shown. 3. Figure 4--Trails/Open Spce, is hereby amended for those parcels or tracts of land and premises known and described as: Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and outlined in heavy black line on Map No. 799, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding to Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2012. READ A SECOND TIME the day of , A.D. 2012. PUBLIC HEARING HELD the day of , A.D. 2012. READ A THIRD TIME the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the ____ day of __________________ , A.D. 201_. ___________________________________ _____________________________ MAYOR CORPORATE OFFICER APPENDIX B 13060 23855 13215 23805 13085 23830 13251 23762 13238 23833 23836 23616 23711 23735 13257 13210 13205 13235 13225 13220 13250 23803 13055 23823 13040 23657 23702 13230 23796 23793 23815 23788 23835 13086 P 7739 2 PARK 15 P 16555 P 12420 9 1816 55 17 4 BCP 11178 17 16 52 PARK BCP 42361 P 2637 3 BCP 11178 51 50 18 19 22 P 11147BCP 19418 5 P 23796 E 1/2 15 17 20 57 56 A 23 P 124205 BCP 11178 LMP 7404 "B" P 64261 BCP 16892BCP 1997915 14 7 P 64261 W 1/2 15 7 P 2637 54 P 2637 24 86 19 "A" BCP 19979 P 2637 23 A P 23796 237 A ST. 132 A AVE. 132 AVE. ROAD 238 ST. ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: 6747-2010 798 Low Density Residential, Open Space, Conservation and Neighbourhood Park Low Density Residential Conservation 238 Medium Density Residential CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6745-2010 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. 6745-2010." 2. Those parcels or tracts of land and premises known and described as: Lot: A, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and Lot: B, SE Quarter, Section: 28, Township: 12, NWD Plan: LMP7404 and outlined in heavy black line on Map No. 1478 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District) and RS-1 (One Family Urban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 31st day of August, A.D. 2010. READ a second time the day of , A.D. 2012. PUBLIC HEARING held the day of , A.D. 2012. READ a third time the day of , A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the ___ day of ______________ , A.D. 201_ . _____________________ ________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 13060 23855 13215 23805 13085 23830 13251 23762 13238 23836 23616 23711 23735 13257 13210 13205 13235 13225 13220 13250 23803 13055 23823 13040 23657 23702 13230 23796 23793 23815 23788 23835 13086 P 7739 2 PARK 15 P 16555 P 12420 9 1816 55 17 4 BCP 11178 17 16 52 PARK BCP 42361 P 2637 3 BCP 11178 51 50 18 19 22 P 11147BCP 19418 5 P 23796 E 1/2 15 17 20 57 56 A 23 P 124205 BCP 11178 LMP 7404 "B" P 64261 BCP 16892BCP 1997915 14 7 P 64261 W 1/2 15 7 P 2637 54 P 2637 24 86 19 "A" BCP 19979 P 2637 23 A P 23796 237 A ST. 132 A AVE. 132 AVE. ROAD 238 ST. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: 6745-2010 1478 RS-2 (One Family Suburban Residential) R-1 (Residential District) RS-1 (One Family Urban Residential) APPENDIX D APPENDIX E 1104 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: RZ/120/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6808-2011 23908, 23920, and 23882 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS-1b (One Family Urban (Medium Density) Residential) and RS-3 (One Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District), to permit subdivision into 25 single family lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: i. Removal of the existing buildings; ii. 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. DISCUSSION: a) Background Context: Applicant: Randy Cooke Owner: George W Paton Lorraine E Paton Tassong Development Corp Mmg Insurance Services Inc Norfolk Holdings Ltd Legal Description: Lot: 2, Section: 16, Township: 12, Plan: 1676, Section: 16, Township: 12, Plan: 1676, Lot: A, Section: 16, Township: 12, Plan: LMP806 -2 -OCP: Existing: Low/Medium Density Residential Proposed: Low/Medium Density Residential Zoning: Existing: RS-1b (One Family Urban (Medium Density) Residential), RS-3 (One Family Rural Residential) Proposed: R-1 (Residential District), R-3 (Special Amenity Residential District) Surrounding Uses: North: Use: Civic Zone: P-6 (Civic Institutional) Designation: Institutional South: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density)) Designation: Urban Residential East: Use: Single Family Residential Zone: R-3 (Special Amenity Residential) and R-1 (Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density)) Designation: Urban Residential Existing Use of Properties: Residential and Vacant Proposed Use of Properties: Residential Site Area: 1.057 ha (2.611 acres) Access: Dewdney Trunk Road Servicing requirement: Urban Standard b) Project Description: The applicants plan to construct a 25 lot subdivision. Homes fronting Dewdney Trunk Road are proposed to be accessed from a rear lane to create an attractive streetscape. The development is anticipated to consist of a variety of lot sizes, with larger lots bordering the south property line to better blend in with the existing homes. One of the three properties is vacant and vegetated, including a stand of trees that is located along the entire south property line of the three sites. c) Planning Analysis: Official Community Plan: The subject properties are designated Urban Residential, and because Dewdney Trunk Road is a Major Corridor in the OCP, the development is subject to the Major Corridor Infill Policies in the plan. OCP policy for Major Corridor Infill requires that there is compatibility with the neighborhood. The following is an excerpt regarding compatibility from Section 3.1.4 Residential Infill and Compatibility Criteria of the OCP: -3 -Compatibility refers to development that “fits” with the character of a neighbourhood. It does not mean that the development looks the “same” as neighbouring development; rather the housing form is similar in size, scale, massing and architectural elements. Evaluation Criteria for Major Corridor Infill Policies are found in the OCP Section 3.1.4, sub-section 3-20, Chapter 3, page 10. The proposed R-1 (Residential District) and R-3 (Special Amenity Residential District) zones are in compliance with the Urban Residential land use designation and compatibility criteria. Zoning Bylaw: The current application proposes to rezone the properties located at 23908, 23920 and 23882 Dewdney Trunk Road from RS-1b (One Family Urban (Medium Density) Residential) and RS-3 (One Family Rural Residential) to R-1 (Residential District) and R-3 (Special Amenity Residential District) to permit future subdivision into 25 single family lots. The applicant has requested a variance to allow retention of above-ground hydro lines along Dewdney Trunk Road, and to relax the accessory off-street parking building setbacks for the proposed R-3 (Special Amenity Residential District) zoned lots to allow for more functional enclosed garages. This will be the subject of a future Council Report for the R3 zoned properties fronting on Dewdney Trunk Road. Development Permits: Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Development Information Meeting: A Development Information Meeting was held at Alexander Robinson School on June 25th, 2012. Ten people attended the meeting. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns:  Were the homes going to include secondary suites  Potential stormwater runoff into the surrounding properties The applicant provided the following in response to the issues raised by the public:  the District of Maple Ridge Zoning Bylaw does not allow secondary suites in either the R-1 (Residential District) or R-3 (Special Amenity Residential District) zones  the applicant will be required to address stormwater management through the engineering servicing drawings d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing -4 -agreement is required. A Development Variance Permit is required to allow retention of the existing above-ground utility company plant along the site on Dewdney Trunk Road. 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 25 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks Planning and Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $625.00. Fire Department: The Fire Department has reviewed the proposed project and has advised that landscape elements must be chosen that will not reduce visibility to addresses, particularly for those lots fronting Dewdney Trunk Road. The Fire Department has recommended that new fire hydrants be located on corner lots. Environmental Implications: An arborist report has been completed for the proposed development. The arborist recommendation is that the quality of trees and the proposed subdivision layout will not permit any existing trees to be retained. -5 -CONCLUSION: This application is in compliance with the Official Community Plan and will require a a variance to allow retention of above-ground hydro lines along Dewdney Trunk Road, and to relax the accessory off-street parking building setbacks for the proposed R-3 (Special Amenity Residential District) zoned lots to allow for more functional enclosed garages. It is recommended that Zone Amending Bylaw No. 6808-2011 be given Second Reading and be forwarded to Public Hearing. “Original signed by Siobhan Murphy” _____________________________________________ __ Prepared by: Siobhan Murphy, MA, MCIP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Maple Ridge Zone Amending Bylaw No. 6808-2011 Appendix C – Subdivision Plan City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: Jul 6, 2012 FILE: RZ/120/10 BY: PC 23882, 23908/20 DEWDNEY TRUNK ROAD CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 23 831 11904 23 838 23840 11927 23860 23879 23881 23895 23920 2393 2 11960 23995 23938 23983 11913 11928 23808 23830 23831 23889 23864 23855 23880 23892 2394 2 11924 2396 2 2397 2 239 97 23971 11907 119 18 23818 11971 11880 11950 23813 11954 23943 23 992 23957 23981 11869 11907 11915 1192 1 11931 23840 23843 23894 23994 23970 11951 11949 11959 11903 11917 23822 23831 11875 23898 23925 239 98 11901 23780 23810 23 820 11930 11970 11980 23830 23867 23891 1196623922 11936 23925 239 96 23815 119 0 8 11983 12005 11911 11939 12055 23825 11940 11960 23882 23880 23908 11942 11948 11972 11918 23982 23988 11877 11893 11939 11900 23800 23823 23807 11995 23850 11857 11903 23899 2395 2 11930 23956 DEWDNEY TRUNK RD. 238 B ST. 23 8 A 1 20 A L A N E 2 3 9 S T. 23 8 A S T. ST. 119 B AVE. 238 B ST.119A AVE. 119B AVE. 2 39 ST. 120 B AVE . 119 AVE. L A N E LMP 42851 30403 20 LM P 3040 3 P 85134 5 12 18 19 6 LMP 30401 3 LMP 16412 15 292 P 83677 LM P 1476 6 PARK 21 4 8 3 LMP 304011144 1Rem A 1 LMP 18051 31 1 10 32 26 14 of B 10 24 15903 17 14 15 79 4 4 311 5 1 25 3 of B S 1/2 9 3 20 5 10 LMP P 76536 LMP 30402 LMP 806 LMP 18051 P 1676 3 3 6 33 41 38 25 22 P 76536 16 P 76536 24 25 4 LMP 1144 1 LMP 18051 5BCP 45 642 2 P 1676 of 1P 57747 39 35 P 7528 P 88032 7 11 21 61 Rem 1BCP 21769 23P 85134 26 11412 5 2Rem 14 30 4 LMP 18051 827 13 6 8 2 LMP 1641 2 W 1/2 RemLMP 18051 5 6 7 LMS2315 13 LMP 18051 4 79 34Rem N 1/2 40 P 85134 EP LMP 27920 2P 76536 B BCS 3574 7 RP 13881 A 28 68 12 27 S 1/2 37 36 SUBJECT PROPERTIES ´SCALE 1:2,000 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6808-2011 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. 6808-2011." 2. Those parcels or tracts of land and premises known and described as: Parcel A (Ref Plan 13881) West Half Lot 2 Except: Parcel B (Ref Plan 84991), Section 16,Township 12, NW DP 1676. West Half Lot 2 Except: Firstly: Parcel A (Ref Plan 13881) and Secondly: Parcel A (Ref Plan 84990), Thirdly: Part subdivided by Plan LMP1641, Section 16, Township 12, NW DP 1676. Lot A Except: Part subdivided by Plan LMP1144, Section 16, Township 12, NW DP LMP806. and outlined in heavy black line on Map No. 1516 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), R-3 (Special Amenity Residential District) 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 10th day of May, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 12 057 23831 11904 2383 8 23840 11927 23860 23879 23881 23895 23920 2393 2 11960 23995 23938 23983 11913 23795 1192823808 23830 23831 23889 23864 23855 23880 23892 2394 2 11924 2396 2 2397 2 23997 23971 11907 1208 0 11918 23818 11971 11880 11950 23813 11954 23943 23992 23957 23981 11861 11869 11907 11915 11921 119 31 23840 23843 23894 23 994 23970 11951 23765 11949 11959 11903 11917 23822 23831 11875 23898 23925 23998 11901 12040 11888 23760 23780 2378 0 23788 23791 23810 23820 11930 11970 11980 23830 23867 23891 1196623922 11936 23925 23996 23770 2377 5 23815 11908 11983 12005 11911 11939 12055 23825 11940 11960 23882 23880 23908 11942 11948 11972 11918 23982 23988 1206711877 11893 11939 12074 11968 23794 11900 23800 23823 23807 11995 23850 11868 11857 11903 23899 2395 2 11930 23956 11922/54 DEWDNEY TRUNK RD. 238 B ST. 238 ST. 240 ST. 238 A 120 A LANE 239 ST. 238 A ST. ST. 119 B AVE. 238 B ST. 238B ST. 119A AVE. 119B AVE. 239 ST. 120 B AVE. 119 AVE. LANE 2210 P 85134 LMP 30403 19 LMP 42851 20 LMP 30403 P 85134 5 12 18 19 6 LMP 30401 3 LMP 16412 15 292 P 83677 LMP 14 766 P 67082 PARK 21 4 8 3 LMP 304011144 1Rem A 1 LMP 18051 31 1 10 32 26 14 of B 10 24 15903 8 17 14 15 79 4 4 311 5 1 25 3 of B S 1/2 PcL 1 P 72572 23 918 3 20 5 5 10 LMP P 76536 LMP 30402 Rem Pcl. 'A' LMP 806 LMP 18051 P 1676 3 3 6 33 41 38 Rem 27 25 22LMP 30403 P 76536 16 P 76536 24 25 4 LMP 1144 1 LMP 18051 5BCP 45642 2 P 1676 of 1P 57747 39 35 P 7528 P 88032 Pcl 3 N1/2 EP 17000 26 7 11 21 61 Rem 1BCP 21769 23P 85134 26 11412 5 2Rem 14 30 4 LMP 18051 1 Rem *LMP10227 LMP 3 9851 9 827 13 6 8 2 LMP 1641 2 W 1/2 RemLMP 18051 5 6 7 LMS2315 13 LMP 18051 4 79 34Rem N 1/2 40 37 P 86310Rem 2 P 7893 17 P 85134 EP LMP 27920 2P 76536 B BCS 3574 7 6 7 RP 13881 A 28 68 12 27 S 1/2 37 36 P 7893Rem 21 23 9 ST. DEWDNEY TRUNK RD. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: 6808-2011 1516 RS-1b (One Family Urban (Medium Density) Residential) RS-3 (One Family Rural Residential) R-1 (Residential District) R-3 (Special Amenity Residential District) APPENDIX C -1 -DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: 2011-068-SD FROM: Chief Administrative Officer MEETING: C of W SUBJECT: 5% Money in Lieu Of Parkland Dedication 25339 130 Avenue EXECUTIVE SUMMARY: The above noted subdivision is subject to the provisions of the Local Government Act regarding parkland dedication or payment in lieu of dedication. It is recommended that Council require payment in lieu of parkland dedication for the property located at 25339 130 Avenue. RECOMMENDATION: That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or payment in lieu, be it resolved that the owner of land proposed for subdivision at 25339 130 Avenue, under application 2011-068-SD, shall pay to the District of Maple Ridge an amount that is not less than $33,250.00. DISCUSSION: Section 941 of the Local Government Act requires the provision of parkland, without compensation, as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area proposed for subdivision, may be acquired in a location acceptable to the District, or a payment equal to 5% of the market value of the area proposed for subdivision is required. Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states that where watercourse protection areas are identified on the lands, the area is to be dedicated into public ownership as Park, where possible, for the preservation, protection, restoration and enhancement of watercourses and riparian areas. These areas also provide large vegetated areas in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents. Where there is either no watercourse protection area, or no suitable lands are identified for park dedication, then 5% of the market value of the land is paid to the District. These funds are placed into a special Parkland Acquisition Reserve Fund for the purpose of acquiring parkland, and is typically used where the ability to achieve parkland through development is limited, such as the Blaney Bog. In this particular instance there is no suitable land present and it is therefore recommended that money in lieu of parkland dedication be provided. 1105 -2 -In keeping with past practice, the District has requested that an appraisal be provided for the 5% market value of the development site. This appraisal is based on zoned but not serviced land. A report from a qualified real estate appraiser has determined that the market value of the land is $665,000.00, which indicates that the 5% value of this property is $33,250.00. CONCLUSION: As there are no suitable lands on the property for parkland dedication, it is recommended that Council require payment in lieu of parkland dedication as prescribed in the appraisal. "Original signed by Amelia Bowden" _______________________________________________ Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.Pl, MCIP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A – Subject Property Map Appendix B – Subdivision Plan City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: Jul 6, 2012 FILE: 2011-068-SD BY: PC 25339 130 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 25292 25342 2541925259 25210 25273 2544725237 25276 25403 25410 13301 -251A ST. 25291 25339 25374 25225 25444 25456 25231 ROAD 130 AVE. P 7639 P 7639 S 1/2 E 1/2 15P 7639 2 A A P 20301 A 2 P 7639 P 7639 1 EP 16640 1 P 83431 P 83691 P 7639 B S 1/2 13 B W 112' 5 P 80931 LMP 1194 SUBJECT PROPERTY ´SCALE 1:2,500 APPENDIX A APPENDIX B District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: E03-010-091 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract (Reference No. ITT-EN12-52; Project No. E03-010-091) 126 Avenue Watermain Replacement (216 Street to Blackstock Street) EXECUTIVE SUMMARY: The 126 Avenue Watermain Replacement Project from 216 Street to Blackstock Street is in the District’s approved 2012 Capital Program. The existing asbestos cement watermain is 37 years old and has been identified for replacement having experienced breaks in the past years. The project will also upgrade the watermain to a larger diameter pipe, thereby increasing the reliability and capacity of the water system. The project was designed in-house and tendered on June 12, 2012. Tenders closed on July 4, 2012 with ten (10) bids received. The lowest compliant bid of $321,360.00 excluding taxes was submitted by Capilano Highway Services Company. District staff has analyzed the tenders and recommend that the contract be awarded to Capilano Highway Services Company. RECOMMENDATION: THAT Contract (Reference No. ITT-EN12-52; Project No. E03-010-091) 126 Avenue Watermain Replacement (216 Street to Blackstock Street), be awarded to Capilano Highway Services Company in the amount of $321,360.00 plus applicable taxes; and THAT staff be directed to amend the Financial Plan to include an additional $30,000 for Project No. E03-010-091; 126 Avenue Watermain Replacement to be funded through the Water Revenue Fund; and THAT the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: The existing 150mm diameter asbestos cement watermain on 126 Avenue from 216 Street to Blackstock Street was installed in 1975 and has experienced breaks over the years. The project was scheduled in the Capital Program to replace and upgrade this section of watermain along 126 Avenue. The work includes installation of approximately 510m of 200mm diameter watermain, replacement of water service connections as necessary, and installation of a new hydrant. The existing watermain will be abandoned. The supply of pipe was ordered separately in advance by the District in March 2012 to capture the discounted pipe price offered from our pipe supplier, Canada Pipe. 1106 Tender results Tenders closed on July 4, 2012 with 10 tenders opened in public as listed below from lowest to highest price. Tender Price (excluding taxes) Capilano Highway Services Company $321,360.00 Sandpiper Contracting Llp $332,227.00 Pedre Contractors Ltd. $339,010.00 Marv Excavating Ltd. $343,486.25 Strohmaier's Excavating Ltd. $352,867.00 Earthco Underground Ltd. $395,430.00 Targa Contracting Ltd. $423,247.00 Richco Contracting Ltd. $457,805.00 TAG Construction Ltd. $469,140.00 Triahn Enterprises Ltd. $500,971.00 District staff completed the background check and concluded that Capilano Highway Services Company has the capacity to complete the project. Although this is the first time the District will be working with Capilano Highway Services Company, bonding is in place to assure completion of the project. Therefore, staff recommends that Capilano Highway Services Company be awarded the contract for this project. b) Desired Outcome: To provide a reliable source of drinking water to Maple Ridge citizens. c) Strategic Alignment: One of the key strategies in the Corporate Strategic Plan is to manage existing infrastructure. The 126 Avenue watermain is a feeder main that is a critical component of the water network. Replacement and upgrading of the aging watermain and addition of one hydrant on 126 Avenue will ensure reliability and provide capacity for future years. d) Citizens/Customer Implications: The estimated construction duration is approximately six weeks starting in late July 2012. It is anticipated that traffic through the work zone will be reduced to single lane alternating. Some of the fronting properties may be impacted during water service connection installations but residents will be notified in advance of the work. Any disturbed areas will be restored to previous conditions or better. Every effort will be made to minimize impact to residents fronting the watermain installation on 126 Avenue. e) Interdepartmental Implications: The Operations Department has provided input during the design stage. Tie-ins to the live water system will be completed by the Operations Department. A District staff inspector will provide inspection services during construction. f) Business Plan/Financial Implications: The watermain project is funded under LTC 8472, with a total budget of $360,800. The projected expenditures exceeds the budget, therefore additional $30,000 is requested from the water revenue fund to complete the project. Current miscellaneous expenditures $ 2,883 Construction cost (low bid) $321,360 Pipe supply cost (Canada Pipe) $ 26,052 Estimated tie-in costs $ 15,560 Taxes $ 6,402 Contingency $ 15,000 Total Projected Project Cost $387,257 CONCLUSIONS: The tender price of $321,360.00 excluding taxes, by Capilano Highway Services Company for the 126 Avenue Watermain Replacement Project from 216 Street to Blackstock Street is the lowest tendered price. Council approval to award the work to Capilano Highway Services Company is recommended. “Original signed by Maria Guerra” _______________________________________________ Prepared by: Maria Guerra, PEng. Project Engineer “Original signed by Trevor Thompson” _______________________________________________ Financial review by: Trevor Thompson, CGA Manager of Financial Planning “Original signed by David Pollock” _______________________________________________ Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by J.L. (Jim) Rule” _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: E02-010-128 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract (Reference No. ITT-EN12-57; Project No. E02-010-128) Abernethy Way Intersection Improvements at 227 Street, 228 Street and 230 Street EXECUTIVE SUMMARY: The realignment of Abernethy Way at 224 Street was completed in 2011 with funding received from the Canada-British Columbia Municipal Rural Infrastructure Fund (CBCMRIF). It was successfully completed within the approved total project budget of $3,100,000 with approximately $1,100,000 remaining in the project budget. Based on this, the District has requested for approval to apply the remaining approved project budget to improvements at the intersections at Abernethy Way and 227 Street, 228 Street and 230 Street. The amendment of the agreement from CBCMRIF to extend the project completion to March 31, 2013 and to allocate the unused funding to the intersection improvements was received on June 19, 2012. Additional grants were received from TransLink up to a maximum amount of $326,000. The contributions from both CBCMRIF and TransLink enable the District to construct the three traffic signals for less than thirty cent dollars. The project was tendered on June 12, 2012 and closed on July 4, 2012. Six tenders were received and the lowest compliant bid was submitted by TAG Construction Ltd. at $1,248,860.30. The necessary approvals have been obtained and Council approval to award the contract is recommended. RECOMMENDATION: THAT Contract (Reference No. ITT-EN12-57; Project No. E02-010-128) Abernethy Way Intersection Improvements at 227 Street, 228 Street and 230 Street be awarded to TAG Construction Ltd. in the amount of $1,248,860.30; and THAT the Financial Plan be amended; and further THAT the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: The Abernethy Way Improvements from 224 Street to 232 Street is a scope extension to the Abernethy Way realignment at 224 Street project, completed in 2011. In 2011, a 200m section of Abernethy Way was realigned to eliminate the off-set intersection. As well, a new multi-use path, bicycle lanes, traffic signal system and streetlights have been installed. 1107 The project has successfully increased the economic activity as well as pedestrian and bicycle traffic on and to 224 Street and Abernethy Way. Abernethy connector provides connectivity between the Golden Ears Bridge and Maple Ridge town centre and will serve as the main access to the District's industrial reserve and significant gravel resources. With the increase in traffic from the Golden Ears Bridge, it will be beneficial to improve the capacity of the three intersections by installation of the traffic signal systems. The three intersections are currently operating as a multi-way stop. The proposed work in 2012 will install traffic signals, streetlights and left turn bays on Abernethy Way at the three intersections and extend the multi-use pathway from 224 Street to 232 Street. The traffic signal pole locations were designed to accommodate the widening of Abernethy Way to four lanes at a future date. The design was completed by R.F. Binnie & Associates and was tendered on June 12, 2012. Tender results Six tenders were received and opened in public on July 4, 2012. These are listed below from lowest to highest price. Tender Price (excluding taxes) TAG Construction Ltd. $1,248,860.30 Martin's Asphalt Ltd. $1,260,865.88 Lafarge Canada Inc. $1,312,718.70 Imperial Paving Ltd. $1,324,287.20 Wilco Civil Inc. $1,444,707.00 Winvan Paving Ltd. $1,495,000.00 The lowest compliant bid was $1,248,860.30 from TAG Construction Ltd. They are qualified and have successfully completed previous road improvement projects including the Abernethy Way and 224 Street Road Realignment for the District. Staff have checked and analysed the tenders and recommend the contract be awarded to TAG Construction Ltd. b) Desired Outcome: The intent of installing the traffic signals at the three locations is to improve traffic flow and encourage the use of Abernethy Way as a major east-west traffic corridor. c) Strategic Alignment: This project improves the Abernethy Way corridor from 224 Street and 232 Street that will provide an east-west route from Golden Ears Way to 232 Street and a multi-use path. d) Citizens/Customer Implications: The project will improve the safety and mobility for all users. An Open House was held on May 8, 2012. Staff has made considerable effort to address all comments and developed a design that balances the objectives. Construction will commence soon after the project is awarded and attempts will be made to minimize the impact to everyday traffic, residents, and businesses in the neighbourhood. The road is expected to remain open to traffic throughout the construction. A communication strategy will be developed to ensure that the travelling public is informed. e) Interdepartmental Implications: The Operations Department has provided input during the design stage. f) Business Plan/Financial Implications: This project was not budgeted for as the intersection upgrades were not specifically broken out of Abernethy Way upgrade projects. A small amount of non-grant funding, $42,907, is available from the Abernethy Way at 224 Street realignment project. The balance of the municipal contribution, $382,450, can be provided by advancing a portion of the Development Cost Charge funds from a project included in the Adopted Financial Plan in 2013 for Abernethy Way improvements, LTC 1696. The total project funding is $1,602,071 comprised of $1,176,714 in grant funding from CBCMRIF and TransLink with the remaining $425,357 being contributed by the District. The total project costs are estimated at $1,508,778 including all design and construction costs. CONCLUSION: The tender price of $1,248,860.30 excluding HST, by TAG Construction Ltd. for the Abernethy Way Intersection Improvements at 227 Street, 228 Street and 230 Street is the lowest tendered price. Council approval to award the work to TAG Construction Ltd. is recommended. “Original signed by Maria Guerra” _______________________________________________ Prepared by: Maria Guerra, PEng. Project Engineer “Original signed by Trevor Thompson” _______________________________________________ Financial review by: Trevor Thompson, CGA Manager of Financial Planning “Original signed by David Pollock” _______________________________________________ Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” _______________________________________ ________ Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by J.L. (Jim) Rule” _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: E02-010-145 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Servicing for 20100 Block Hampton Street EXECUTIVE SUMMARY: In 1882 Port Hammond was created as a subdivision but none of the services typically required at subdivision were constructed, nor were any monies provided in trust to extend services to these properties at any point in the future. Petitions for a Local Area Service (LAS) were submitted to Council from the residents of the 20100 Block of Hampton Street in 2006 and 2009 to extend municipal services, but denied as they did not meet the District’s LAS Policy criteria requiring 60% of the area in question to have a dwelling. Following the 2009 petition, staff was directed to review alternative approaches to assist the residents. Staff reviewed Section 937.1 of the Local Government Act regarding Development Works Agreements as a potential resolution and drafted a process outline but upon review with legal counsel it was determined that Section 937.1 is applicable only for developers rather than private homeowners and therefore could not be considered further. Upon review of the alternative process staff determined the LAS process to be the most logical and effective approach for assisting residents with the extension of services as noted the District’s LAS Policy as it exists does not allow for considering vacant lands. However, the vacancy criteria noted in the District’s policy is not a requirement of the Local Government Act and as there are only two such locations remaining in Hammond it is recommended that Council make an exception to the LAS Policy to facilitate the servicing of the 20100 Block of Hampton Street and if requested in the future the 20300 Block of Hampton Street, if supported through the petition process. RECOMMENDATIONS: THAT the 20100 and 20300 Blocks of Hampton Street in Hammond be exempted from the District’s Local Area Service Policy requirement pertaining to vacant land; and THAT an updated formal Local Area Service petition be circulated on the 20100 Block of Hampton Street to establish road, storm sewer, sanitary sewer and water services; and THAT if the formal petition is returned and deemed to be sufficient that staff prepare and advertise a Request For Quotation for the design phase of the project; and further THAT if the received quotations are less than the identified value on the formal petition and within the purchasing policies authority for staff to sign, that staff proceed with the award of the contract. 1108 DISCUSSION: a) Background Context: The Port Hammond area was subdivided in 1882 but while lots were created legally, not all streets were developed, the 20100 Block of Hampton Street between Kingston Street and Hazelwood Street being one such example (the other location is also on Hampton Street, the 20300 Block from Eltham Street to Melville Street). There are 9 lots on the Hampton Street frontage but there are no municipal utility services or roadway. Petitions for an LAS were submitted to Council from the residents of the 20100 Block of Hampton Street in 2006 and 2009 to extend municipal services, but denied as they did not meet the District’s Local Area Service Policy (Policy No. 5.01) criteria requiring 60% of the area in question to have a dwelling. Following the 2009 petition, staff was directed to review alternative approaches to assist the residents. Staff reviewed Section 937.1 of the Local Government Act regarding Development Works Agreements as a potential resolution and drafted a process outline but upon review with legal counsel it was determined that Section 937.1 is applicable only for developers rather than private homeowners and therefore could not be considered further. With both of the alternatives explored and neither being favorable, further internal discussion noted that the vacant land issue is pat of a District policy and not a requirement of the Local Government Act. The District policy was established to ensure that the LAS process was not used to financially support the development of land. In this case however the development process has been completed many years ago and the private landowners are left with the burden of extending municipal services. In addition to the lack of development potential, the portion of Hampton Street in question is one of two remaining locations remaining in Hammond where a pocket of vacant land has not been serviced, the other also on Hampton Street between Eltham Street and Melville Street (20300 Block). It is recommended that Council consider an exemption to the District’s LAS policy, specifically as it pertains to vacant land, for the extension of municipal services on Hampton Street, recognizing the area residents’ desire to improve their local community and not in support of solely financing construction. If Council approves the exemption for the 20100 and 20300 Blocks of Hampton Street, as per the LAS process, staff will circulate a revised formal petition to the properties on the 20100 Block only at this time – there has been no request to date for an LAS on the 20300 Block. If the petition is returned with sufficient support it is recommended that to expedite the process that the design process be tendered and awarded without returning to Council, as long as the dollar amount is such as to fall within staff’s financial limits. It is estimated that the design process will take 3-4 months to complete, upon award. Upon completion of the design, the construction tender, as per the District’s Purchasing Policy, will however require Council approval prior to award. b) Strategic Alignment: The Corporate Strategic Plan includes financial management as strategic focus areas. The financial management focus area encourages the continuation of a user-pay philosophy and the provision of high quality municipal services to our citizens and customers in a cost effective and efficient manner. This project meets these objectives. c) Citizen/Customer Implications: Costs of the Hampton Street services have been estimated at $800,000 to be shared between the nine properties. When the final costs are determined, the owners will be offered the option to either pay the actual ‘commuted’ cost or have the cost placed on the tax roll and amortized over a period of 15 years at the interest rate set by the MFA and the Finance Department, with the eligibility of paying off anytime during the term without incurring a penalty. This service will provide services to a local standard for approximately 130m length of municipal road right of way. Owners will also be responsible for the private cost to provide services from the property line to the residence. d) Interdepartmental Implications: When the construction of the service is completed, the Finance Department will confirm the actual costs, impose the final actual costs as a levy and place the notation on the tax roll of the benefiting property owner. e) Business Plan/Financial Implications: The project will be financed initially from the Local Improvement Revenue. The construction cost of the project will be borne by the owner and if there is any municipal contribution then it will be provided by the Local Improvement Revenue. f) Policy Implications: Prior to proceeding, Council must agree that the vacant land policy included in the LAS Policy 5.01 (Rev 2) does not apply to the 20100 and 20300 Blocks of Hampton Street as the properties in question have no further development potential and the process is not being used in support of financing development. g) Alternatives: An alternative to address the servicing of Hampton Street is to not participate in an LAS but rather direct that the residents hire a consultant and a contractor to service the properties. CONCLUSION: It is recommended that staff proceed with advancing the LAS application for an extension to the road, storm sewer, sanitary sewer and water services to vacant parcels located on Hampton Street by circulating a Formal Petition and proceeding with the design during the summer. “Original signed by David Pollock for Stephen Judd” _____________________________________________ __ Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development “Original signed by David Pollock” _______________________________________________ Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by J.L. (Jim) Rule” _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: July 16, 2012 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT SUBJECT: Disbursements for the month ended June 30, 2012 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the “disbursements as listed below for the month ended June 30 30, 2012 , now be approved” approved”. GENERAL $ 8,247,086 PA PAYROLL YROLL $ 2,425,783 PURCHASE CARD $ 95,589 $ 10,768,458 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 • City of Pitt Meadows – 2011 cost share $ 264,472 • Fraser Valley Regional Library – 2nd quarter member assessment $ 649,195 • G.V. Water District – water consumption Feb 29 – Mar 27/12 $ 381,283 • Receiver General – RCMP contract Jan-Mar/12 $ 2,636,249 • Strohmaiers Excavating – Ansell St sanitary sewer local service $ 159,616 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, 2012 have been reviewed and are in order. ______________________________________________ Prepared by: G’Ann Rygg Accounting Clerk II _______________________________________________ Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning _______________________________________________ Approved by: Paul Gill, BBA, CGA GM – Corporate & Financial Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr "Original signed by G'Ann Rygg" "Original signed by Trevor Thompson" "Original signed by Paul Gill" "Original signed by J.L. (Jim) Rule" VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT 0891551 BC Ltd Security refund 20,000 775983 BC Ltd Roadside mowing 22,983 A T & H Industries Inc Gravel & dump fees 28,454 Alouette River Management Soc 2012 service grant 20,000 Amec Earth & Environmental Ltd Lougheed Hwy. multi-use cycle track 3,718 Wharf Street spill response 22,930 26,648 BC Hydro Electricity 115,622 BC SPCA Contract payment June 27,527 CUPE Local 622 Dues -pay periods 12/11 & 12/12 21,191 Carter Pontiac Buick Ltd GMC Savana passenger van 41,590 GMC Canyon 24,387 65,977 Chevron Canada Ltd Gasoline & Diesel fuel 110,798 City Of Pitt Meadows 2011 Park & Rec. cost share overpayment 31,900 2011 Pitt Meadows Arena cost share 115,493 2011 Police services cost share overpayment 117,079 Memorial benches 1,813 266,285 Columbia Bitulithic Ltd Duraphalt 62,819 Co-Pilot Industries Gravel & dump fees 18,663 Crown Contracting Limited Pedestrian signal at 240 St. & Hill Ave. 59,766 Delcan Corporation 232 St. bridge over North Alouette River 26,404 ESRI Canada Limited Annual software support 70,936 Fitness Edge Fitness classes & programs 33,810 Fraser Valley Regional Library 2nd quarter member assessment 649,195 Fred Surridge Ltd Waterworks supplies 18,422 Greater Vanc Water District Water consumption Feb 29 -Mar 27/12 381,283 Green Landscape Experts Ltd Installation of street trees 16,822 Guillevin International Inc Fire fighters' equipment 2,058 Fire fighters' protective wear 1,207 Facilities electrical supplies 3,016 Operations electrical supplies 5,121 Water security improvement 12,329 Wharf Street sewage pump station 18,480 42,211 Hapa Collaborative Cedar Park landscape architectural services 13,224 Deer Fern Park landscape architectural services 9,312 22,536 Inprotect Systems Inc Traffic circle at Kanaka Way & 234A St. 25,578 Jacks Automotive & Welding Fire Dept equipment repairs 15,187 Jaskar Developments Ltd Security refund 22,236 Kanaka Education & Enviromental 2012 service grant 20,000 Manulife Financial Employee benefits premiums 133,588 Maple Ridge & PM Arts Council Arts Centre contract payment June 48,008 Program revenue May 21,761 Art Council Subsidy 1,287 Theatre rental & catering 241 71,297 Medical Services Plan Employee medical & health premiums 32,956 Medisys Health Group Inc Fire Department medical exams & vaccines 21,698 Microserve Phone system upgrade 44,335 RCMP Cat 6 cabling 27,064 RCMP cash station 591 RCMP headsets 685 Inspection Services headsets 1,388 IS consulting 2,104 SEI renovation 791 76,958 CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS -JUNE 2012 Municipal Pension Plan BC Employee benefits premiums 529,196 Narland Properties (Haney) Ltd Security refund 22,500 Newlands Lawn & Garden Mainten Grass cutting 18,962 Paul Bunyan Tree Services Roadside overhead brushing 9,067 Tree removal at various locations 11,250 20,317 Plan Group Inc RCMP communication cable upgrade 18,941 Premier Pacific Seeds Ltd Grass seed 21,063 Profire Emergency Equipment Fire Department SCBA bottles 16,930 Quantum Murray LP Emergency response services 20,047 Raincity Janitorial Serv Ltd Janitorial services: Firehalls 6,637 Library 6,423 Municipal Hall 3,130 Operations 3,150 Randy Herman Building 4,638 RCMP 3,320 South Bonson Community Centre 4,223 31,521 Raven Rescue Fire Department training sessions 24,476 Receiver General For Canada Employer/Employee remit PP12/11 & PP12/12 694,483 RCMP contract Jan-Mar/12 2,636,249 Industry Canada radio license renewals 265 3,330,997 Remdal Painting & Restoration Painting & pressure washing: PM Museum, Hoffman Garage & PM Rec. Hall 1,758 Harris Road Pool & Hammond Pool 1,730 Caretaker house 2,906 Golden Ears Winter Club 19,097 Memorial Park 902 Harris Spray Park 3,164 29,557 RG Arenas (Maple Ridge) Ltd Ice rental Apr 55,509 Fire alarm service during Home Show 623 56,132 Ridge Meadows Youth & Justice 2012 funding 20,000 Ridge Meadows Recycling Society Monthly contract for recycling June 104,180 Weekly recycling 358 Litter pick-up contract 1,848 106,386 Scottish Line Painting Ltd Pavement marking maintenance 37,145 Skyline Athletics Inc Score Clock @SRT 15,265 Strohmaiers Excavating Ltd Ansell St sanitary sewer local area service 159,616 Targa Contracting Ltd 119 Ave road & drainage improvements (York St to 221 St) 120,998 Total Energy Systems Ltd Maintenance: Firehalls 963 Leisure Centre 10,186 Municipal Hall 3,517 Pitt Meadows Family Rec. Centre 1,796 Pitt Meadows Rec. Hall 531 Randy Herman Building 1,635 RCMP 960 South Bonson Community Centre 2,410 The Act 471 22,469 Union BC Municipalities -Vict Refund 2011 grant 18,750 Valley Traffic Systems Inc Traffic control 21,060 Warrington PCI Management Advance for Tower common costs 60,000 Tower expense credit April & May -12,412 47,588 Winvan Paving Ltd Safer school travel program: 118 Ave sidewalk improvements 17,347 Young, Anderson -Barristers Professional fees April 23,132 Disbursements In Excess $15,000 7,298,244 Disbursements Under $15,000 948,842 Total Payee Disbursements 8,247,086 Payroll PP12/11, PP12/12 & PP12/13 2,425,783 Purchase Cards -Payment 95,589 Total Disbursements June 2012 10,768,458 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2012\[Monthly_Council_Report_2012.xlsx]JUN'12 1132 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 16, 2012 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Pitt Meadows Airport Society Bylaw Amendment EXECUTIVE SUMMARY: The Pitt Meadows Airport is owned by the Pitt Meadows Airport Society (“the Society”) whose members are the District of Maple Ridge and the City of Pitt Meadows, who are represented by their respective Council appointee, and the Mayor of each community. The directors, who are appointed by the four members, have the collective responsibility to run the affairs of the Society in accordance with the constitution and bylaws and to act in the best interest of the membership. The members are not represented on the Board and a change to the bylaws to include the Mayors of Pitt Meadows and Maple Ridge as non-voting Directors is recommended. RECOMMENDATION: The Council of the District of Maple Ridge, in open meeting assembled, hereby resolves as follows: 1. That the District consents to the bylaws of the Pitt Meadows Airport Society being amended in respect of the number, appointment and term of directors by deleting sections 5.3. 5.7 and 5.9, replacing them with the following sections 5.3, 5.7, 5.9 and 5.11, and changing 5.8 as noted, and renumbering the sections of Part 5, accordingly: “5.3 The number of directors of the society shall be nine (9). 5.7 The directors of the society and their terms of office shall be as follows: (a) as non-voting directors of the society with the right to participate in meetings of the directors, for an unlimited term: i. the person holding the office of the Mayor of the City of Pitt Meadows from time to time, or his or her designate; and ii. the person holding the office of the Mayor of the District of Maple Ridge from time to time, or his or her designate; (b) as voting directors of the society, with the right to participate in and vote at meetings of the directors: i. Ron Salome for a term to expire at the annual general meeting in 2011; ii. Michael Pierce for a term to expire at the annual general meeting in 2012; iii. Mark Miller for a term to expire at the annual general meeting in 2012; iv. Geoffrey Johnston for a term to expire at the annual general meeting in 2013; v. Ann McAfee for a term to expire at the annual general meeting in 2013; vi. Murray Day for a term to expire at the annual general meeting in 2014; and vii. one additional director appointed under section 5.8 for a term to expire at the annual general meeting in 2014. At the conclusion of their term of office, a director appointed under section 5.7 (b) may be appointed by the members for one further three (3) year term to expire at the applicable annual general meeting. 5.8 CHANGE: Replace “5.7” with “5.7(b)” 5.9 Directors appointed under section 5.8 shall hold office for a three (3) year term commencing on the date of the applicable annual general meeting and may be appointed by the members for one further three (3) year term, to expire at the applicable annual general meeting. 5.11 No director appointed under sections 5.7 (b) or 5.8 may hold office for more than two (2) consecutive terms.” 2. That the Corporate Officer be authorized to execute, on behalf of the District, all such resolutions and documents of the Pitt Meadows Airport Society that may be necessary to give effect to the above resolution. DISCUSSION: The recommended changes to the bylaws of the Society achieve the goal of adding the two Mayors to the Board as non-voting members. At the same time, the terms of office of the Directors is clarified. The same resolution is being considered by the council of the City of Pitt Meadows and must be adopted by both Councils to effect the change. “Original signed by Ceri Marlo” ________________ Prepared by: Ceri Marlo Manager of Legislative Services and Emergency Program “Original signed by J.L. (Jim) Rule _____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer :cm