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Home My WebLink About2012-11-19 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA November 19, 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: If required, there will be a 15 -minute break at 3:00 p.m. Chair.• Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 Communications Department Update • Fred Armstrong, Manager of Corporate Communication 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2012-091-RZ, 24285 130 Avenue and 24365 130 Avenue, RS -3 to R-2 Staff report dated November 19, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6949-2012 to permit future subdivision in an Eco -cluster type development be given first reading and that the applicant provide further information as described in Schedules B, F and G of the Development Procedures Bylaw No. 5879-1999 and a subdivision application. Committee of the Whole Agenda November 19, 2012 Page 2 of 4 1102 RZ/013/10, 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue, RS -3 and CD -3-98 to R-1, RST, R-3, RS -1b and P-1 Staff report dated November 19, 2012 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6724-2010 to amend conservation boundaries, add a neighbourhood park and relocate an equestrian trail be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6725-2010 to permit a future subdivision of 76 lots be given second reading and be forwarded to Public Hearing. 1103 2011-097-RZ, 12025 203 Street and 20337 Dewdney Trunk Road, RS -1 to RM -2 Staff report dated November 19, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6852-2011 to permit future construction of a four -storey building with 22 apartments with an underground parkade be given second reading and be forwarded to Public Hearing. 1104 RZ/044/09, 11213 and 11247 240 Street, Housing Agreement Bylaw No. 6954-2012 Staff report dated November 19, 2012 recommending that a Housing Agreement to allow apartment as a principal use on condition that all of the proposed 16 residential units remain as rental housing be authorized and further that 11213 and 11247 240 Street Housing Agreement Bylaw No. 6954-2012 be given first, second and third readings. 1105 2011-015-RZ, 11959 203 Street, Housing Agreement Bylaw No. 6953-2012 Staff report dated November 19, 2012 recommending that a Housing Agreement to allow apartment as a principal use on condition that all of the proposed 16 residential units remain as rental housing be authorized and further that 11959 203 Street Housing Agreement Bylaw No. 6953-2012 be given first, second and third readings. 1106 2011-055-DVP, 11461 and 11475 236 Street Staff report dated November 19, 2012 recommending that the Corporate Officer be authorized to sign and seal 2011-055-DVP to reduce front yard setbacks, allow for an increase in building height and allow for the retention of an above ground utility company plant across the 236 Street frontage. Committee of the Whole Agenda November 19, 2012 Page 3 of 4 1107 2011 -055 -DP, 11461 and 11475 236 Street Staff report dated November 19, 2012 recommending that the Corporate Officer be authorized to sign and seal 2011 -055 -DP in support of the construction of 53 townhouses under the RM -1 (Townhouse Residential) zone. 1108 Fraser Sewer Area - Request to include 24426 102 Avenue Staff report dated November 19, 2012 recommending that the Greater Vancouver Sewerage and Drainage District Board of Directors be requested to approved expansion of the Fraser Sewer Area boundary to include property at 24426 102 Avenue and that the developer be allowed to proceed with final reading without confirmation of inclusion at the developer's risk. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended October 31, 2012 Staff report dated November 19, 2012 recommending that the disbursements for the month ended October 31, 2012 be approved. 1132 Vacant/Abandoned Building Bylaw Staff report dated November 19, 2012 recommending that Maple Ridge Vacant/Abandoned Building Bylaw No. 6958-2012 to set out requirements for owners of vacant/abandoned buildings to secure the buildings be given first, second and third readings. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Downtown Update Staff report dated November 12, 2012 recommending that the Potential Action Outcomes of the Healthy, Safe and Vibrant Downtown document be endorsed as a first step in the engagement process with downtown business. 5. CORRESPONDENCE 1171 Committee of the Whole Agenda November 19, 2012 Page 4 of 4 6. OTHER ISSUES 1181 7. ADJOURNMENT 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: "original signed by C. Marto" Date: 2012/11/15 4 MPI C,� Oaep Aaars Groan" Ha-4hdo District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: 2012-091-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6949-2012 24285 130 Avenue and 24365 130 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) in an Eco -Cluster type development. To proceed further with this application, additional information is required as outlined below. 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. RECOMMENDATIONS: That Zone Amending Bylaw No. 6949-2012 be given First Reading; and That the applicant provides further information as described on Schedules B, F and G of the Development Procedures Bylaw No. 5879 - 1999 and a subdivision application and its required supporting documentation. DISCUSSION: a) Background Context: Applicant: Owner: Bowings & Dyer Management Inc. Gordon W Smith, Ann Smith and Ping Tsang Legal Description: Lot: 13, Section: 27, Township: 12, NWD Plan: 2622; and Lot: 14, Section: 27, Township: 12, NWD Plan: 2622 OCP: Existing: Zoning: Existing: Proposed: Eco -Cluster RS -3 (One Family Rural Residential) R-2 (Urban Residential District) 1101 Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Vacant RS -3 (One Family Rural Residential) Conservation and Eco -Cluster Vacant RS -3 (One Family Rural Residential) Conservation, Eco -Cluster and Civil Lands Vacant RS -3 (One Family Rural Residential) Conservation, Eco -Cluster and Open Space Single Family Residential, Duplex RS -3 (One Family Rural Residential) Conservation and Eco -Cluster Single Family Dwelling and Vacant Single Family Residential 4.34 Hectares Through municipal property off 130th Avenue To be provided through rezoning servicing agreement The site is 4.34 hectares in size and is bound by an unopened 130th Avenue road Right -Of -Way on the south. At present, there is not public access to these properties as 130th Avenue needs to be constructed eastward in order for the development to proceed. As well, 130th Avenue needs to be extended to the northeast through properties owned by the District of Maple Ridge to allow for site access. The development site has steep slopes along its southern and western boundaries and 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 has requested to rezone the site from RS -3 (One Family Rural Residential) Zone to R-2 (Urban Residential District) Zone in an Eco -Cluster development site with lots of not less than 315 m2. The western portion of the property would remain in its current zoning of RS -3 (One Family Rural Residential) to respect the conservation boundary of Cordin Creek. The subdivision plan for the remaining developable property has yet to be determined however, it is anticipated there will be single family lots accessed off an internal street pattern from the future 130th Avenue road. At this time, the application has been assessed to determine its compliance with the Official Community Plan and to provide a land use assessment only. Detailed review and comments will need to be made once a complete application package has been received. Such assessment may impact proposed lot boundaries, yields, Official Community Plan designations, Bylaw particulars, and may require additional development permit applications. d) Development Guidelines: While subdivision plans proposals received to date are not consistent with the key design principles for Eco -Cluster developments within the Silver Valley Area Plan, as stated in section 5.4 of the Maple Ridge Official Community Plan Bylaw No. 6425-2006, a subdivision plan with the following principles will need to be developed: -2- • Eco -Clusters are intended to provide development opportunities in sparsely developed or rural areas, in a cluster form which supports sensitive implementation, minimal site regrading and tree clearing, and integration of housing into a forest setting; • Eco -Clusters are located in areas where topography is difficult, view impacts need to be minimized, and the existing rural character should be retained; • Development limits for Eco -Clusters are generally defined so as to maximize retention of existing vegetation and to limit the general disturbance of the natural setting. The actual limit of the developable areas is to be determined upon completion of thorough physical inventory of the site. In general, development should be limited to areas where existing grades are less than 20%. Development may occur on steeper grades conditional on sensitive response to site conditions. In no instance will development be permitted when existing grades exceed 30%; • Eco -Clusters are located at the fringes of Hamlets as a transitional form of housing between hamlets and forest; • The focal point of each Eco -Cluster is a small green or parkettes which will serve as frontage for most units in the cluster; • As a means of providing a diversity of housing types, consider integrating duplex/triplex developments that have the appearance of a single larger residence into the Eco -Cluster; • Parkettes are 0.1 hectares (1/8th acre) to 0.2 hectares (1/2 acre) in size and also serve as traffic calming devices. Parkettes are natural in character and are integrated with trail, road and infrastructure systems to expand on varying open space opportunities; • Densities and housing types should be diversified within and between Eco -Clusters; • The densities of Eco -Clusters in the eastern sector should be lower than other Eco - Clusters due to limited access and the requirements for accommodating equestrian activities, i.e. pastures and stables; • An Eco -Cluster includes varying levels of density, ranging from 5 to 15 units per hectare, in the form of single and/or multi -family units, dependent on proximity to Hamlet centres, slope constraints, view impacts, and existing developments; and • Residential areas should be developed in a manner to allow a gradual and natural increase in density over time. e) Planning Analysis: Official Community Plan: The development site is located within the Silver Valley Area Plan and is currently designated Eco - Cluster. The proposed development is consistent with this land use designation. Zoning Bylaw: The current application proposes to rezone the properties located at 24285 130 Avenue and 24365 130 Avenue from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit single family lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: 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: -3- • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; and • 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. 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. f) 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) Utility companies; and g) Ministry of Environment. 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. g) 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. h) 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. A complete Rezoning Application (Schedule B); 2. Watercourse Protection Development Permit Application (Schedule F); 3. Natural Features Development Permit Application (Schedule G); and 4. Subdivision Application. -4- The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. 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. 3510-1985 will be amended and an Official Community Plan Amendment for Conservation boundary adjustment may be required. The proposed subdivision 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 Ingrid Milne" Prepared by: Ingrid Milne 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 6949-2012 Appendix C - Site Context Plan -5 APPENDIX A ' P 2322 7 6 5 4 Subject Properties oL. N P 2622 12 N P 2622 13 N N 14 O N 15 130 AVE. P 2622 21 20 P2622 19 18 N Scale: 1:2,500 Ci _.f Pitt Meaaows __ �r "'��►► 24285/24365-130 Ave I Ilii- 0 !i �I (�3rI .N E. „... _,_,.....,E.,...z; j'' CORPORATION OF THE DISTRICT OF `'°'� ``�Lppo `Pr l IJ F�l�: .au � O s., rt};Wl. �� I h v ■1� _� ! = .„, . MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of 1, i �I _ Langley =A a —� tE ]• Y1 mm— =�r� DATE: Nov 15, 2012 2012 091 RZ BY: JV ASER� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6949-2012 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. 6949-2012." 2. Those parcels or tracts of land and premises known and described as: Lot 13 Section 27 Township 12 New Westminster District Plan 2622 Lot 14 Section 27 Township 12 New Westminster District Plan 2622 and outlined in heavy black line on Map No.1578 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 r a SL 16 U m PARK 132 AVE. 19 o N J o N% ((1 1 N W P 2622 N N P 2322 P 2622 1 _ N / PARK 8 7 6 5 4 2 24019 , \ \ — \ / / / / L A BCP 36495 — 7.— P 2622 / / / ImI /"I / 12 I I \ 1 I I —_ i I / P 2622 13 A 14 R 15 P 2622 3 RW 58430 130 AVE. 1- P 2622 16 N P2622 BCP 264 -- - --- / / / P 2622 P 2622 a 22 12974 / 21 / /4, tr 0 /m / 20 19 18 17 VADLI Bylaw No. Mau No. From: To: R 6949-2012 1578 RS R-2 DG= /0\= A✓=\D -3 (One Family Rural Residential) (Urban Residential District) \G /0/....\ N SCALE 1:3,500 Ail MAPLE RIDGE British Columbia 7 1 CONSERVATION / 6 PRIVATE Al Al 0.531 Ha A2 0.925Ha CONSERVATION 0.569Ha SCHOOL MUNICIPAL laNgi 1 s 4, N CONSERVATION MUNICIPAL 4 404 PPENDIX C LOT 14 2.02HA 106.7 130th Avenue r i 1: 2000 oo 2 1 1 CONSERVATION 1 1 1 f 1 CONSERVATION 3i COMM 730[h Avenue (IlrrcanOrucled) DEV AREA REVIEW TOTAL SITE AREA 4.05Ha TOTAL DEV CONSERVATION ❑.5csnn TOTAL DEV AREA A1+A2 1.455.11. TOTAL DEV AREA B 2.07 yo F Cfi W CC JULY 24 2012 DEVELOPMENT AREA #1AfLE RIDGE 9rLi.h ^_ad"tI. Jars .%asi_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: RZ/013/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6724 - 2010 and Second Reading Maple Ridge Zone Amending Bylaw No.6725 - 2010 22875 132 Avenue, property east of 22875 132 Avenue, 22942, and 22850 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) and CD -3-98 (Comprehensive Development) to: R-1 (Residential District); R-3 (Special Amenity Residential District); RST (Street Townhouse Residential); RS -lb (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to permit a future subdivision of 76 lots in two phases for the development of single family residential, street townhouse, one agricultural lot and a neighbourhood park. This application requires amendments to the Official Community Plan to amend the Conservation boundaries, to add Neighbourhood Park, and to relocate the Equestrian Trail. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6724-2010 be given First and Second Readings and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6724 - 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; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010 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. 6724 - 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 1102 5. That Zone Amending Bylaw No. 6725 - 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 a security, as outlined in the Agreement; ii. Amendment to Part VI, Figure 2 (Land Use Plan), 3A (Blaney Hamlet) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan; iii. Road dedication on 132 Avenue, as required; iv. Park dedication as required, including construction of walkways, trails and emergency access road; v. Consolidation of the development site; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Department of Fisheries and Oceans approval for in -stream works and creek crossing in the southwest corner of the site, if required; viii. Approval from the appropriate authorities for septic disposal for the agricultural lot; ix. The developer provide a voluntary monetary contribution for the future development of an equestrian trail connection between 132 Avenue and the east/west trail being developed in Blaney Hamlet to the north of the ALR boundary; x. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the Developer will provide a Site Profile for the subject lands. DISCUSSION a) Background Context: Applicant: Owner: Legal Description: Damax Consultants Ltd (Dave Laird) Insignia Homes Silvervalley Ltd Lot 2, Section 29, Township 12, NWD, Plan 14756; West 7.8 chains of NE 1/4 Section 29, Township 12, except part subdivided by Plan 32932, NWD; and Lots 76 and 80, Section 32, TP 12, NWD, Plan BCP27885. -2 OCP: Existing: Eco Cluster, Conservation, Agricultural Proposed: Eco Cluster, Conservation, Agricultural, Neighbourhood Park Zoning: Existing: RS -3 (One Family Rural Residential), CD -3-98 (Comprehensive Development) Proposed: R-1 (Residential District), R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), RS -lb (One Family Urban (Medium Density) Residential) and P-1 (Park and School) Surrounding Uses North: Use: Single Family Residential Zone: CD -3-98 (Comprehensive Development) Designation Eco -Cluster South: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Agricultural East: Use: Single Family Residential, Park Zone: RST (Street Townhouse Residential), RS -3 (One Family Rural Residential) Designation: Eco -Cluster, Conservation West: Use: Vacant, under application for Eco -Cluster development (SD/096/07) Zone: RS -3 (One Family Rural Residential) Designation: Eco -Cluster, Conservation Existing Use of Property: Vacant, previously Single Family Residential Proposed Use of Property: Single -Family Residential, Street Townhouse Residential, Single Family Rural Residential, Agricultural, and Neighbourhood Park Area: 13.9 hectares (34.4 acres) Access: 132 and 136 Avenues Servicing: Urban Standard for Eco -Cluster development, Rural Standard for agricultural lot. Companion Applications: SD/013/10, DP/013/10, VP/013/10, 2012 -089 -DP, 2011 -085 -SD Previous Applications: RZ/070/06, SD/070/06 b) Project Description: The area to be developed is bounded by 136 Avenue on the north and has a panhandle to 132 Avenue on the south. The south portion of the site is located and will remain in the Agricultural Land Reserve (ALR) but will be subdivided from the Eco -Cluster development. The northwest corner of the development area contains "Nelson Peak", a rocky outcropping that will be preserved as a look -out area within a Neighbourhood Park. The topography of the remainder of the site slopes downward from the peak to the north, east and south. The area is mainly treed on the slopes, and tributaries -3- of Cattell Brook, including two pond areas, are located along the east portion of the site and across the bottom of the steep slope between the ALR and the Eco -Cluster development. The existing house on the property burned down several years ago, but some outbuildings remain on the agricultural portion of the site, and the original driveway from 132 Avenue will be incorporated into the proposed road and trail network. The property to the east is currently under construction and property to the west is under application for similar Eco -Cluster residential developments. The applicant is proposing to rezone the subject site and subdivide the lands in two phases. The first is a two lot subdivision to separate the ALR lands from the land in the Silver Valley Area Plan. The second to subdivide and develop 75 Eco -Cluster units, of which 63 are single family lots and 12 are street townhouse units (duplex -type units) and a Neighbourhood Park on the lands north of the ALR boundary. The residential development proposed for this site is aligned with the Eco -Cluster designation as defined in the Silver Valley Area Plan. To provide a variety of lot sizes and housing types within the development, and in accordance with the Silver Valley Area Plan, the following four zones are proposed: • R-1 (Residential District) to permit the subdivision of45 lots; • R-3 (Special Amenity Residential District) to permit the subdivision of 17 lots; • RS -lb (One Family Urban (Medium Density) Residential) to permit the subdivision of 1 lot; and • RST (Street Townhouse Residential) to permit the subdivision of 12 lots. The Neighbourhood Park, with an area of 3450m2, will be zoned P-1 (Park and School) and the land will be purchased by the District for future development by the Parks Department. The lot to the south, in the ALR portion of the site, will retain its existing RS -3 (One Family Rural Residential) zoning, and will retain the existing access from 132 Avenue via the panhandle. As per the Eco -Cluster guidelines, each lot fronts and backs onto green space and pockets of development are located to protect existing vegetation and provide view corridors. The access for the development is a long cul-de-sac from 136 Avenue. The proposed roads on the site will meet the intent of the Silver Valley Road Classifications for Eco -Cluster developments. They are adapted to the site topography and are more rural in character with a reduced right-of-way, reduced pavement widths, and parking pull-outs where suitable. An emergency access road will be constructed to connect this development with the similar Eco -Cluster developments to the east and west. The right-of-way for the emergency access road will follow a portion of the old driveway, and where it crosses the bottom of the site, it will also incorporate the equestrian trail and sanitary sewer right-of-way. The site is bounded by Cattell Brook on the east and south sides with a pond in the southeast corner, and setbacks of 30 metres have been established from the top -of -bank of these features. Steep slopes surround the developable portion of the site, including the area known as Nelson Peak on the northwest side of the site. The watercourse setback and slope areas will be dedicated as Park. Running concurrently with this application are the two Subdivision applications; an Environmental Development Permit for watercourse and natural features protection; a Multi -Family Residential Development Permit for the two RST (Street Townhouse Residential) four-plex buildings; an Intensive -4- Residential Development Permit for the R-3 (Special Amenity Residential District) zoned lots. The applicant has requested a Development Variance Permit for some of the R-1 (Residential District) zoned lots to reduce the rear setback from 8m to 6m, and to vary the maximum height to 11m for the R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), and R-3 (Special Amenity Residential District) zoned lots which will be the subject of a future Council report. A Restrictive Covenant for building design will be required for the two duplex -style street townhouse buildings. Prior to the approval of the subdivision of these lands, a Local Area Servicing (LAS) Bylaw will be prepared for Council approval to ensure the future maintenance of the Parkette areas. This bylaw will be similar to the recently approved LAS bylaws for Hampstead and Formosa Plateau, which are in close proximity to the development. Background: Applications for rezoning and subdividing this site (RZ/070/06 and SD/070/06) were first received from the same applicant in August 2006 with a proposed development plan that was quite similar to the current proposal. That application received Third Reading on October 23, 2007, but subsequently expired in 2009. Discussions continued on developing the site over the next year and various development options were considered. The current proposal includes a larger park area at the highest point of the site, known as Nelson Peak, where the original house on the property was located. It will be developed as a destination lookout area with excellent views, various trail connections, road access at the end of the on-site road, and will protect the natural open space highlighted by the rocky knoll at the top. The area will be designated as Neighbourhood Park. A second subdivision application (2011 -085 -SD) was received in July 2011 to proceed with a lot line adjustment subdivision for the two large lots (22875 132 Avenue and the property east of 22875 132 Avenue) that will relocate the lot line to follow the ALR boundary, resulting in one lot completely in the ALR and a second lot for the land in the Silver Valley Area Plan. This "Phase One" application is nearing final approval at this time, pending approval from the Agricultural Land Commission (ALC) of covenants to protect the septic field location and the watercourse setbacks. The subdivision application (SD/013/10) received with this rezoning application will proceed when zoning is approved for the 75 Eco -Cluster lots and the Neighbourhood Park. Refer to Appendix "D" to this report for the subdivision plans. c) Planning Analysis: Official Community Plan: This application will require an amendment to the Silver Valley Area Plan of the Official Community Plan to amend the boundaries between Eco -Cluster and Conservation, to add the Neighbourhood Park designation, and to amend the location of the Horse Trail. This Eco -Cluster development is one of only a few Silver Valley sites to date that has required rezoning in addition to a subdivision application, as most of the previous Eco -Cluster developments -5- have occurred on pre -zoned land. This project is consistent with the Eco -Cluster development on the adjacent site to the east, the Hampstead site, by the same developer. An Eco -Cluster is defined in the Silver Valley Area Plan as "a group of housing units, condensed within clearly defined limits, surrounded by open space and linked to other parts of the Silver Valley community by a single local road" and includes the following principles: • Condensing housing clusters within clearly defined limits; • Considering a variety of lot sizes and housing types within the overall site density; • Proposing minimal site re -grading; • Incorporating parkettes, which serve as green frontage for most units; • Maximizing retention of existing vegetation; • Limiting development to areas where existing grades are less than 20%; • Natural open spaces are connected and continuous, creating wildlife corridors; • Protecting environmentally sensitive areas through public ownership; • Retaining and enhancing unique natural features, such as rocky knolls; • Providing a variety of trails that ensure linkages and connections to surrounding amenities. The plan recognizes that the areas designated as Eco -Cluster often have steep slopes and the intent is to encourage lots that take advantage of areas with slopes less than 20% grade by clustering development in these areas and leaving the steeper sloped areas in a forested condition. This development approach requires minimal site re -grading. The Plan vision is for a fairly rural type of development that is sensitive to all aspects of the environment, including views, watercourses, environmental features, tree preservation, and connected and continuous natural open spaces. Parkettes are to be incorporated into the road right-of-ways on the site plan as a frontage focal point for the housing unit clusters. This development site straddles the Silver Valley Area Plan and the OCP lands, southwest of the Blaney Hamlet. It is designated Eco -Cluster and Conservation in the Silver Valley Area Plan and Agricultural in the OCP. Approximately 59% of the site (excluding the ALR lands) will be dedicated as Park. Within the Eco -Cluster a long cul-de-sac road is proposed with three Parkettes. All units, except those fronting onto 136 Avenue, will front onto Parkettes and back onto dedicated Park. The large rock out -cropping in the northwest portion of the site will be designated as Neighbourhood Park. The lot layout and road pattern are designed to follow the contours of the land and take into consideration protection of natural features such as rock out-croppings, view corridors and many large mature trees that will be retained on the site in areas dedicated as Park. Natural open spaces are connected and continuous to provide wildlife corridors in multiple locations through the site. To emphasize the rural characteristics of this Eco -Cluster development, Park areas are provided on both sides of the entrance road to this site. Roads within Eco -Clusters are designated as Rural Local Roads in the Silver Valley Area Plan. They are rural in character, adapted to the site topography, are relatively narrow, have a sidewalk on one side and drainage swales where possible, and require pockets of limited parking on pervious surfaces where possible. -6- The road width and on -street parking requirements for this site were carefully considered to meet the specific site conditions, the Silver Valley Area Plan road standards, and the Engineering Department and Fire Department requirements. Three road types are proposed within this development: first, an entrance road with a 7.3m paved carriageway with additional 2.1m wide pocket parking with a pervious surface where appropriate; second, parkette loop roads with a 7.3m paved carriageway that includes parking on one side; and third, a link road between parkette loops with a 7.3m paved carriageway plus 2.1m wide pocket parking with a pervious surface. Driveways will be grouped in pairs wherever possible to provide suitable areas for on - street parking. An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. The trail will be contiguous with the trail system on proposed developments to the east and west, and will eventually connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only and will connect with the proposed developments to the east and west. Pedestrian trails are proposed between the neighbourhood park, 136 Avenue, and the Nelson Peak road within the development site. Proposed amendment to the Official Community Plan: Although the proposed development is in compliance with the policies of the Silver Valley Area Plan of the Official Community Plan, an amendment is required to adjust the boundaries between the Eco -Cluster and Conservation land uses, and to add the Neighbourhood Park designation for the 3450m2 area to be dedicated as park. The details of the boundary adjustment between Eco -Cluster and Conservation are discussed in the Environmental Implications section below. An amendment is also required to relocate the horse trail to the park area at the south end of the site, north of the ALR land. This trail will connect with new trails in proposed developments to the east and west which will then connect to the existing trail network at 136 Avenue and Foreman Drive. Densities: The proposed development site area is approximately 9.9ha (excluding the ALR lands), of which approximately 5.45ha will be dedicated as park. The proposed density of the remaining developable lands is approximately 7.6 units per hectare (before park dedication) or 16.8 units per net hectare, which is slightly more than the range set for Eco -Clusters in the Silver Valley Area Plan (5 - 15 upha). The density of the net lot area is higher due to the large amount of park land proposed for dedication, and in part, as a result of the Neighbourhood Park area being dedicated as park, rather than the large suburban single family lot that was previously proposed for that location. The Silver Valley Area Plan encourages a variety of housing types within and between Eco -Clusters and the form of development proposed here is 6 units of duplex style street townhouses, 8 units of four-plex street townhouses, 45 lots zoned R-1 (Residential District), 17 lots zoned R-3 (Special Amenity Residential District), and 1 lot zoned RS -1b (One Family Urban (Medium Density) Residential. Approximately 59% of the site (excluding the ALR lands) will be dedicated as Park. -7- Zoning Bylaw: The current application proposes to rezone the subject property from RS -3 (One Family Rural Residential) and CD -3-98 (Comprehensive Development) to: • R-1 (Residential District); • R-3 (Special Amenity Residential District); • RST (Street Townhouse Residential); • RS -1b (One Family Urban (Medium Density) Residential); and • P-1 (Park and School) to permit a future subdivision of 75 lots for the development of single family residential, street townhouses, and a neighbourhood park. The lot sizes of the single family lots ranges from approximately 317m2 to 631m2. The variety of housing types and lot sizes complies with the Eco - Cluster land use designation. The agricultural lot will retain its RS -3 (One Family Rural Residential) zoning. When this application received First Reading on March 23, 2010, a text amendment for the new RST (Street Townhouse Residential) zone was included in the Zone Amending Bylaw. This text amendment was also included in two other rezoning applications (RZ/093/06 and RZ/054/02) that were proceeding at the same time. The new RST (Street Townhouse Residential) zone was to be adopted by the first of these applications that received Final Reading, and then would no longer be required by the other two applications. On November 23, 2010, Bylaw No. 6643 - 2009 was approved by Council for RZ/054/02, and therefore approval of the RST (Street Townhouse Residential) zone is no longer required with this bylaw. Bylaw No.6725 - 2010 for this application has been amended to remove the text amendment. Proposed Variances: The applicant has requested a Development Variance Permit (VP/013/10) to reduce the rear setback from 8m to 6m for some of the R-1 (Residential District) zoned lots, and to vary the maximum height to 11m for the R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), and R-3 (Special Amenity Residential District) zoned lots. These variances are common requests in the past for development in Silver Valley, and are consistent with those approved for the "Silver Ridge" development to the north of this site for dwellings similar in design. The requested variances will be the subject of a future Council report. Development Permits: An Intensive Residential Development Permit is required for the R-3 (Special Amenity Residential District) lots to assess the form and character of the proposed dwellings. A Multi -Family Residential Development Permit is required for the RST (Street Townhouse Residential) lots with four-plex buildings. These two development permits are combined in one application (DP/013/10), and will be the subject of a future Council report. -8- A Watercourse Protection and Natural Features Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment of Cattell Brook and of the natural features on the site. The details are discussed in the Environmental Implications section below. A Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. Advisory Design Panel: The RST (Street Townhouse Residential) zoned lots with proposed 8 fee simple Street Townhouse units in two four-plex buildings were reviewed by the Advisory Design Panel (ADP) on September 11, 2012. The Advisory Design Panel reviewed the project and provided the following resolution that: The application be supported and the following concerns be addressed as the design develops and be submitted to Planning staff for follow up: • Consider lining up the window bays of each unit; • Consider providing detail for the boulder wall to verify there is no falling hazard; • Consider relocating maintenance access to the gates of the back yards at the edge of the boulder wall; • Consider putting boxwoods at the front of the planters (front yards only); • Consider expanding the use of the cultured stone at the ground floor. The applicant has since submitted revised plans, and these will be reflected in the final plans that will be submitted for the Multi -Family Development Permit. Development Information Meeting: Two Development Information Meetings were held for this project. The first, held on May 25, 2010, was attended by approximately 15 residents and other interested parties and the following excerpts from the minutes were provided by the applicant: • Concerns were expressed about the increase in traffic on 132 Avenue since Silver Valley has been developed. Residents inquired as to when 224 Street and 136 Avenue would be open through to 232 Street. • Concerns were expressed about the increased run-off and flooding from this site. The applicant confirmed that rigorous stormwater management systems will be installed to meet the 100 year rainfalls insuring no negative impacts on the adjacent lands. • Equestrians would like to see a Horse trail from 132 Avenue to connect to the proposed east/west trail system • Residents wanted to know when the `tot lot' would be developed at Gilbert and 230A Street. • Residents were assured that the ALR portion of the site was not going to be developed. • Residents want a school in the area. • Resident inquired about a local shopping area at 132 Avenue and Silver Valley Road. It was determined by the Planning Department that a second Development Information Meeting should be held for this project because of the length of time since the first meeting and because the proposed development had changed. This meeting was held on May 10, 2012 and was attended by -9- approximately 20 residents and other interested parties and the following excerpts from the minutes were provided by the applicant: • The new proposal will have a public park at the Nelson lookout. • The applicant confirmed that there will be no vehicle access from 132 Avenue to the development site. • There were concerns raised that the traffic on 132 Avenue has increased considerable since Silver Valley was developed. The residents expect that traffic calming improvements should be installed on 132 Avenue soon. They were advised to contact the District. • There were concerns about increased run-off and flooding from the site. The applicant confirmed that rigorous storm detention/in-ground infiltrating systems will be installed to detain 100 year rainfalls insuring no negative impacts on the lands in the flood plain. • Several residents were very concerned that there are no parks and asked when the existing park near Brighton Townhouse site will be developed and usable by the public. • They were also concerned that there are no schools. The applicant stated he understands the school issue might be resolved soon and the proposed site at 136 Ave/231 Street could be secured for development for that purpose. • Some residents wanted clarification of the location of some of the survey pins on the site. • Equestrians want a trail connection from 132 Avenue to this Development. The applicant's understanding is that this link maybe provided elsewhere as a condition of future developments. As a condition of rezoning for this Development, Insignia Homes will be contributing funds to the District for that purpose. • Concerns were expressed for lack of parking signs and mailboxes and construction traffic & blasting issues in general in the Silver Ridge area. • There were also concerns for increased traffic within the exiting Portrait Development. David Laird said that discussions were underway to construct the missing 136 Ave link from the east boundary of the Portrait lands through to the newly constructed road at 230A Street (Hampstead Site). • Generally, the majority of the concerns were not directly related to this application and the applicant was asked few questions about the zoning, number of lots or lot types, etc. specific to this development. d) Environmental Implications: The applicant has submitted a Watercourse Protection and Natural Features Development Permit application (2012 -089 -DP) and has provided an Environmental Assessment, a Geotechnical Report and an Arborist Report for the site. Stormwater/Rainwater Management and Erosion and Sediment Controls plans have been submitted for review. The site is bounded by Cattell Brook on the east and south sides with a pond in the southeast corner, and setbacks of 30 metres have been established from the top -of -bank of these features. Steep slopes surround the developable portion of the site, including the area known as Nelson Peak on the northwest side of the site. Approximately 59% of the developable area of the site (excluding ALR lands) will be dedicated as Park for watercourse setback and slope areas. The ponds in the southeast corner will be expanded, and enhancement and replanting works will be completed. A net gain in riparian area is expected upon completion of the environmental improvements on the site. - 10 - e) Agricultural Impact: With the "Phase One" subdivision application for this project (2011 -085 -SD), the property will be subdivided along the ALR boundary and the resulting 3.31ha agricultural lot will retain its existing RS -3 (One Family Rural Residential) zoning designation. Agricultural Land Commission (ALC) approval of the subdivision is not required because the new lot line will follow the ALR boundary. But, any restrictive covenants that restrict or prohibit the use of agricultural land for farm purposes have no effect until approved by the ALC. There are four covenants required for approval of this subdivision, as follows: minimum floodplain construction requirements; protection of three tributaries and a pond of Cattell Brook system; protection of the septic field location; and a no -build covenant on the northern lot in the Silver Valley Area plan until services are provided and approval of the future subdivision proposed with application SD/013/10. The watercourse protection and septic field protection covenants have been submitted to the ALC for their review and approval. This subdivision is expected to get final approval and be submitted for registration at the Land Title Office in the near future. There is a significant area of park dedication proposed north of the ALR boundary for protection of the Cattell Brook system and steep slopes that will provide a large buffer area between the agricultural land and the Eco -Cluster development. Therefore, no additional agricultural buffer is required to mitigate any impacts of the agricultural lands on the Eco -Cluster development. A sanitary sewer right-of-way, and all trails and access roads required for the Eco -Cluster development will be located north of the ALR lot. f) Interdepartmental Implications: Engineering Department: The Engineering Department has identified the services required in support of this development application. A Sanitary Pump station was constructed in the southeast corner of the development site with the development to the east (Hampstead) and that will also service this development until a sanitary sewer main connection can be completed through the property to the west to connect to the existing main on 136 Avenue at Foreman Drive. When that connection is completed, the pump station on this site will be removed. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to do the work identified in that agreement prior to Final Reading. Comments provided by the Engineering Department include: • Construction of emergency accesses, walkways and trails are required; • A sanitary sewer must be constructed from the new on-site road to the sanitary pump station and also along the future alignment to the west where it will remain dry until it is extended through the adjacent property to 136 Avenue, at which time the pump station will be removed. • Construction of storm sewer on the emergency access road/trail to the two new detention/bio filtration ponds; • Construction of a watermain in the emergency access road/trail a the southeast corner; -11- • Ministry of Environment and Department of Fisheries and Oceans approval maybe required for works in and around the existing watercourses on the site. Parks & Leisure Services Department: An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. This trail will connect with a trail on the development to the east and to a future trail in proposed developments to the west which will then connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only that will connect with the development to the east. 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 75 trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $1875.00. g) School District Comments: The application was referred to the School District but no comments have been received. 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 Act. The amendments required for this application: to adjust the boundaries between the Eco -Cluster and Conservation land uses; to add the Neighbourhood Park designation; and to relocate the equestrian trail are considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. - 12 - CONCLUSION: It is recommended that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6725 - 2010, and that application RZ/013/10 be forwarded to Public Hearing. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 Appendix C - Zone Amending Bylaw Appendix D-1 - Overall Subdivision Plan Appendix D-2 - 2 lot Subdivision Plan Appendix D-3 - 75 lot Subdivision Plan Appendix E - Location of Neighbourhood Park - 13 - APPENDIX A AM SUBJECT PROPERTIES Cit Me a.f Pitt ...ws 1`J niVirjaratoilAZIN EW_ "yam=.l j rTJI �ir1 co Scale: 1:5,000 District of Langley FRASER Rf — • 132 AVENUE, 136 AVENUE & NELSON PEAK ROAD 4 MAPLE RIDGE British CoWmtia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Nov 15, 2012 FILE: RZ/013/10 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6724 - 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, 3A and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010." 2. Figures 2, 3A and 4 are hereby amended for those parcels or tracts of land and premises known and described as: Lot 2 Block 6 Section 29 Township 12 New Westminster District Plan 14756; West 7.8 chains of NE 1/4 Section 29 Township 12 except part subdivided by Plan 32932, New Westminster District; Lot 76 Section 32 Township 12 New Westminster District Plan BCP27885 Lot 80 Section 32 Township 12 New Westminster District Plan BCP27885 and outlined in heavy black line on Map No. 792, a copy of which is attached hereto and forms part of this Bylaw, are hereby redesignated as shown. 3. Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as: Lot 2 Block 6 Section 29 Township 12 New Westminster District Plan 14756; West 7.8 chains of NE 1/4 Section 29 Township 12 except part subdivided by Plan 32932, New Westminster District; Lot 76 Section 32 Township 12 New Westminster District Plan BCP27885 Lot 80 Section 32 Township 12 New Westminster District Plan BCP27885 and shown in heavy black line on Map No. 844 a copy of which is attached hereto and forms part of this Bylaw, as added or removed from Horse Trail. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 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 - twit' TZ NI; 4414tiri. Ron TO A .00 runs 00403 / r . 6 { , b� tgi ,�/j er,aP al: ��R,p-�7 Ai EMI in ,. RP irr6v nano W.m6 R R:: wr:1� �� p in 6s0 -.,C' 5 ,3 136 AVE - 136 AVE. I9� .All F - a i- rnn, 3 1 it II / 6 .. .. ..... .. ..�o -_ ---- ti' ineek go + P ere TO ; toe ei�..s �n. r93er i. ••-- vore GM � s. wiaav ly P.,,A1 ' u.m 01m l • • ... ..- �� ® �e�io1 � Pfir! K4i6e P5wrc r _ ___ 6,6906 - _ - r p - 1 � N. ,r >• t.s1 r It ye e3,3,5 P r1Z,9 — F.m W, 600,409 P4165 P50.a r009R 6 r+3uty ;� c,i0- A.m ti t L N F 3203 e,.356 w, 1CP t35t. x 9142* Ron 0 P50a6 kr.• 05116 WP90.t 1.30,66 P 1100 — vr00 ,9v .Pv ` P.m ,e l� — A .4v 1� tICP 27.6 ii ` — — L p R �" H $ A �h ., T� 1f Paas c r 9 02 R. 2. 1 -. .� P1,o5c 32 AVE ex vu' e r It , 6 MAPLE R Bylaw No. Map No. Purpose: DGE OFFICIAL COMMUNITY PLAN AMENDING 6724-2010 792 To Designate as shown below on Figures 2 & 3A Conservation WA Neighbourhood Park 0 Eco Cluster And To Designate as shown below on Figure 4 Conservation %% Neighbourhood Park L\ N SCALE 1:6,000 MAPLE RIDGE British Columbia �P0 so / — —azo ®�EMI �P85,59 ��man R,m,o RP „234 09 RK acP:a, � '",Vfib . �® a MPI ,9�5 Es4 .� RP 26 P,R,m80 �s F,9' BC 10 P PARKfit—�p�`arr CO°1 Mena 0&819 E8®SMEM ® o 2$ 2 2 1 a p a a a a g l '2 �s � MI a 136 AVE. duo Peas ,E 0 lig 136 AVE. p p s A NM 06 BCP 4256911 Pse, Pass „sss m "g is s, \ II BCP 413303 \ tilik RK ed i e. / .., \ Pa 1949 P939, ® 10 lia I4rit0,95 .. I‘ R,m 2\ a�P 9303 41 P154 9 PARK , / BCP 48906 — L RP 76 9 I BCP 48909 \ EP 15824 — �4 mss Pz,z,e P 21219 P 3541 P11032 9397 N \ P32932 P,a„o RCP 29524 �s,as 112 A 5008 PR.me P 5008 RROA + LMP9042 1 P 2010 as \ \ \ R p \ BCP BCP a a R — pR R R P A P 2 A a P 32 AVE A P 08 B E eg B p R R R . p it i � , 78 65 6 MAPLE R Bylaw No. Map No. Purpose: DGE OFFICIAL COMMUNITY PLAN AMENDING 6724-2010 844 To Amend Figure 4 as shown below - — — — Add Trail Delete Trail N SCALE 1:6,000 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6725 - 2010 A Bylaw to amend the text and 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. 6725 - 2010." 3. Those parcels or tracts of land and premises known and described as: Lot 76, Section 32, Township 12, Plan BCP27885 New Westminster District Lot 80, Section 32, Township 12, Plan BCP27885 New Westminster District Lot 2, Section 29, Township 12, Plan 14756, New Westminster District and West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District are hereby rezoned as shown on Map No. 1476, a copy of which is attached hereto and forms part of this bylaw. 4. 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. PUBLIC HEARING held the day of , A.D.2010. READ a second time the day of , A.D. 2010. READ a third time the day of , A.D. 2010. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2010. PRESIDING MEMBER CORPORATE OFFICER MPS PRon � __�9— --I ®® 4� ro � Pores ar� �� fil MIMI 1-w:l e: I .. 136 AVE.►��'S 411111PilUmM 136 AVE 9 ` f ---E-- � �� PA<.rc '.� n , �P SII �asaa• --- tr•:.• Tx s .1.tttti wi 1 .":'VIM ® ■i =. .,. rek \ WS CTiYT. 1 titer n+111\ N . �tiri ! rlr, e• — �r � I _ r aP,t, F _ K PZP i19er w. ,. ,114 — r Ry, \x:v Plti t9 941419 _ F•m w 199 t 1uNs P 5195 4991. P113R . l+3ut9 i5 Ptie-� A.m ii t i N. •_ 1. _• 1••- CCP21St. 45041 RG..• 91114 WPSU t.49195 941111 kr Kn FGm 15 s Y 3 A 4615 cn}� L — -� - qq gg p n — b SA h ti P22'rls C r s y P. 1: 32 AVE ' Etk1 41 i 1. a .... a r1 a .9 MAPLE R Bylaw No. Map No. From: DGE ZONE AMENDING 6725-2010 1476 RS -3 (One Family Rural Residential) and CD -3-98 (Comprehensive Development) To: !;!!! RST ( Street Townhouse Residential) 0 R-1 (Residential District) Mill R-3 (Special Amenity Residential District) F5 P-1 (Park and School) %%, RS -1b (One Family Urban (Medium Density) Residential) L\ N SCALE 1:6,000 40 MAPLE RIDGE British Columbia A RM 6c' (PA fiv 3•9i-4-Nk a NE 1/4 SEC ; y7.rc .NS Sh.. 12 nm RP_ RIMO A RN 114122675 1,2 • l\• l'L 74P ,4r12 A •14KAIK i.1011.0.1.1 COW tabA7 SUVA - 45 SR RA REM 16 RM XIII aa..4 14755 PIM 14755 am 15655 RAY SUBDIVISION PLAN OF LOT 2 PLAN 14756 AND THE WEST 7.80 CHAINS OF THE NORTH EAST QUARTER SECTION 29 TOWNSHIP 12 EXCEPT: PART SUBDIVIDED 97 PLAN 32932, SECTION 29 TOWNSHIP 12 NEW WESTMINSTER DISTRICT 0 10 011 10 00 92 7 1.2 2211 8 2221 i9 APPENDIX D-( PLAN BCP s 5 C -C 1 0 N 3 2 -r o 5N N 5-J 1 P 1 2 15 94Ap 10 T. �w t39ih 11Y(]91E 9 4oVel, GEL. FJ1 Kia RL4{i56 Ni 1j4 j 74.918414 29 1t'sdiF 12 -r 0 W N 5 71 I P J 2 AI E 136114 AVENUE 79 78 7 22274 owns • 120120, SIA..22 2200 222.2 -1011110 12. POST AVM $.mom CAMEO ons*ra210 MGT I222222 MOWS .12.25 424.211 GOT 22.22 Aff ,.12 411 REM 16 KIN 0.70, may rv[an °11y 132 AVENUE ales vane Z/AA O. m161 21.1222 2 rm 2c 0100.. nK 2ws�vm ax0x �.aw.n �aex� ark 71 err VOW. m Mit 11.71051.02 21.2. --Fr„ „ .ix_ 40)019740 crarN• PCL. 'ONE" MSN 11,00s, AQ100 0001.0,10100 000 IIA0 00y. A, _32200 212 VOA VIA2 DWG. own.JJnn 1/tMP/. • APPENDIX D -2 NELSON PEAKS PROPOSED 75 LOT SUBDIVISION LOT ZONING COUNT O INDICATES 11.0m NN7E R-3 LOTS • INDICATES 13.4m WOE R-1 LOTS RST INDICATES RST LOTS 451(4) INDICATES RS1(b) LOTS 17 45 12 AGRIORNRAL LAND RESER50 BOUNDARY PARK TOTAL AREA=6.0071m OLSEN & ASSOCIATES BRITISH COLUMBIA LAND SURVEYORS FILE No 17134—NOVEMBER-14-2012 A= ACRICULD RAL LAND RESERVE BOUNDARY • Rs1(b) 74 476 i✓ r 75 NELSON PEAKS PROPOSED 75 LOT SUBDIVISION APPENDIX E gg 41 ,E.. __-421111 witel LOT DK O 1/421041E5 11.11rn NDE 4-3 LOIS • 11NUICA1ES 11Am 790E R-1 L015 RST 910 A15S RST 10TS R51(L) 1145C4410 RSI(e) 015 17 45 12 AGAR.7l TIkUL LAND RESERVE BOUNDARY 505 50741 5 4415o OLSEN & ASSOCIATES BRITISH COLUMBIA LAND SURVEYORS FILE No 17134—OCTOBER-29-2012 AGRIREFURAL 1,40 MOM 000A9IAR5 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: 2011-097-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6852-2011 12025 203 Street and 20337 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties (Appendix A) located in west Maple Ridge, at 20337 Dewdney Trunk Road and 12025 203 Street, from RS -1 (One Family Urban Residential zone) to RM -2 (Medium Density Apartment zone), to permit a future construction of a four -storey building with 22 apartments with an underground parkade. This application is in compliance with the Official Community Plan. On November 8, 2011, Council granted First Reading to this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6852-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road and lane dedication as required; iv. Consolidation of the development site; v. Registration of a consolidated Geotechnical Report as a Restrictive Covenant at the Land Title Office which explicitly states (in accordance with Section 86(1)d of the "Land Title Act") that the land may be used safely for the use intended; vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking vii. Removal of the existing building; 1103 viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Andrea Scott, P J Lovick Architect Ltd. Conecon Holdings Inc. Lot: M, D.L.: 263, Plan: 18612; PID: 003-888-053 and Lot: L, D.L.: 263, Plan: 18612; PID: 004-630-017 Major Corridor Residential (Urban Residential) RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment) Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Major Corridor Residential (Urban Residential) Use: Commercial and Dewdney Trunk Road Zone: CS -1 (Service Commercial) Designation: Commercial Use: Church and 203rd Street Zone: P-4 (Church Institutional) Designation: Institutional Use: Single Family Residential Zone: RS -lb (One Family Urban Residential -Medium Density) Designation: Major Corridor Residential (Urban Residential) Existing Use of Property: Proposed Use of Property: Site Area: Vacant (corner lot) and single family house/rental use (western property) Multi -Family Residential Use (22 apartments) 1849.99 m2 (0.45 acre) -2- Access: Dewdney Trunk Road Servicing requirement: Full Urban Standard Companion Applications: 2011 -097 -DP and DVP b) Project Description: The subject site (Appendix A) consisting of two legal lots, located on the north-western corner of 203rd Street and Dewdney Trunk Road is fairly flat and will need to be consolidated as a condition of Final Reading of rezoning. A four storey wood frame apartment building is proposed with main access from Dewdney Trunk Road, via a proposed 7.5 metre wide lane in the north -south direction (Appendix C). The lane leads into the underground parkade in the north-west corner of the site. On the east of the lane are six visitor parking stalls at grade, while all the 33 residential parking stalls are proposed in the underground parkade. The common usable open space is distributed in the south-east and north-east parts of the site. Pedestrian walkways to enhance street presence are proposed connecting the building to the Dewdney Trunk Road and the corner of 203rd Street. An indoor amenity room is also proposed in the north-west corner. Proposed building materials include: Hardie panel vertical siding; cultured stone; vegetated wall; metal canopies; double glazed windows; metal railing, fencing and gates. The south and east facades being the most prominent, have been articulated with rock columns, 3 colours of Hardie Panel and glazed surface to provide natural light into the building. To control the daylight entering the suites, the south and east facades have exterior metal louvers, as well as, trellis on the top floor and overhanging roofs and canopies. Vegetative wall features are proposed for the southern and western elevations. Sustainable features proposed for this building include the metal louvers and roof overhangs to reduce internal heat gain, as well as, low e -glazing in all the windows, a low albedo light colored roof to reduce heat islanding, low flow fixtures in the suites, as well as ample landscaping around the building to also reduce storm water runoff into the municipal system. The proposed landscaping (Appendix E) is complimentary to the building and the site, designed to enhance the pedestrian experience. Main pedestrian walkway across the south side of the lot connects the building with additional accesses to the individual ground floor units. The landscaping includes a stone wall that wraps 3 sides of the site, with the North side having a concrete wall with a metal fence. c) Planning Analysis: Official Community Plan: The subject sites (Appendix A) are designated "Major Corridor Residential' within the Urban Residential Designation of the Official Community Plan. Dewdney Trunk Road and 203 Street are both identified as major corridors in Figure 4 of the Official Community Plan. The objective of this designation is to manage residential growth through infill and intensification in a manner that respects neighbourhoods and the existing physical character of the surrounding areas. -3- The Major Corridor Residential designation is characterized by the following: a) is not within the Town Centre Area or a neighbourhood with an Area Plan; b) has frontage on an existing Major Road Corridor as identified on figure 4 of the Official Community Plan or has frontage on a road built in whole or part to a collector, arterial, TransLink Major road or Provincial Highway standard; c) may be adjacent to Community Commercial Node or designated Commercial Centre. This proposal complies with a) and b) above as it lies outside the Town Centre Area and outside a neighbourhood with an Area Plan and has frontage on 203 Street which is identified as a Major Road Corridor on figure 4 of the Official Community Plan. The Major Corridor Residential designation supports a variety of ground oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments or small lot intensive residential, subject to compliance with the Major Corridor Infill policies. The existing area north of the subject site is in transition, with current older single family houses which are anticipated to redevelop to higher density forms in the future. This application is hence dedicating a lane that is anticipated to project northward, along the western property boundaries to serve all the northern properties, when they re -develop. The lane system will, once completed, allow for traffic movement to and from these lands in a comprehensive, organized and safe manner. Zoning Bylaw: The proposed RM -2 zone (Medium Density Apartment) is intended for low low-rise apartment type of housing form that is intended to be a 3 to 5 storey with central access to all the units and underground parking. A maximum density of 1.8 times the net lot area is permitted. This zone requires a minimum Usable Open Space of 20% of the net lot area and a Common Activity Area of 1 m2 per unit. The RM -2 zone (Medium Density Apartment), specifies a 7.5 metre setback from all property boundaries. Maximum permitted height in this zone must not exceed 4 storeys and 15.0 metres. This proposal complies with most of these requirements except for some variances for the building and underground parkade wall setbacks. Proposed Variances to the RM -2 zone Some setback variances for the building facade, from the new western property boundary (after lane dedication) and from the eastern property boundary are required to support this design. In addition to this minor setback variance for the retaining wall of the ramp leading to the underground parkade, along the northern and western boundaries, are also being sought by the applicant. The details of these variances will be discussed in a future Council report. A Development Variance application has been received and is being reviewed. -4- Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990: The proposed RM -2 zone (Medium Density Apartment) requires 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitors, requiring a total of 33 residential stalls and 5 visitor stalls. The proposal complies with the bylaw and shows 33 stalls (including 10% small cars and one handicapped stall) in the underground parkade. In addition to this, six visitor parking stalls (including one small car stall) are proposed at grade, east of the proposed lane (Appendix C). Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. This will be the subject of a future Council report. Advisory Design Panel: On October 9, 2012, this proposal was reviewed by the Advisory Design Panel. The panel was generally in support of the proposed form, character and colours. The following resolution was passed by the panel: • Consider adding windows in the bathrooms located on the west elevation, as well as the green wall; • Consider increasing the depth of the entrance lobby larger; • Consider creating means of better natural lighting in Unit C and Unit C1; • Consider realigning the street trees so they align better with the onsite trees; • Consider relocating the children's play area right up against the parking amenity and relocating the bench to the other side of the amenity area; • Consider relocating the children's play area to the north east corner of the site to improve the access to the play area; • Consider extending a view hedge across the transformer; • Consider additional patio trees; • Consider continuing the taxis hedge around all unit frontages and edges of the unit gardens; • Consider a screen along the north elevation around the children's play; • Provide expansion of sidewalk width at the corner of Dewdney Trunk Road and 203 Street to avoid conflicts between pedestrians and curb let down; • Consider making the opening to the upper floor lobby larger • Review the stone work on the elevation • Review the exit stairs for the parkade • Review the pathway for the west exit (facing north) • Provide separation of the mechanical and electrical rooms • Consider additional trees along the lane frontage which may require shifting of the stairwell and visitor parking to provide room for the additional lane trees -5- • Consider pulling the handicapped ramp south from Unit D to provide separation between this access and the units bedrooms • Consider eliminating the trellis vines on the 4th Floor and replace with a more detailed architectural trellis • Provide details of the green wall including access for its maintenance The project architect has completed the revisions to address all the resolution items stated above. These have been forwarded to the panel for review. This will be discussed in a future Development Permit report for Council consideration. Development Information Meeting: A Development Information Meeting was deemed necessary for this proposal as it sits on one of the important intersections within the west Maple Ridge area. On Tuesday, November 06, 2012 the applicant and his consultant team conducted a Development Information Meeting at the Maple Ridge Alliance Church, 20399 Dewdney Trunk Road, from 6:00 to 8:00 pm. An opportunity was given to neighbours or other interested residents to understand the proposal and voice their concerns. This meeting was attended by 8 people from this neighbourhood, including the immediate neighbours on the west and the highlights of this meeting are summarized below: • General consensus of the overall building design, modern look and aesthetics was positive; • There seemed to be positive support to the corner being re -developed and the existing house being demolished and site cleaned to be replaced by an apartment building; • Positive anticipation was seen that the neighbourhood could potentially increase in value with the northern properties in transition (future redevelopment); • A concern was expressed about the existing high traffic at the intersection of 203rd Street and Dewdney Trunk Road, but the proposed new lane system was perceived positively in helping to alleviate this concern; • The immediate neighbor on the west was interested in some sort of buffer (sand barrier) between the proposed new lane and their property and raised a question about pedestrian traffic in front of the building and the busy corner. d) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposal and determined that all the required off-site services do not exist. The deficient services required will need to be provided through a Rezoning Servicing Agreement. The location and width of the proposed new lane was finalized based on discussions with the Engineering Department staff. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the proposed development is completed they will be responsible for maintaining the street trees. In the case of this project it is -6- estimated that there will be 7 additional trees which is based on the landscaping plan attached (Appendix E). The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $175.00. Fire Department: The Fire Department has reviewed the proposal and the comments have been sent to the applicant, to be included in the Building Permit drawings at a later date. Building Department: The Building Department has reviewed the proposal and their comments have been sent to the project architect. Most of the concerns will be addressed through the Building Permit drawings. For areas where excavation encroaches beyond property lines, encroachment agreements from neighbouring property owners must be in place prior to Building Permit issuance. e) School District Comments: A referral was sent to the School District Office and there was no response received. f) Intergovernmental Issues: Ministry of Transportation & Infrastructure: The subject site is within 800 metres of a controlled intersection of the Lougheed Highway, therefore a referral was sent to the Ministry of Transportation & Infrastructure on September 17, 2012. On October 04, 2012, a preliminary approval for one year, pursuant to Section 52(3) (a) of the Transportation Act, from the Ministry of Transportation & Infrastructure was received. g) Citizen/Customer Implications: The affected parties/citizens have had an opportunity to attend the Development Information Meeting on November 06, 2012. They will also get an opportunity to express any concerns at the Public Hearing. 7 CONCLUSION: The development proposal is located at an important intersection in west Maple Ridge area and will serve as a gateway to future development along 203rd Street. The 7.5 meter wide lane will serve as a great traffic -reliever for 203rd Street and this proposal is anticipated to trigger development of this lane to be further expanded as properties to the north re -develop. The proposal complies with the Official Community Plan. It is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6852-2011 and that application 2011-097-RZ be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Charles R. Goddard" 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 6852 - 2011 Appendix C - Proposed Site Plan & Underground parkade plan Appendix D - Proposed Building Elevations Appendix E - Proposed Landscape Plan and details -8- APPENDIX A w I_ l 1 1 CL H ` N— Cr) M J CL 38 12092 12105 12065 K co P 76062 co C B A Rem M [Subject Properties co O N M O N CO O N0 L Cr) 12025 ./ 7r CO N 0 O N co O Cr) O N P 77583 CO N— O Cr) N-- O 1M N O A CN 2 LMP 34007 N Scale: 1:1,000Jr�=� Ci '_.fPitt Mea•lows _ _ ifr. "'��►► j 20337 Dewdney Trunk Rd 12025-203 St MI lik�Ai i ° CORPORATION OF THE DISTRICT OF \.=�L=■3 Tilt -Mr J.1 .. l o .�.�!"amu'ik°' �L\o\, ��t' �+� v -+ _ i y MAPLE RIDGE MAPLE RIDGE British Columbia PLANNING DEPARTMENT District of, ' �I Langley a —� �` Y1 ] " DATE: Nov 15, 2012 2011 097 RZ BY: JV ASER� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6852-2011 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. 6852-2011." 2. That/Those parcel (s) or tract (s) of land and premises known and described as: Lot "M" Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan 80491; District Lot 263 Group 1 New Westminster District Plan 18612 Lot "L" District Lot 263 Group 1 New Westminster District Plan 18612 and outlined in heavy black line on Map No. 1538 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of November, A.D. 2011. 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. 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 12099NP IRVING ST. 4/ 0 46 0 46 o 0 N 44 N N t_ivir !LOU P 41572 tr z3 491 72496 7249 I 45 51 12095 LMP 9825 BPP 0 37 11 RP 1 A 12125 12135 12122 I P 724909112096 P 41572 G 44 1 N LM 11,279 12119 12110 — — coa12111 201—j 112087 o_ H _ 37 co 19 1 I 1112083 RW 18394 P 75684 RW 19482 1209238 112079 6 r c 18 II = Rem 1 12105 P 83237 T j172p/5 12065 K 1 12p11 116 P 7062 0 COCD 1 0 12p67 15 N O N C o M O N B N co O N I (No_A 0_L', w O N L M p Rem M 12025 / g2 m 1 X 1 0, ELICO o W 1 \ N I 1 N�065 14 I J DEWDNEY TRUNK R DEWDNEY TRUNK ROAD v co N 1 co 0 N P 77583 CO 0 l N 1 Oi -q - �N A LMP J1— — —�-I — — —� O 34008 ' N B T — — — r i I� 1 M , — 1 1 N 11 RW 21843 2 LMP -34007 1 11a I � - - BCP 30389 se) T 2 r N �N40 . I 1� 1, 1 1 1 C 1 1 a 111 12co Lo 1 1 a JLi I LMP 34008 1 11 LMP 134007 P 6170411985 ,, 11 BqR 25878 (leasi N LMP 38261 (IeasH)MP 40540 (leash) LMP138298 (lease w 1 NLo 74 1 LMP 33673 119 AVE. e) �1 ml �S a 11961 � I m 2 11 1198g 11 N 11 Co VAPL- Bylaw No. Mau No. From: To: R 6852-2011 1538 RS RM DG- /0\- A\/ -1 (One Family Urban -2 (Medium Density Apartment -\D Residential) \G Residential) N SCALE 1:2,000 4 MAPLE RIDGE British Columbia RESIDENTIAL PARKING ENTRY CONCRETE SIDEWALK BARRIER CURB N SITE PLAN 50010: 100'=(0' DEWDNEY TRUNK ROAD 203 RD ST SITE STATISTICS ADOFHS tFEI1 lot MIX 263 Pim I0612ER PID 003-008.013 Lot 1DL 2. Pim 004i'AOD IE613 &11121 051 TO 5042 36Ea0 19850 5551 (16199 Sg44 7 FVR /.PAR F AREA, 19890 - 41300 (FORD 580:1011040 'NU.. WI. IOW 34'9 9YWtrdEIG 5.5014 93011 3OFoX1 S,i3IF 5i4111 sAal 8x3194 To{IC"=-fig' :NE ALL.. =15,751.4 X 18 .258525 5588 (2835.95a. PROVIDED 5,701.9 - 0191 = 40888 5551 50402 - 550.4 • 50540 5588 5,5004 - 550.4 = 58315 5551 5,4252 5450 = 40145 2551 • 188010 5554 (1044.9 5011 5009.18 REM (NORM rE (Ert) 510E (EMT) x50PARRS 1942I9f Mu114 R5ka 0.10 O13n sox feiO3 H10Vm pRopo5ED 455 124.0933,,024'-1S) ROAD WIDEN - 5m (24'-1) 75m(24'-159 151(24'01 04840'-01 • I.NENAT VAR.. RHD 15m (24'-1/ 4.941n 06'-201 VARIHCE R[ 508814581 . 8L41IMC Km 44'x9 BM Ni'! •0,16403- 868 Amp/ boa 85451 MIN 61101 22121175%3.20=7210 STP PROVIDER 2)91 • Ip06 = 32404485q19 1.1 RLR xrclulis 065088 02 SPACES PER DE11IN5 UNIT Apz f MA11518011053- 650215 26 RrzJ1[ WILLS e SIW1 S5v15 35 Ally V0T40Imr9.1re.1 STALLS ! 51441_ arOg.1 • .055,015= 0'd, 10-0'(N' A5AINST PAL AIME , 240' (230' W6) 10%512111 GARS =7' -Ilk H'GAP= = 129-6, IB'O (N 00' RENNET WALL) 801.000105 GAN 5,40111 IMM INTO 5E113XX 403(413) /I I\ ORT D4 REv DATE DucluTION OXISLIMIT FY�olre6a501151TE NOT BE MIME MEM ARCHITECT 1:1'D 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com 181:604-298-3700 fax: 604-298-6381 War of Member of beMentor ol . RAM Warder of the MA Aal1 m umber of 1ne NMI.V. 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FOREST PANW FOREST PAYER REDE. UN CAL; ER B CORN. FLORIDA RERA. RI. FLORERINS 006.00 25/1 NT B•D LIWIDAW. ORRADIFLUA STEET OW 6.1 CA, 231 SID. DID EORP15 0.1JPARIA R. N.D.' PINK PAOODA KRATAIN OW 6. Ca, 15315.31B NOTES • PLANT 57E5 .15 LW ARE SPECIFIED ACCORDING TO EC LANDSCAPE UAW., LATEST EDITOR CONTAINER 513E5 53ECIFIED 35 PER ORA STANT.. BCON PLANT SIZE A. CONTAINER SIEE ARE OF WOW ACCEPTABLE SIZES. • REFER TO URECIFICATIOW FOR DEWED CONTAINER WASYREYENT5.13 OBER PL. WIER., REOIRREYERTE • .ATUI AND REV.. MAKE PLANT /WERT, AVAILABLE FOR OPTIONAL REV. E. ALL PLNRNATIMAL MUST III PROVIDED FROM CERTIFIED DISEASE FREE NURSER, PROVIDE CERTIFICATION UPON REQUEST. menntas STRIA. UTE BIRO P,000DEPOR01.4 TEES DARK RAKE' SKRITIA OM MALE/ Mul>E SETUI uovEawaoER time elwrc I (��i]]�W RUSSIAN SAOTE (J NJ SEP, ALBUM VAR MICF.WtIUI CORA C..PEr Es..A,TEROCALTIS TELL. STORE' yAREOWILD IA a3 VACCINE. V NISIUAEA met cr LAW. 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MM 0F2 Prat PROJECT NUMBER. 12-122 Orep Arrrs Ono -arse hYiyhec District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: RZ/O44/09 FROM: Chief Administrative Officer MEETING: COW SUBJECT: Housing Agreement Bylaw No. 6954-2012 11213 and 11247 240 Street EXECUTIVE SUMMARY: This application to rezone the properties located at 11213 and 11247 240th Street (Appendix A) from RS -3 (One Family Rural Residential zone) to C-1 (Neighbourhood Commercial zone) to permit construction of a two storey mixed-use building with commercial units on main floor and residential rental apartments above (Appendix C), is currently at Third Reading. A site specific text amendment accompanies the rezoning application to allow apartment as a permitted principle use on condition that all of the proposed 16 residential units remain as rental housing. Therefore, a condition of Final Reading is the registration of a Housing Agreement for rental units. A Housing Agreement Bylaw must be approved by Council under the authority of Section 905 of the Local Government Act, R.S.B.0 1996, c. 323, to authorize this Agreement. RECOMMENDATIONS: 1. That a Housing Agreement, under the provisions of Section 905 of the Local Government Act, R.S.B.0 1996, c. 323 be authorized along with its accompanying covenant; and further 2. That 11213 and 11247 240th Street Housing Agreement Bylaw No. 6954-2012 be given First, Second and Third Readings. DISCUSSION: a) Background Context: The ability for the District to enter into a Housing Agreement with an owner of land is derived from Section 905 of the Local Government Act, R.S.B.0 1996, C. 323, which states: (1) A local government may, by bylaw, enter into a housing agreement under this section. (2) A housing agreement may include terms and conditions agreed to by the local government and the owner regarding the occupancy of the housing units identified in the agreement, including but not limited to terms and conditions respecting one or more of the following: a) the form of tenure of the housing units; b) The availability of these units to classes of persons identified in the agreement; c) The Administration and management of the housing units; and d) Rents and Lease, sale and share prices that may be charged. 1104 District's intention of ensuring that the 16 units on the subject site remain as rental housing options for our citizens, in perpetuity, falls under item 2(a) stated above. Items b -d above are not applicable to this project and do not apply. b) Desired Outcomes: This Housing Agreement will restrict the 16 units proposed on the subject site, as rental units in perpetuity and will run with the land regardless of a change in ownership, and will be enforceable by the District. c) Citizen Implications: This Housing Agreement will help add quality rental housing options for the citizens of Maple Ridge and allow the District to enforce the conditions under Section 905 of the Local Government Act, R.S.B.0 1996, c. 323. CONCLUSION: The proposed 16 rental units range from 794 ft2 to 1672 ft2 in area and would add to quality rental stock in the District, upon completion. The Final Reading on rezoning and the Development Permit reports are anticipated to be considered by Council at the December 11, 2012 Council Meeting, along with the Final Reading of Housing Agreement Bylaw No. 6954 -2012. It is recommended that First, Second and Third Readings be given to 11213 and 11247 240th Street Housing Agreement Bylaw No. 6954 -2012 (Appendix B) in support of the rezoniong application RZ/044/09. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 Appendiz B - Housing Agreement Bylaw No. 6954 -2012 Appendix C -Site Plan showing the mixed-use building 2- APPENDIX A 11360 18 '.,3_,797 11 363 11 356 3 911 355 �' >3� 29 , 19 A N 16 11 350 2 Se 2 ° �'a '4 S2 24 N�� 11350 /� 238g 28 /� S 20 23g92 11 340 M2366 N 1 /2 B �7 113 AAV E. 3A6 25 Q 26 27 239>y 15 v 11338 1330 8j1 23878 c) 27 21 N 11328 1133228 26 14 240 ST. BCP 1! 4 to '• cc) 386 -86 ^ Y 223863 a 0) ce RP 365 9 11316 N N N 7 /7326 a 24 v N N n 23 23662 13 M d N PJ 12 11 3103 U 2 m a-11315 m H 30 1 Q \4.11 11 333 302 1 11 312 11 303 9 11 306 31 RP 365 9 N 1/2 of S 1/2 B 11 299 1 RP 365 9 S1/2ofS1/2B 11300 i- 11 263 v M N N 2 6 P 26163 112a7 a 11 250 Pcl. 'P' RP 1224 11 213 Subject Properties 5 P 26163 Li LMP 24722 \ 7 PARK 5 6''S 3., 0, PA ro r* N I o a �'16, 18 Q19 s. 20 21� B EP 15665 C P 19825 B NW P5589 111 s a 0,i 11185 PARK PARK BCP 50702 LMP 24722 20 321 D P 19825 Rem 1 P 17613 11118,54 11133 19 a I\j Scale: 1:2,500 Ci _.f Pitt Mea•�owsL\,\, __ *� "�► ' j 11213/11247-240 St I RI KI,...-aa ..yn fYf ,;'� •:te 13 i .2 M � ,ma y-` Jykor,,cfllrei�.i m' 41* • CORPORATION OF THE DISTRICT OF `'°'� ``�L`alia P ll IJ F�1: Au O r��` �, v ,,,- _� ! = _., . MAPLE RIDGE British Columhia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �I _ _ Langley =A a � ]• Y1 E mim— MI=� DATE: Nov 15, 2012 2009-045-RZ BY: JV ,r „FRASER APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE Bylaw No.6954 -2012 A Bylaw to authorize the District of Maple Ridge to enter into a Housing Agreement for 11213 and 11247 240th Street WHEREAS pursuant to Section 905 of the Local Government Act, R.S.B.0 1996, c. 323, as amended, Council may, by bylaw, enter into a housing agreement under that Section; AND WHEREAS Council and MICA Properties Ltd wishes to enter into a housing agreement for the subject property at 11213 and 11247 240th Street; 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 "11213 and 11247 240th Street Housing Agreement Bylaw No. 6954-2012". 2. By this Bylaw Council authorizes the District to enter into a housing agreement with Gold Leaf Enterprises Ltd, in respect to the following land: Lot: 5, Section: 16, TP: 12, NWD Plan: 26163; PID: 002-328-569; and Lot: 6, Section: 16, TP: 12, MWD Plan: 26163; PID: 008-272-123 3. The Mayor and Corporate Officer are authorized to execute the housing agreement and all incidental instruments on behalf of the District of Maple Ridge. 4. Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw. 5. This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of READ a second time the day of READ a third time the day of A.D. 2012. A.D. 2012. A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 2012. PRESIDING MEMBER CORPORATE OFFICER SECTION 219 COVENANT AND HOUSING AGREEMENT (RZ/044/09) BETWEEN: GOLD LEAF ENTERPRISESLTD 11133 163A ST SURREY BC V4N 4R8 (hereinafter called the "Covenantor") AND: OF THE FIRST PART THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a district municipality incorporated under the Local Government Act, R.S.B.C. 1996, c.323 and having its office at 11995 Haney Place, Maple Ridge, BC V2X 6A9 (hereinafter called the "District") AND: TD CANADA TRUST (hereinafter called the "Lender") WHEREAS: OF THE SECOND PART OF THE THIRD PART A. The Covenantor is the registered owner of or has an equity of redemption in certain lands situate in the Municipality of Maple Ridge in the Province of British Columbia, and more particularly known and described as: Lot: 5, Section: 16, TP: 12, NWD Plan: 26163; PID: 002-328-569; and Lot: 6, Section: 16, TP: 12, MWD Plan: 26163; PID: 008-272-123 (hereinafter called the "Lands"). B. The District wishes to provide a range of housing options within its jurisdiction. C. The Covenantor and the District wish to enter into this Agreement to restrict the use of housing units to be constructed on the Lands, on the terms and conditions of this Agreement, to have effect as both a covenant under section 219 of the Land Title Act and a housing agreement under section 905 of the Local Government Act. D. The District has adopted a bylaw under Section 905 of the Local Government Act to authorize this Agreement as a housing agreement. NOW THEREFORE in consideration of the premises and the covenants herein contained, the payment of the sum of One Dollar ($1.00) paid by the District to the Covenantor, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties covenant and agree, pursuant to section 905 of the Local Government Act and section 219 of the Land Title Act (British Columbia) as follows: Definitions 1. In this Agreement: (a) "Dwelling Units" means all residential dwelling units located or to be located on the Lands whether those dwelling units are lots or parcels, or parts or portions thereof, into which ownership or right of possession or occupation of the Lands may be subdivided (hereinafter defined) and includes single family detached dwellings, duplexes, townhouses, auxiliary residential dwelling units, rental apartments and strata lots in a building strata plan; (b) "Lands" means the land described in Item 2 of the General Instrument and any part, including a building or a portion of a building, into which said land is subdivided; (c) "Subdivide" means to divide, apportion, consolidate or subdivide the Land, or the ownership or right to possession or occupation of the Land into two or more lots, parcels, parts, portions or shares, whether by plan, descriptive words or otherwise, under the Land Title Act, or otherwise, and includes the creation, conversion, organization or development of "cooperative units" or "shared interest in land" as defined in the Real Estate Act. Use and Occupancy Restrictions 2. All Dwelling Units on the said lands, shall only be used to provide rental accommodation and shall remain as rental accommodation in perpetuity. 3. All Dwelling Units on the said lands, shall be rented only on a month to month basis or under a residential tenancy agreement having a fixed term not exceeding three years, including any rights of renewal. 4. No Dwelling Unit may be occupied by an individual who occupies pursuant to a rental agreement that meets the requirements of section 3. 5. The said lands shall not be Subdivided, except by means of a strata plan under the Strata Property Act that includes all of the Dwelling Units within a single strata lot. Specific Performance 6. The Covenantor agrees that because of the public interest in ensuring that all of the matters described in this Agreement are complied with, the public interest strongly favours the award of a prohibitory or mandatory injunction, or an order for specific performance or other specific relief, by the Supreme Court of British Columbia at the instance of the District, in the event of an actual or threatened breach of this Agreement. Notice of Housing Agreement 4. For clarity, the Covenantor acknowledges and agrees that: (a) this Agreement constitutes both a covenant under section 219 of the Land Title Act and a housing agreement entered into under section 205 of the Local Government Act; (b) the District is required to file a notice of housing agreement in the Land Title Office against title to the Lands; and (c) once such a notice is filed, this Agreement binds all persons who acquire an interest in the Lands as a housing agreement under section 905 of the Local Government Act. No Obligation to Enforce 5. The rights given to the District by this Agreement are permissive only and nothing in this Agreement imposes any legal duty of any kind on the District to anyone, or obliges the District to enforce this Agreement, to perform any act or to incur any expense in respect of this Agreement. No Effect on Laws or Powers 6. This Agreement does not: (a) affect or limit the discretion, rights duties or powers of the District or the approving officer for the District under the common law or any statute, bylaw or other enactment nor does this Agreement date or give rise to, nor do the parties intend this Agreement to create, any implied obligations concerning such discretionary rights, duties or powers; (b) affect or limit the common law or any statute, bylaw or other enactment applying to the Lands; or (c) relieve the owner from complying with any common law or any statute, regulation, bylaw or other enactment. Indemnity 7. The Covenantor hereby releases the District, and indemnifies and saves the District harmless, from and against any and all actions, causes of actions, suits, claims (including claims for injurious affection), cost (including legal fees and disbursements), expenses, debts, demands, losses (including economic loss) and liabilities of whatsoever kind arising out of or in any way due or relating to the granting or existence of this Agreement, the restrictions or obligations contained in this Agreement or the performance or non- performance by the Covenantor of this Agreement that the City is or may become liable for, incur or suffer. Priority 8. The Covenantor will do everything necessary, at the Covenantor's expense, to ensure that this Agreement is registered against title to the Lands in priority to all liens, charges and encumbrances registered or pending registration against title to the Lands, save and except those specifically approved in writing by the District and those in favour of the District. Waiver 9. An alleged waiver of any breach of this Agreement is effective only if it is an express waiver in writing of the breach. A waiver of a breach of this Agreement does not operate as a wavier of any other breach of this Agreement. Interpretation 10. In this Agreement: (a) reference to the singular includes a reference to the plural, and vice versa, unless the context requires otherwise; (b) reference to a particular numbered section or article, or to a particular lettered Schedule, is a reference to the correspondingly numbered or lettered article, section or Schedule of this Agreement; (c) article and section headings have been inserted for ease of reference only and are not to be used in interpreting this Agreement; (d) the word "enactment" has the meaning given to it in the Interpretation Act (British Columbia) on the reference date of this Agreement; (e) reference to any enactment is a reference to that enactment as consolidated, revised, amended, re-enacted or replace, unless otherwise expressly provided; (f) reference to "party" or the "parties" is a reference to a party, or the parties, to this Agreement and their respective successors, assigns, trustees, administrators and receivers; — 4 — (g) time is of the essence; and (h) reference to a "day", "month" or "year" is a reference to a calendar day, calendar month, or calendar year unless otherwise expressly provided. Further Acts 11. The Covenantor will do everything reasonably necessary to give effect to the intent of this Agreement, including execution of further instruments. Severance 12. If any part of this Agreement is held to be invalid, illegal or unenforceable by a court having the jurisdiction to do so, that part is to be considered to have been severed from the rest of this Agreement and the rest of this Agreement remains in force unaffected by that holding or by the severance of that part. No Other Agreements 13. This Agreement is the entire agreement between the parties regarding its subject and it terminates and supersedes all other agreements and arrangements regarding its subject. Enurement 14. This Agreement binds the parties to it and their respective successors, heirs, executors and administrators. Deed and Contract 15. By executing and delivering this Agreement each of the parties intends to create both a contract and a deed executed and delivered under seal. CONSENT The Lender in consideration of the payment of ONE DOLLAR ($1.00) and other good and valuable consideration (the receipt and sufficiency of which is hereby acknowledged) hereby consents to the registration of the Covenant herein granted under Section 219 of the Land Title Act, running with the said lands and against the said lands in priority to the Mortgage registered under No. # (the "Lender Documents") in the same manner and to the same effect as if it had been dated, granted and registered prior to the Lender Document. .,Iii! .Y:L;:L•. lf:. COMM. BRE NORTH 4 ENTRY 240th STREET Ai V PROPERTY LINE ].01n (23.0109 J/iIDEF NOTE: ALL OIROM IONSHAVEPROEEN CONIDED IN TEDBOT . IMPERIAL TO WCNID ARE PROVIDED IN BOTN, DESIGN M.IIMO BASEMENT ELEVATION TO BE CONFIRMED WHEN RINK ANG PLAN b APPROVED. ��J.,/-:,L I ' ' I JPOLE,/LAMP 1.vlaple FEeiglits \Tillage PROPOSED COMMERCIAL DEVELOPMENT A -1.o ZONING SITE PLAT! GRADING PLAN SCALE 1200 m z 0 X 0 4 MPI R raC,� Oaep Aaars Gramm Ha-4hdo District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: 2011-015-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Housing Agreement Bylaw No. 6953-2012 11959 203 Street EXECUTIVE SUMMARY: This application to rezone the property located at 11959 203 Street from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a two storey commercial and residential building is currently at Third Reading. A site specific text amendment accompanies the rezoning application to allow apartment as a permitted principle use on condition that all of the apartment residential units remain as rental housing. Therefore, a condition of Final Reading is the registration of a Housing Agreement for rental units. A Housing Agreement Bylaw must be approved by Council under the authority of Section 905 of the Local Government Act, R.S.B.0 1996, c. 323, to authorize this Agreement. RECOMMENDATIONS: 1. That a Housing Agreement, under the provisions of Section 905 of the Local Government Act, R.S.B.0 1996, c. 323 be authorized along with its accompanying covenant; and further 2. That 11959 203 Street Housing Agreement Bylaw No. 6953-2012 be given First, Second and Third Readings. DISCUSSION: a) Background Context: The ability for the District to enter into a Housing Agreement with an owner of land is derived from Section 905 of the Local Government Act, R.S.B.0 1996, C. 323, which states: (1) A local government may, by bylaw, enter into a housing agreement under this section. (2) A housing agreement may include terms and conditions agreed to by the local government and the owner regarding the occupancy of the housing units identified in the agreement, including but not limited to terms and conditions respecting one or more of the following: (a) the form of tenure of the housing units;.... b) Desired Outcomes: This Housing Agreement will restrict the six units as rental units in perpetuity and will run with the land regardless of a change in ownership, and will be enforceable by the District. 1105 c) Citizen Implications: This Housing Agreement will increase the rental stock in Maple Ridge and allow the District to enforce the conditions under Section 905 of the Local Government Act, R.S.B.0 1996, c. 323. CONCLUSION: The applicant proposes to maintain in perpetuity 6 residential rental apartment units in exchange for site considerations. The mechanism to do so is a Covenant & Housing Agreement passed by Bylaw under Section 905 of the Local Government Act. The attached Housing Agreement Bylaw is consistent with Council policy, past practice and direction. The bylaw has also been reviewed and approved by the District's solicitor. Therefore, it is recommended that First, Second and Third Readings be given to Housing Agreement Bylaw No. 6953 -2012. "Original signed by Charles R. Goddard" 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 Map Appendiz B - Housing Agreement Bylaw No. 6953 -2012 Appendix C -Site Plan -2- APPENDIX A O O O p N I l C0.71- N ON 1 (O M O P 77583 CO CM 1 Cnr9.- N o A 2 LMP 34007 B BCP 30389 P 6170411985 M N 74 SUBJECT PROPERTY c j LMP 33673 7 ONE RP 8346 EP 11127 N o Pcl.1 N O O � N O O NM N Rem RP 11961 a U m 2 11959 co co 7 11957 co a 8 N. co 11941 CO 71 2�� a s 3s P 48586 68 LMP 34007 R(N 43436 0 N 1 SMP 7774 N SCALE 1:1,500 Cit Mea f Pitt ows- - } ! 0 iq) fp$r 11959 203 STREET rigni I !6 i CORPORATION OF THE DISTRICT OF LA_r _-r"'�hr ! �, , MAPLE RIDGE MAPLE RIDGE District of �' I 1 SrilishColumbia PLANNING DEPARTMENT � . Langley May 31, 2012 FILE: 2011-015-RZ BY: PC `FRas ��DATE: ER R. \\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE Bylaw No. 6953-2012 A Bylaw to authorize the District of Maple Ridge to enter into a Housing Agreement for 11959 203 Street WHEREAS pursuant to Section 905 of the Local Government Act, R.S.B.0 1996, c. 323, as amended, Council may, by bylaw, enter into a housing agreement under that Section; AND WHEREAS Council and MICA Properties Ltd wishes to enter into a housing agreement for the subject property at 11959 203 Street; 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 "11959 203 Street Housing Agreement Bylaw No. 6953- 2012". 2. By this Bylaw Council authorizes the District to enter into a housing agreement with MICA Properties Ltd, in respect to the following land: Lot 2 District Lot 222 New Westminster District Plan BCP16317 3. The Mayor and Corporate Officer are authorized to execute the housing agreement and all incidental instruments on behalf of the District of Maple Ridge. 4. Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw. 5. This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of READ a second time the day of READ a third time the day of A.D. 2012. A.D. 2012. A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 2012. PRESIDING MEMBER CORPORATE OFFICER Schedule "A" to Bylaw 6953-2012 SECTION 219 COVENANT AND HOUSING AGREEMENT (2011-015-RZ) BETWEEN: MICA PROPERTIES LTD., (Inc. No. 512738) of 11961 203rd Street, Maple Ridge, BC V2X 4V2 (hereinafter called the "Covenantor") AND: OF THE FIRST PART THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Municipality Corporation under the Local Government Act, having its offices at 11995 Haney Place, Maple Ridge, British Columbia, V2X 6A9 (hereinafter called the "District") AND: CANADIAN IMPERIAL BANK OF COMMERCE (hereinafter called the "Lender") WHEREAS: OF THE SECOND PART OF THE THIRD PART A. The Covenantor is the registered owner of or has an equity of redemption in certain lands situate in the Municipality of Maple Ridge in the Province of British Columbia, and more particularly known and described as: PID: 026-219-271 Lot 2 DL 222 Gp 1 NWD Plan BCP16317 (hereinafter called the "Lands"). B. The District is prepared to allow construction of a second storey for rental housing with a floor space greater than 50% of the ground floor as permitted in the applicable zone. C. The Covenantor and the District wish to enter into this Agreement to restrict the use of housing units to be constructed on the Lands, on the terms and conditions of this 1 Schedule "A" to Bylaw 6953-2012 Agreement, to have effect as both a covenant under section 219 of the Land Title Act and a housing agreement under section 905 of the Local Government Act. D. The District has adopted a bylaw under Section 905 of the Local Government Act to authorize this Agreement as a housing agreement. NOW THEREFORE in consideration of the premises and the covenants herein contained, the payment of the sum of One Dollar ($1.00) paid by the District to the Covenantor, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties covenant and agree, pursuant to section 905 of the Local Government Act and section 219 of the Land Title Act (British Columbia) as follows: Definitions 1. In this Agreement: (a) "Dwelling Units" means all residential dwelling units located or to be located on the Lands whether those dwelling units are lots or parcels, or parts or portions thereof, into which ownership or right of possession or occupation of the Lands may be subdivided (hereinafter defined) and includes single family detached dwellings, duplexes, townhouses, auxiliary residential dwelling units, rental apartments and strata lots in a building strata plan; (b) "Lands" means the land described in Item 2 of the General Instrument, including any buildings now or hereafter located on the aforementioned land, and any part or a portion of such land or building into which said land or building is or may at any time be subdivided; (c) "Subdivide" means to divide, apportion, consolidate or subdivide the Lands, or the ownership or right to possession or occupation of the Lands into two or more lots, parcels, parts, portions or shares, whether by plan, descriptive words or otherwise, under the Land Title Act or the Strata Property Act, or otherwise, and includes the creation, conversion, organization or development of "cooperative interest" or "shared interest in land" as defined in the Real Development Marketing Act. Use, Occupancy, Subdivision and No Separate Sale Restrictions 2. All Dwelling Units shall only be used to provide rental accommodation and shall remain as rental accommodation in perpetuity. 2 Schedule "A" to Bylaw 6953-2012 3. All Dwelling Units shall be rented only on a month to month basis or under a residential tenancy agreement having a fixed term not exceeding three years, including any rights of renewal. 4. No Dwelling Unit may be occupied except by an individual who occupies pursuant to a rental agreement that meets the requirements of section 3. 5. The Lands shall not be Subdivided, except by means of a strata plan under the Strata Property Act that includes all of the Dwelling Units within a single strata lot. Specific Performance 6. The Covenantor agrees that because of the public interest in ensuring that all of the matters described in this Agreement are complied with, the public interest strongly favours the award of a prohibitory or mandatory injunction, or an order for specific performance or other specific relief, by the Supreme Court of British Columbia at the instance of the District, in the event of an actual or threatened breach of this Agreement. Notice of Housing Agreement 7. For clarity, the Covenantor acknowledges and agrees that: (a) this Agreement constitutes both a covenant under section 219 of the Land Title Act and a housing agreement entered into under section 905 of the Local Government Act; (b) the District is required to file a notice of housing agreement in the Land Title Office against title to the Lands; and (c) once such a notice is filed, this Agreement binds all persons who acquire an interest in the Lands as a housing agreement under section 905 of the Local Government Act. No Obligation to Enforce 8. The rights given to the District by this Agreement are permissive only and nothing in this Agreement imposes any legal duty of any kind on the District to anyone, or obliges the District to enforce this Agreement, to perform any act or to incur any expense in respect of this Agreement. 3 Schedule "A" to Bylaw 6953-2012 No Effect on Laws or Powers 9. This Agreement does not: (a) affect or limit the discretion, rights duties or powers of the District or the approving officer for the District under the common law or any statute, bylaw or other enactment nor does this Agreement date or give rise to, nor do the parties intend this Agreement to create, any implied obligations concerning such discretionary rights, duties or powers; (b) affect or limit the common law or any statute, bylaw or other enactment applying to the Lands; or (c) relieve the owner from complying with any common law or any statute, regulation, bylaw or other enactment. Indemnity 10. The Covenantor hereby releases the District, and indemnifies and saves the District harmless, from and against any and all actions, causes of actions, suits, claims (including claims for injurious affection), cost (including legal fees and disbursements), expenses, debts, demands, losses (including economic loss) and liabilities of whatsoever kind arising out of or in any way due or relating to the granting or existence of this Agreement, the restrictions or obligations contained in this Agreement or the performance or non-performance by the Covenantor of this Agreement that the District is or may become liable for, incur or suffer. Priority 11. The Covenantor will do everything necessary, at the Covenantor's expense, to ensure that this Agreement is registered against title to the Lands in priority to all liens, charges and encumbrances registered or pending registration against title to the Lands, save and except those specifically approved in writing by the District and those in favour of the District. Waiver 12. An alleged waiver of any breach of this Agreement is effective only if it is an express waiver in writing of the breach. A waiver of a breach of this Agreement does not operate as a wavier of any other breach of this Agreement. 4 Schedule "A" to Bylaw 6953-2012 Interpretation 13. In this Agreement: (a) reference to the singular includes a reference to the plural, and vice versa, unless the context requires otherwise; (b) reference to a particular numbered section or article, or to a particular lettered Schedule, is a reference to the correspondingly numbered or lettered article, section or Schedule of this Agreement; (c) article and section headings have been inserted for ease of reference only and are not to be used in interpreting this Agreement; (d) the word "enactment" has the meaning given to it in the Interpretation Act (British Columbia) on the reference date of this Agreement; (e) reference to any enactment is a reference to that enactment as consolidated, revised, amended, re-enacted or replace, unless otherwise expressly provided; (f) reference to "party" or the "parties" is a reference to a party, or the parties, to this Agreement and their respective successors, assigns, trustees, administrators and receivers; (g) time is of the essence; and (h) reference to a "day", "month" or "year" is a reference to a calendar day, calendar month, or calendar year unless otherwise expressly provided. Further Acts 14. The Covenantor will do everything reasonably necessary to give effect to the intent of this Agreement, including execution of further instruments. Severance 15. If any part of this Agreement is held to be invalid, illegal or unenforceable by a court having the jurisdiction to do so, that part is to be considered to have been severed from the rest of this Agreement and the rest of this Agreement remains in force unaffected by that holding or by the severance of that part. 5 Schedule "A" to Bylaw 6953-2012 No Other Agreements 16. This Agreement is the entire agreement between the parties regarding its subject and it terminates and supersedes all other agreements and arrangements regarding its subject. Enurement 17. This Agreement binds the parties to it and their respective successors, heirs, executors and administrators. Deed and Contract 18. By executing and delivering this Agreement each of the parties intends to create both a contract and a deed executed and delivered under seal. As evidence of their agreement to be bound by this Agreement, the Covenantor and the District have executed the Land Title Act Form C or D, as the case may be, attached to and forming part of this Agreement. 6 Schedule "A" to Bylaw 6953-2012 CONSENT & PRIORITY The Lender in consideration of the payment of ONE DOLLAR ($1.00) and other good and valuable consideration (the receipt and sufficiency of which is hereby acknowledged) hereby consents to the registration of the Covenant herein granted under Section 219 of the Land Title Act, running with the said lands and against the said lands and the Lender hereby postpones all of its rights under the Mortgage and Assignment of Rents registered respectively under No. BP66626 and BP66627 (the "Lender Documents") to those rights of the District under the Covenant herein in the same manner and to the same extent and effect as if the Covenant herein had been dated, granted and registered prior to the Lender Documents. RECONCILIATION: PROPOSED SITE RECONCILIATION PROPOSED BUILDING RECONCILIATION ZONE EXISTING: CS1 ZONE PROPOSED: C-2 BUILDING AREA: 423.93 M2 SITE COVERAGE ALLOWED: 70% SITE COVERAGE PROVIDED: 48.5% FLOOR AREA: COMMERCIAL MAIN LEVEL: 301.29 02 RESIDENTIAL UPPER LEVEL: 414 23 M2 TOTAL 715.52 02 PARKING COMMERCIAL 301.29 M2 .1 CAR/30 M2 .10.04 SPACES RESIDENTIAL: 6 UNITS X 1.2 CARS/UNIT 7.2 SPACES TOTAL. 17.24 SPACES REQUIRED: 18 SPACES PROVIDED: R2V/Pkgr = 14 SPACES TOTAL EXISTINGGINGADDRE S: RECONCILIATION: GING STREETMAPLE RIDGE, BC V2x 4V2LOT AREA: 928.88 M2BUILDING AREA: 296.30 M2SITE COVERAGE ALLOWED: 70%SITE COVERAGE PROVIDED: 31.9,FLOOR AR.: COMMERCIAL MAIN LEVEL: 296.30RESIDENTIAL UPPER LEVEL:TOTAL: M2 AL DESCRIPTION: PARKING: COMMERCIAL: 296.30 02 1 CAR.130 1.! :17,:g: RESIDENTIAL: 1 UNIT X 1.2 CARS/UNIT - TOTAL: 14.1 SPACES REQUIRED: 12 SPACES PROVIDED. 1 SMALL SPACE 1 HC SPACE PROPOSED TOTAL PARKING RECONCILIATION: TOTAL PARKING REQUIRED TWO SITES = 16 • 1.2 = 30 SPACES TOTAL PARKING PROVIDED MO SITES = 14 • 17 = 31 SPACES 'THIS SITE PLAN IS DRAWN FROM INFORMATION PROVIDED BY SURVEY BY Wade 8, Associates BC Land Surveyors FILE NUMBER H0406-01, DATED . ELEVATIONS ARE GEODETIC SHOWN IN METERS. LOT DIMENSIONS ARE BASED ON GROUND SURVEY. BEARINGS ARE ASTRONOMIC AND DERIVED FROM TOPOGRAPHIC PLAN REASONABLE EFFORT HAS BEEN MADE TO VERIFY THIS INFORMATION WE DO NOT CERTIFY IT TO BE CORRECT. ALL RECONCILIATION AREAS AND INFORMATION SHOULD BE VERIFIED IN THE FIELD PRIOR TO CONSTRUCTION. LOT AREA: 909.9.3 M2 BUILDING AREA: 423.93 M2 COMMERCIAL MAIN LEVEL SERVICE AREA: OCCUPANCY 8 SO. FT) CIRCULATION AR.: 33.15M2 ( 356.8280. FT.) CRU 101 AR.: 80.60M2 ( 567.57 S0. FT.) CRU 102 AREA: 84.85M2 (913.31 SO. FT.) CRU 103 AREA: 86.63M2 932.0 SO. FT.) FLOOR AREA 301.2902(3.243.9500. FT.) SECOND LEVEL RESIDENTIAL 2(470 so CIRCULATION AREA: 44.51 0 . FT.) UNIT 20/ AREA: 63.81 02 ( 686.9 S0. FT.) UNIT 202 AREA: 60.18 02(647.8M90. FT.) UNIT 203 AREA: 61.80 0 ( 840 So. FT.) UNIT 204 AREA, 59.80 M2(544.740. FT.) M2(FT) UNIT 206 AREA, 63.33 M2(6 8 61.7 so. FT.) FLOOR AREA 413.15 M2 (4,447.1 SO. FT.) EXISTING BUILDING RECONCILIATION: LOT AREA: OHM BUILDING AREA. 296: M2(3189.0 SO.E1.) MAIN LEVEL COMMERCIAL OCCUPANCY (VETERINARY HOSPITAL) 298.3 M2 SECOND LEVEL RESIDENTIAL OCCUPANCY(ONECARETA.R SURE) APPENDIX C 00 MICA CENTRE SECOND READING SUBMIT MAY 17, 2012 OWNER: MICA PROPERTIES CIVIC: 11959- 203 STREET, MAPLE RIDGE, BC V2X 4V2 LEGAL: LOT 2. D.L. 222, PLAN LMP31395 04 131 SITE PLAN A005 GHV A GRAHAM HOFFART MATHLASEN ARCHITECTS Su. 300 10190 152P Street Surrey. B.C. V Tel. (600) 581.81288128 fax 0041581.8148 REET 0 ry 111- ,TSMALL CAR SMALL 4900 5500 9 7300 6495 nP / EXISTING TWO STOREY BUILDING - BLDG AREA 296.3 M2 j i r3 1 4 R CYCLE & GARBAGE $ 5., 4 ]300 ` LOADING BAY I�-�� 11im j/ G :■I�� 2900 2500 2500 2,0015 2500 3]W 2 11 14 /16 17 386:,( -- I.. CO 2 1 JJJ PROPOSED O A 0 J EASEMENT; N 77----�� ---^. 3in --' - 22750 r --------- ACCESS l o' 1 l I i•.'- r 1 REVISED RIGHT OF µ.µ; o WAV 2 w ?F ❑ r I c CT: a ,..fi � PAVERS SIDEWALK 145MALI CAR II� sln I IN $ " 5500 o 300 0800 I 15400 PIROPOSED TWO STOREY 1MID USE BUILDING PAVERS SIDEWALK 1 y, T AREA 301.29 M2 NDSCAPE SHED FLOOR ELEV. 16500M 15001500 6 L�.ryey{III 5 I _4 6 $ CB II PAVERS $` SIDEWALK II Illl'�' ,::,3,,,r, 0 0 11 �fi400 CONCRETE 10.30) $ $ S -J o an SIDEWALK I LANDLCA E T I. R u � I_ - - - PAVERS $\ 0 9 100E y J I SIDEWALK rv� 7300 5500 $ j� -I LAN CAPE m � N -e `tbdsa`LEVERGREEN l * LANDSCAPE SCREEN 12880 22750 30]5 n SITE PLAN I71I, e ® ® O 00 MICA CENTRE SECOND READING SUBMIT MAY 17, 2012 OWNER: MICA PROPERTIES CIVIC: 11959- 203 STREET, MAPLE RIDGE, BC V2X 4V2 LEGAL: LOT 2. D.L. 222, PLAN LMP31395 04 131 SITE PLAN A005 GHV A GRAHAM HOFFART MATHLASEN ARCHITECTS Su. 300 10190 152P Street Surrey. B.C. V Tel. (600) 581.81288128 fax 0041581.8148 4 MAPLE RIDGE $relish tokumbra TO: FROM: SUBJECT: Development Variance Permit 11461 and 11475 236 Street District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: November 19, 2012 FILE NO: 2011-055-DVP MEETING: CoW EXECUTIVE SUMMARY: Development Variance Permit application 2011 -055 -VP has been received in conjunction with applications for Rezoning and Multi -Family Development Permit for a 53 unit townhouse development. The requested variances are to: reduce the front yard setback from a minimum of 7.5 metres to 5.1 metres for the front porch roof overhang with no additional siting exceptions; to allow an increase in building height from 10.5 metres to 11.12 metres for buildings 4 and 6, and from 2 1/2 storeys to 3 storeys for buildings 4, 6 and 11; and retention of an above ground utility company plant across the 236 Street frontage. It is recommended that Development Variance Permit 2011 -055 -VP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-055-DVP respecting property located at 11461 and 11475 236 Street. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: Use: Zone: Designation Use: Zone: Designation: Focus Architecture Inc. Wallmark Homes 236 Ltd. Parcel "A" (Ex.P. 16722) Lot 4, Plan 7289 and Lot 10, Plan 21065, both of Section: 16, Township: 12, NWD. Urban Residential, Conservation Urban Residential, Conservation RS -3 (One Family Rural Residential) RM -1 (Townhouse Residential) Townhouse Residential, Park RM -1 (Townhouse Residential), RS -3 (One Family Rural Residential) Urban Residential, Conservation Single Family Residential RS -3 (One Family Rural Residential) Urban Residential, Conservation 1106 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Requested Variances: Single Family Residential RS -lb (One Family Urban (Medium Density) Residential), CD -1-93 (Amenity Residential District) Urban Residential Vacant RS -3 (One Family Rural Residential) Conservation Single Family Residential Townhouse Residential 2.807 ha (6.9 ac). 236 Street Full Urban 1. Maple Ridge Zoning Bylaw No. 3510 - 1985 Part 403, (4)(b)1) to vary the 1.25 metre siting exception to the front setback for Buildings 1, 2 and 13 for front porch roofs. The proposed siting exception is 2.4 metres, an increase of 1.15 metres. This will result in a 5.1 metre setback from the front lot line with no additional siting exceptions permitted; 2. Maple Ridge Zoning Bylaw No. 3510 - 1985 Part 6, Section 602, 7.a) to vary the maximum building height from 10.5 metres to 11.12 metres for Buildings 4 and 6, and from 2 1/2 stories to 3 storeys for Buildings 4, 6 and 11; 3. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: to waive the requirement for underground wiring on 236 Street to allow the existing above -ground Utility Company plant across the 236 Street frontage to remain. c) Project Description: The development site is located on the west side of 236 Street just north of 114A Avenue, and it is comprised of two large lots with a total area of 2.8 hectares (6.9 acres). The eastern portion of the property has a developable area that is relatively flat. The applicant is proposing a 53 unit townhouse development comprised of 13 buildings. Three buildings front onto 236 Street, three are located in the centre of the strata road loop and the remaining buildings are around the perimeter backing onto the park. The western portion of the property has some steep slopes, some exceeding 25%, and watercourses that are part of the Cottonwood Creek system. The geotechnical and environmental assessments have established the requirements and setbacks for protection of these features and the area will be dedicated as Park. There is an existing strata development to the north, and the property north of that is under application for a townhouse development (RZ/022/10). The property immediately to the south is an existing large singe family residential lot with potential for redevelopment in the future and townhouse developments further south. -2- Running concurrently with this variance application are an application for OCP amendment and Rezoning; a Multi -Family Development Permit; and a Watercourse Protection and Natural Features Development Permit. d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for residential development. A Development Variance Permit allows Council some flexibility in the approval process. The applicant is requesting a variance to allow an increased siting exception into the front setback for the porches projecting beyond the building face on the 236 Street frontage. Each unit has a covered front porch, patio and stairs to the street which will provide better pedestrian connections to the street and a more urban interface. The main building face of these units is setback 7.6 metres from the front lot line, which complies with the required minimum setback of 7.5 metres. A siting exception of 1.25 metres is allowed for projections, such as a porch, into the front setback, which would result in a setback of 6.25 metres from the front lot line. The proposed porch roofs will be 5.1 metres from the front lot line. This is 1.15 metres more than the permitted siting exception into the front setback. The requested variance is to allow the furthest projection of the building to be 5.1 metres from the front property line, with no additional siting exceptions. A reduced front setback is consistent with most new multi -family developments. The applicant is requesting a maximum building height of 11.12 metres for Buildings 4 and 6, a variance of 0.62 metres; and a maximum of three storeys for buildings 4, 6 and 11. The RM -1 zone allows a maximum building height of 10.5 metres and 2 1/2 storeys. All the buildings, except 1, 2 and 13 on 236 Street frontage, are internal to the site and have two storeys fronting the internal strata road and three storeys at the rear. Buildings 1, 2 and 13 have their front yard grades elevated from the street to present no more than 2 1/2 storeys to the neighbourhood with extensive landscaping within retaining walls to provide more interest in the streetscape while helping to define both pedestrian and vehicular accesses to the site. Buildings 4, 6 and 11 with the proposed for the height variances are located on the interior of the site and are not expected to have any visual impact on the street. All buildings on the site, with the exception of Buildings 4 and 6 are less than 10.5 metres. The requested variance to increase the building height is slightly (0.12 metres) more than the 11.0 metres height proposed in revisions to the Zoning Bylaw currently underway. The proposed revisions to the Zoning Bylaw also include removing the maximum 2 1/2 storey requirement and Building 11 is consistent with this proposed revision. These proposed variances are consistent with many new residential developments. The recommendation to waive the servicing requirement to allow the existing above -ground Utility company plant across the 236 Street frontage to remain is supported by Council Policy 9.05 "Conversion of Existing Overhead Utility Wiring to Underground Wiring". A copy of Council's policy is attached as Appendix E. e) Interdepartmental Implications: The Engineering Department supports the variance to allow the existing above -ground utility company plant to remain on 236 Street. - 3 - CONCLUSIONS: The proposed front setback and building height variances are consistent with common building practices and with setbacks and building heights permitted by variance for many new residential developments. The proposal to allow the existing above -ground utility company plant across the 236 Street frontage to remain is supported by Council Policy 9.05. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2011 -055 -VP. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior 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 AE / The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Elevation Plans and Site Plan details for Buildings 1, 2 and 13 Appendix D - Elevation plans for Buildings 4, 6 and 11 Appendix E - Council Policy 9.05 -4- APPENDIX A \. , 1 I.' a, _.. I11575 0 / \•// 6 a 1 % / 11535111 11536 LMP 11242 LMS 1325 I� 1! 1 Lf) 7 0 N 11523 J(<' 2 I 47 CO BCS N- 814 co Lo 7 co N I \tv- 0 B 2 �s'2 1 BCP 9604 co co co co co co co co co co co, 1 1 ( i 11497\ 9 N=06'0 PARK I ' N c+, 7 SL15 Cr/ SL20 SL21 SL26 I 8 .y 2�2=so 7 \� co BCS co 814 cc SL16 SL19 SL22 SL25 sobs N 1 6 16 i . ' SL17 SL18814 BCS1 SL23 T SL24 260 5 �\S 17 / \ / 10 0 23602 4 18 ,, 76; 4 19 /' N ' ` o_ 11475 1 1149 3 11505 20 11496 —� ‘ SUBJECT PROPERTIES 2/;-------\"3°\^oma / \ ` A 11494 1 21 22 23 EP 16722 \ N 1 11470 3 LMP 4 5008;0 5 6 7 1 2 \11460 N N N M N V N In N (L r k_ \ 11461 114AAVE 938 \ \,,1 / 11 11440 20 \ 11441 29 \ 11442 \ ' I 12 11430 21 11431 30 11432 3 P 7289 114203 121421 31 11422 40 PARK` ( \ 14 11410 co 0 11 11411 32 11412 • 349 8 37 11405 15 24 o d 33 11396 38 ^ I 11398 11397 v~i 36M i o J 25 < 11386 4 N ��jD` �N 11384 11385 N 11376 �� I 17 26 35 11374 11375 4AVE 24'6 35 LMP 135464 N \ 1 18 11364 27 11365 / 36 \ 11366 o N 34 33 °' LMS 3308 19 11354 28 11355 37 11356 PARK PCS. 'A' 1 ° 411347 11355 I 113461 1. 113425 M. 443 29 / 1 1 11336 d 2 m 11337 3 / 11332 6 / '3".\ N' 2"9 I I 113AAVE. ,A360 &, 6 I 1/ 1 1 1 \ /--f N SCALE 1:2,500 Cit Mea.ows_ Pitt ii Ia,• ^`N j fd md � } f 0 7) 11461/75 236 STREET g mL!II _ir VI 2 aff r O CORPORATION OF THE DISTRICT OF -1-4F, " CA0E7 we* - —.1.6ilt .., dur it) 4, .,0) . 16 MAPLE RIDGE British Calumhia MAPLE RIDGE PLANNING DEPARTMENT District of ' °� I o Langley ` C DATE: Jun 15, 2012 FILE: 2011 055 RZ BY: PC j FRASER R. �� • CIVIC and 1 Fr,,m AnmFmrc• .0/8, Hoof ex, op,' Le. Lot 10. SestIon 10 To.s.13. CMG 11175 238 Steel Le. Per. Q. lEff gene. Plan 187-19 lol X swoon la SITE PLAN SCALE: 1..30,0. SITE RECONCILIATION ZONING INFORMATION ZONE PROPOSED RIM1 USEABLE OPEN SPACE. REQUIRED 53 units x 001.0..2.130 tn. 15./. PROVIDED IN COMMON ACTIVITY AREA, LYNAM 191. 10.401191900110•4100001/ EaL,PT 10119. !Am. 0 -12•••• °E110901,01001. [0.". SETBACKS: AS SHOWN ON ELAN ACTH, AREA. [0.10011110.,09: EEO/OE°, 9 unas .•009• 90 0,0501- 04 , LOT AREA: GROSS SITE AREA • 303.3.5SE 1383180 'HQ = 031.0. IX 80.1 APOVIDED: OM a rn...111019.021 . 0 MAK DEDICATED AREA -151.848 7 SF M4.107.0 row eanciaor. - •019151 131,1n0. asp° '' t: DENSITY MAXIMUM .1•17.330 X00. aa.ar el METRE ARTA • 02.91•14. 00.0°991, .1.3a.a. ACTUAL . 03.978 0 sf • 8313 0 si 1..1021 PM. • 103.090P • OW EUILDING HEIGHT ALLOWABLE •2 K STOREYS 8105. PARKING R=COJFEIZ G91AMT8. • P .7.P131/2/1. • .Flazacgs. PROPOSED 1.SPACES PROPOSED • 3 STOREYS 8.1112m (VARIANCE RECO, 000191 0 {1921. • 11,01.1. aim Vet- 0 0900. VISITOR 14 SPACES UNIT SUMMARY: n=11 .41.1 Lollfdr. M • m ..r. n. .01.991 le•Imel.11.•111.0 194.1.1•09.9.9m1 1.9.00 ws • 99W. 0•91.11 lem• r.a9,9•• ri0,03,7•09 •90009 •TC.LITAN0 PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTD. =4591511=1.. 10900 R1090, 01010.101rtLE SITE PLAN 11,1900 FC P4crrED DATE Jen 24,2012 1.1T DP -01 FILE NO 1114 FOCUS ARCHITECTURE HCORPORATED w n ■■ Lai j: 14-1--11 1,11111111111111111M1 111111 I1101IIIIfOIEIIIl1 µl lar I 1 11 NV 1 11111E1 eri3lll 0 - —I =e — me :® inainiummtu 111,1111111 Fw LOMM FLoox 0,JiLINE „tr-R OGIWO UNIT UNIT 5 BUILDING 1 - REAR ELEVATION 1236th STREETf SNLE. 1D 1 UNIT UNIT]. UNIT LINT 1 Fi —=.014.147.41.-i �� ti "RIM! .NE f PER FLOOR 8 11■e I'i Ci 10IIi11' i i IIsi RUN i !i 1E I:= 1111 I[I11IIIIIEIII 'VIIII ALI1III IIII III III Al I [ llrl 11111 1111 I:11: CI11[111111- lilt 11111 III f III; 1i'� fp t ijF� I r ®■p o -,= _II=�^1_II{11 �1} ,^L. 11.1 LOWER BUILDING 1 - FRONT ELEVATION SCALE 1B*1,0. UNIT MNFENSE /TH.. SHINGLES tl P D MECUM) reE MICE LIMO. PAWL Ge0.19 D MM. . MLT C) CaMIFEDURMEYMEM tl MM. Ocluluf umMark,C MOM o MUM a m MPROUND C az HEIGH7 IMEMIMUI i(VMMA1MUM TAmp.„..aaNP mluMµp. * au T6P,a MiiP IMWMC. aMml Man MEET Cul, ,RD WALL RASH,. M▪ ar.* Umammirama 111.Illlllllnie�_ _ lizoliamaa --1 0 BUILDING 1 - LEFT -SIDE ELEVATION SCALE 1/851'-0` El a�HFLooA a ±®1 Illj I�IIII �`+ nNti ill iiIIIIIIIIIIII! , BUILDING 1- RIGHT -SIDE ELEVATION SCALE 1RE1'd plam▪ mlidoCum PEVI ONS CON ULTANTS eaomer PNOPOSED TOWNHOUSE DEVELOPMENT W ALLMARK HOMES LTD. LOcKran 1a Arapi.. Micmac !MI BUILDING 1 ELEVATIONS LiK wean ASLNOLED 1'An24 11 al lualaII MM. DP -05 1114 FOCUS ARCHITECTURE INCORPORATED BUILDING 1 Ma McCallum Roca boufercl, BC Y?39A3 ten. AAA. Arni MIX m Z 0 X 0 g 141f111Ii1'I'I 1 111111illlil'!II'rll iiichh 8 ��0111 ;ten ■■ ■■ ; ; 2' Imo" =g, llllllllllllllli llll'Illllil' iiL 5 II IIiI.Iliill iiillLllll fll'ir 11ii1i1Wllll•.I' EEVA1KR1NATERML LEONEL gL X19 ,HNR� oD FASCIA Ow IX.SOOD TRIM gl LUMINUMGUTTER ONWOPAINTED DECORATIVE KINEE.C.OE H: ©RA SIDING 0 901099111010 VENEER o;DKEaroLE.E004Eco,ac wawa ZED PATIO Dooa ©QoSEALED ®EN TRIM AROUND DOORSOVERHEAD OA .GE MS. melmwNTiuN• c Qw s. 1.auOJmWIXo WW,R-en el. Ix a PAINTED WOOD TRIM ire PAINTED WOOD TRIAA. FACING 2.36M STREET ONLY rtdSsInTED WOOD TRIM E. PREFINISHED METAL WIRD WALL FLASHING Jrktrame BUILDING 2 - REAR ELEVATION (236th STREET) SCALE: 14'=1'-0' iI♦i �� IIIIIIII!IIII II II „,„ I� BUILDING 2 - RIGHT -SIDE ELEVATION SCALE 1R'=141' Eli 1 b Imo.. rI 1111 111111 III :dlll/II III III III 113 !1 III MilILUWE rI03 BUILDING 2 - FRONT ELEVATION SCALE 14`-80' lijmMb2 i 2Plu.iliipilTig II IA BUILDING 2 - LFT -IDE ELEVATION SCALE 1451'a PHI 1. RR•a 91,110 rrdliee Elea ECT PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTD. 2.36th Street. Maple Ridge, SC DRAWING TITLE BUILDING 2 ELEVATIONS HK K CHECKED ASMOND SHEET NO. DP -07 DATE Jan 24,2012 FILE NO. 1114 ■ FOCUS ARCHITECTURE INCORPORATED 109-1 aYa MCOR••T Nand �ba�aro.eL691.19211121 � Vxaana AHCY•n MMac MAA 9 MAW, MIMIC BUILDING 2 ammibirstismi UNIT 51 gra �'111101154iiiilligillin I,e. jiiir.m n Ili i 1141 iI j� i i 11 1i1 o . NM ;IIIIII IIIIIIIOIIIIIIIII II.PIIIIIL Iilllll:ll!!' II IE':::I II II( ;;IllllIIIIlIIIIPIIlj ' j! ,111111111 J111011011 llll i Illllhll!:ill'llli!II B I;lilli!! 1 r: ■. _= a I 1111111E§ vre slat HEVADENMAIERAL LEWD 8COMPOSITE ASP.LT SHINGLES 0I LUMINUM GUTTER ON D. PAINTED M�oe. eveedoAce KM ryassrongWiLL mixe MESE rEMBE Esm dOOMFBR Wintry c •Pwar MM.) odes stratOr,t Mtn writ RY D@xdstANCODRRN MRM r�ys WM}h xeLm LiIYnLYNYIE majr .L Cx1.o.was nna im Mt CV a Lax /nuance ',kw pRElmanD uEna rnfRxv,LLufrwe fskimisMidetr WEB' es e _MINFr I gignignarlag m1• gm /Ws _ - • gi_ III ,:. ii, III,ii ii ll.ii,ail:;; BUILDING 13 - REAR ELEVATION (233 h STREET) UNIT 50 usr ff � y - •r - l-- 1'! IIIII1III 11 1I I I1IP Il III E.IP III11 11 n 00 G BUILDING 13 - FRONT ELEVATION SCALE 1/8,P4 m BUILDING 13 - RIGHT -SIDE ELEVATION SCALE T.0='P'4 BUILDING 13 - LEFT -SIDE ELEVATION SCALE 1154.-0' tEtedo oPs t. RR PROPOSED TO W NHHOUSE DEVELOPMENT WALLMARK HOMES LTD. LOCATION �Tw�Street, MBPIewd9e, BC DRAWING TITLE BUILDING 13 ELEVATIONS DRAWN HI(FC CHECKED SCALE AS NOTED DATE Jan 24,2012 SHEET NO FILE NO DP -23 1114 III FOCUS ARCHITECTURE INCORPORATED los-1s]B McCallum road Abbotsford, BC VBSBAB :a Bomb MAW. MAA AMAIBG mimic BUILDING 13 cif 8'4 1 W co S u rve re} 9 7H 1 U Q e TBACK.I E c OPER Y LINE �` o ROPOSED OAD DEDICATION co w ,A.rr f uwr 1111111..1i I� ism 9 iiiiiii.:i iil.i1iii� BUILDING 4 - REAR ELEVATION SCALE IIB=1•-0' III lila 111,11. Jul!l':I 111',IIlp o GRIME.. FOR BUILDING 4 - FRONT ELEVATION SCALE: 11801'-0' 4.0 i DFA, MM.. .•, IC40G 0. .. ..0.1X.....-• 0 4rr0A.PIM ao....rto WOE Plik6L MOM WAMPUM L,e.r ;$W.a'�e_�MNu.a, •.® rec. ,aro.M r mei. • 0 heat WALL i1/43.46 BUILDING 4 - LEFT -SIDE ELEVATION SCALE. 118'=1'-W EDI III: h'ii BUILDING 4 - RIGHT -SIDE ELEVATION SCALE 1i8&=I'-0' G XIGN3ddb PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTD. !Ilial BUILDING 4 ELEVATIONS OIECKEO HE, FC ><w AS NOTED Nor Jan 24,2012 DP -11 1114 III FOCUS ARCHITECTURE 11 C:+F!4 k1 'FU Tek 60418535 ...1.853.5992 Com A. Hoyan MU, MAA DUNNE OF EMU FOUR Min VIET El 0 0 lag im MID I '�' I II S omigi �0 ,yll••II 111111111..811! II II II III I.iisll IIIA U E1:IID IIII II•III! IIIFIIIIIIII11111CaW—EDNIMPOI '1Ui17,� De al WW1 i 11' BUILDING 6 - REAR ELFVATICN SCALE: 118'=1'-0' 0.50m it M RS UNIT NI NI I 0 l..jrrl '.1111 ,■e,ritS _ULF TRUES UPPER FLOM N Ilillllllllllllllllill!III€II �,: _IIII@IIIILIIIIIIGilll±IMO _' u REIN IMO a MR gp,I_MM SOON NINi A41, 1E II Iwo MK NO OWSII rpoi mg ma on ow 5 ... MIN EWE. Otowmn0OR•. `eLvo HeicNFOP i BUILDING 6 - FRONT ELEVATION SCALE: 1I1'=1'-0' ¢ 2• Ei-EnDN MATERHLL CENO gCOMPOSMENSINIAliSINNOLES En FAMED V0000 WIGAN.. ON WOOD UN TNEFlakabince FEEIRVOLAIE.I.W.100 MU h4 HAMM FIFE. 6. NDRIZONTN..1.1 cut typo Ir..' Wont =NB, OW. ouuTo mv.c.ancon ffi NM.MENEM 0,e MNMIMWISo1simum.n iENGEM 2 tel RANIEL.1300 V1111 LJW NE00,1wwwul.Ue1t1RERu ? TNFE1WP,LN„g1N. 0 a 0 0 UNITES VAN IIII M. BUILDING 6 - LEFT -SIDE ELEVATION SCALE: 1IS'=00. UNIT EE BUILDING 6 - RIGHT -SIDE ELEVATION SCALE: IIB'=1'-0' wH'Im ...... euu TANTE FFOIECi PROPOSED TOWNHOUSE DEVELOPMENT WALLMMILHOMES L70- 234,0 SimEt MapIL• 03c4. S, BUILDING 6 ELEVATIONS HEA' AS NOTED Jan 24,2012 SHEET., DP -15 1114 III FOCUS ARCHITECTURE I400010B4100 umRoad m▪ l• ▪ GMALISLEL FEN 661..535•0 C4k5Al0lt°Ea PR Ia AWSC4 MSAIC UNIT 42 wra II !!! P , 1111111I1111 Iii Ilhplllo'II . II'' MOE MEI AtIMMIS 0 llI!LI !!,II II l!IIIIII!IIII11III9IIIIIE I II! BUILDING 11 - FRONT ELEVATION SCALE. 118'•1'-0" 9 i .111111-p11111111141'111: 1I.._ILII oil' 111111.11 III!;illli 1 ale , III.1:1'•.11 III II 11!•.111'.1: �� BUILDING 11 - REAR ELEVATION SCALE 1/8'=1'-0' EI DeAIEHr 1uEOFNEEF#W 8. ew ��u v• .ua�°.WI+P IPW.[En r,.... rwri.ac Plk. YEW. waco 0 =la"' w .000cuu..w 0 IA RWTED W000 MAI 0 =IUD N.,. vREswe.EO MEM. q! 0 BUILDING 11 - RIGHT -SIDE ELEVATION KALE 50-1'-* BUILDING 11 - LEFT -SIDE ELEVATION SCALE. 118.1'-0. PKOPOSEPYSE DEVELOPMENT WALLMARK HOMES LTD. 560 x e.L A.*Fxkie 8C BUILDING 11 ELEVATIONS Iowa HK xr1 AS NOTED Jan 24,2012 DP -21 1114 III FOCUS ARCHITECTURE ?9c8a N U TEND mel"'yuoR. A AL iii MAPLE RIDGE British Columbia Deep Roots Greater Heights TITLE: POLICY NO. APPROVAL DATE: APPENDIX E DISTRICT OF MAPLE RIDGE CONVERSION OF EXISTING OVERHEAD UTILITY WIRING TO UNDERGROUND WIRING 9.05 July 23, 1996 POLICY STATEMENT: Council will support development variance permit applications to waive the requirement of Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993 as amended, to provide underground wiring on highway right of ways serviced by existing overhead utility systems, where the abutting road is required to be upgraded to an urban standard, on the following conditions: 1. The existing overhead utility system is shown on the attached plan, or 2. There is less than a total of 250 metres of contiguous redevelopment potential fronting both sides of the highway right of way designated on the Official Community Plan. Further, in those cases where undergrounding of existing overhead utility lines is required, and a development has less than 250 metres of frontage on the highway right of way, the developer will service his development with underground dips off the overhead line and deposit with the Municipality sufficient funds to achieve the required undergrounding in the future. Date Printed: 2009-09-23 Page 1 of 2 Policy 9.05 nc HYDRO 3 PHASE & TELL'MAJOR OVERHEAD LINES BC .AYORO TELU Date Printed: 2009-09-23 Page 2 of 2 Policy 9.05 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: 2011 -055 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Multi -Family Residential Development Permit 11461 and 11475 236 Street EXECUTIVE SUMMARY: A Multi -Family Development Permit application has been received for the above noted development in support of the construction of 53 townhouse dwellings under the RM -1 (Townhouse Residential) zone. This application is subject to the Multi -Family Development Permit Area Guidelines as outlined in the Official Community Plan. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011 -055 -DP respecting property located at 11461 and 11475 236 Street. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Focus Architecture Inc. Wallmark Homes 236 Ltd Parcel "A" (ex plan 16722), Lot 4, Section 16, Township 12, NWD Plan 7289; and Lot 10, Section 16, Township 12, NWD Plan 21065 Urban Residential, Conservation Urban Residential, Conservation RS -3 (One Family Rural Residential) RM -1 (Townhouse Residential) Surrounding Uses: North: Use: Townhouse Residential, Park Zone: RM -1 (Townhouse Residential), RS -3 (One Family Rural Residential) Designation Urban Residential, Conservation 1107 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Single Family Residential RS -3 (One Family Rural Residential) Urban Residential, Conservation Single Family Residential RS -lb (One Family Urban (Medium Density) Residential), CD -1-93 (Amenity Residential District) Urban Residential Vacant RS -3 (One Family Rural Residential) Conservation Single Family Residential Townhouse Residential 2.807 ha (6.9 ac). 236 Street Urban Standard 2011-055-RZ, 2011 -055 -VP, 2011-123-DP(WP/NF) The development site is located on the west side of 236 Street just north of 114A Avenue. The eastern portion of the property has a developable area that is relatively flat. The western portion of the property has some steep slopes, some exceeding 25%, and watercourses that are part of the Cottonwood Creek system. The geotechnical and environmental assessments have established the requirements and setbacks for protection of these features. There is an existing strata development to the north, and the property north of that is under application for a townhouse development (RZ/022/10). The property to the south of this site is an existing large singe family residential lot with potential for redevelopment in the future. The applicant is proposing to rezone the subject site from RS -3 (One Family Rural Residential) to RM - 1 (Townhouse Residential) to permit a townhouse development of 53 units on the developable portion of the site. The remainder of the site will be dedicated as Park for the protection of the slopes and watercourse areas. The original site is comprised of two large lots with a total area of 2.8 hectares (6.9 acres). After dedication of road and park, the net developable area is 1.37 hectares (3.38 acres). Running concurrently with this application are a Multi -Family Development Permit, a Watercourse Protection and Natural Features Development Permit, and a Development Variance Permit. The townhouse development is comprised of 13 buildings with two to six units per building. There are three buildings fronting 236 Street each with six units that have front porches, patios and stairs to the street. The other buildings are internal to the site with three building in the middle of the strata road loop and the remaining buildings are located around the perimeter of the site. Every unit has two parking spaces, enclosed in either a double garage or tandem garage, and 14 visitor parking spaces are provided. A playground area with a large and small play structure and benches is provided in the middle of the site, and an open area at the rear of the site provides pathways, benches and a small mound with boulders as an informal play area. Walkways are provided within the site, and two bike racks near the mail kiosk are also provided. -2- c) Zoning: When Council considered this application for Third Reading they expressed concerns regarding the density of the development, the large number of tandem parking spaces, the driveways were too short to allow additional parking, and there were not enough visitor parking spaces on the site. They requested that the developer reconsider the site design to address these concerns during the Development Permit application process. The developer has reviewed the project and included three additional visitor parking spaces on the site, for a total of 14 spaces. They provided the following justification for not providing any other revisions: • The site is located on a local public transportation route allowing the option of some residents to utilize these services; • 52% of the overall site area has been dedicated as parkland or road. The remaining area has been further constrained by environmental and geotechnical concerns - all of which have been incorporated into the present design; • The units with tandem parking represent only 45% of the total units on the site. The remaining units all have side by side double garages. Covenants can/will be registered against the titles of the units restricting the use of the tandem garages for the storage of vehicles only. We cannot allow for, nor do we condone, the installation of illegal suites in these spaces; • We have tried, in most cases, to provide a minimum 6 ft long driveway to each unit. This provides for the "parallel parking" of a vehicle in approximately 55% of the driveways on the site. As noted at the Public Hearing the geotechnical restrictions on the site have caused us to "squeeze" the site to ensure the long term stability of the bank to the west; • We have reviewed the project both in the light of the discussions at the Public hearing, Council meetings and our own projections for the project and feel that while the density on the site may be slightly higher than the local neighbourhood expected, it is in line with the highest and best use of the property, the project conforms with the intent of the designated zoning and that every effort has been made to satisfy the municipal comments thus far. d) Planning Analysis: The proposed RM -1 (Townhouse Residential) zoning is consistent with the Major Corridor Residential Development Policies 3-18, 3-20 and 3-21 for the Urban Residential land use designation in the Official Community Plan. An Official Community Plan amendment is required to adjust the Conservation boundary on the south and west edges of the development area. The Official Community Plan designates the subject site for residential use and the proposed development is subject to the Multi -Family Development Permit Guidelines. The applicable guidelines are noted below with a brief explanation about compliance: Multi -Family Development Permit Guidelines: Applications for Development Permits will be assessed against the following key design concepts as follows: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. -3- The buildings fronting on 236 Street have their front yard grades elevated from the street to present no more than 2 1/2 storeys to the neighbourhood and have extensive landscaping within the retaining walls to provide more interest in the streetscape while helping to define both pedestrian and vehicular accesses to the site. Each unit on 236 Street has a front porch, patio and stairs to the street to provide pedestrian connectivity and a street presence for the development. Landscaping and fencing has been provided to ensure privacy between this development and the existing townhouses to the north. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. Consideration has been given to the transition from single family housing on the east side of 236 Street with extensive landscaping between the sidewalk and the buildings, and providing a maximum of 2 1/2 storey elevations at the front of the development. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. The townhouse development is comprised of 13 buildings clustered around an internal road network. The buildings are designed and located to best suit the sloping topography of the site. The buildings are 21/2 storey wood -frame structures, with the exception of the three central buildings, each with two to six units per building. Two complimentary colour schemes will provide variety and contrast between buildings within the development. The units on the public streets have a 2 1/2 storey street frontage, each with a front entrance to the street. There is a central entry point for vehicles and pedestrians into the site and an internal road network connects all the buildings and provides access to all parking. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Walkways are provided within the site with four internal crosswalks at key locations, and two bike racks near the mail kiosk are also provided. A playground area with a large and small play structure and benches is provided in the middle of the site, and an open area at the rear of the site provides informal stepping stone pathways, benches and a small mound with boulders as an informal play area. Each unit is provided with two parking spaces and some units have additional driveway parking space. Fourteen visitor parking spaces are distributed throughout the site. All parking is accessed from the internal strata road. Landscaping of various heights is used to enhance the livability of the site, and will provide privacy between units and screening of parking areas. e) Requested Variances: There are three variances proposed for this development which are discussed in a separate report to Council (2011 -055 -VP). They are to: reduce the front yard setback from a minimum of 7.5 metres to 5.1 metres for the front porch roof overhang with no additional siting exceptions; to allow an increase in building height from 10.5 metres to 11.12 metres for buildings 4 and 6, and from 2 1 storeys to 3 storeys for buildings 4, 6 and 11; and retention of an above ground utility company plant across the 236 Street frontage -4- f) Advisory Design Panel: This proposal was reviewed by the Advisory Design Panel (ADP) at the meeting of May 8. 2012. All issues have been satisfactorily resolved. The following is the resolution from the May 8. 2012 ADP meeting, with the architect's solution noted in parenthesis: That the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up: • Consider a dedicated pedestrian walkway from 236 Street with a pedestrian gate; (The entry has been revised to provide a walkway and gate on the north side of the driveway.) • Realign the northeast portion of the roadway to allow street trees to be planted behind Building 1; (The site constraints for the building and parking requirements did not allow the applicant to alter the road location. Additional landscaping has been added between the driveways of Building 1.) • Look at the cultured stone treatment on the end elevations on Buildings 3, 5, 7 and 12; (Additional cultured stone and architectural details have been added to the exposed building end elevations.) • Consider pedestrian connection to the property to the north; (The applicant was not able to achieve a pedestrian connection because it would require the approval of all the members of the strata development to the north. Several pedestrian connections throughout this site have been provided.) • Consider pedestrian crosswalks at the entry , the child's play area and pathway to the west; (Pedestrian crosswalks have been provided at four locations to improve safety and provide `traffic calming' on the site.) • Consider carrying the cultured stone columns down to grade on the retaining wall at the entry elevations on 236 Street; (The additional cultured stone has been added.) • Consider relocating the visitor parking further away from Building 6; (The visitor parking locations have been revised around Building 6, and additional spaces have been provided on the site, for a total of 14 visitor parking spaces. Additional landscaping has been provided between the parking areas and the residential units.) • Consider a different gable treatment for Buildings 5, 7 and 12. (The noted gable treatments have been revised satisfactorily.) -5- g) Environmental Implications: Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation, protection of the natural environment of Cottonwood Creek, its tributaries, and the adjacent slopes. The developer will provide restoration, enhancement and replanting works as required, and a Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. h) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $324,259.63, the security will be $324,259.63. There will be 15 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: As the development proposal complies with the Multi -Family Development Permit Area Guidelines of the Official Community Plan for form and character, it is recommended that 2011 -055 -DP be given favourable consideration. "original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 - Architectural Plans Appendix C - Landscape Plans -6- APPENDIX A 1 .0.'. I11575 0 / \•// 6 (71 a 1 % / 11535111 11536 LMP 11242 LMS 1325 I� 1! 1 Lf) 7 0 N 11523 J' 206 I CO BCS N- 81447 co Lo 7 co N I ,,,\Q, 2 �s'2 1 BCP 9604 co co co co co cn co co co co co t 1 ( i 11497\ 9 2�s�o PARK I ' N 00 a SL15 Cr/ SL20 SL21 SL26 I 8 .y 2�2�so 7 �� coc BCS 814 cc SL16 SL19 SL22 SL25 sobs N 1 6 16 i814 . ' SL17 SL18 SL23 T SL24 �\S 17BCS 260 5 1 / \ / 10 0 23602 4 18 ,, 76; 4 19 /' N ' ` o_ 11475 1 1149 3 11505 20 11496 —� ‘ SUBJECT PROPERTIES 2/;-------\"3°\^oma / \ ` A 11494 1 21 22 23 EP 16722 \ N 1 11470 3 LMP 4 5008;0 5 6 7 1 2 \11460 N N N M N V N In N (L r k_ \ 11461 114AAVE 938 \ \,,1 / 11 11440 20 \ 11441 29 \ 11442 \ ' I 12 11430 21 11431 30 11432 3 P 7289 114203 121421 31 11422 40 PARK` ( \ 14 11410 co © 11 11411 32 11412 • 349 8 37 11405 15 24 o d 33 11396 38 ^ I 11398 11397 v~i M 36 16 J 25 cao 11386 4 N ��jD` �N 11384 11385 N 11376 �� I 17 26 35 11374 11375 4AVE 24'6 35 LMP 135464 N \ 1 18 11364 27 11365 / 36 \ 11366 o N 34 33 °' LMS 3308 19 11354 28 11355 37 11356 PARK PCS. 'A' 1 ° 411347 11355 I 113461 1. 113425 M. 443 29 / 1 1 11336 d 2 m 11337 3 / 11332 6 / 3'.\ N' 2"9 I I 113AAVE. ,0360 &, 6 I 1/ 1 1 1 \ /--f N SCALE 1:2,500 C1t',.f Mea Pitt rows_ Il, ^`N j d f•md � } f 0 11461/75 236 STREET ra,fflantiO, ' ir VII 2.- , n r 'O CORPORATION OF THE DISTRICT OF -14F, " er,40.7 wtik __-0•61i Am. dur it) I, .,0) . 16 MAPLE RIDGE British Catumhia MAPLE RIDGE PLANNING DEPARTMENT District of ' °� I o ._w Langley Cdo DATE: Jun 15, 2012 FILE: 2011 055 RZ BY: PC n j FRASER R. �� . P6L,P.DiED 1.6WP4OPERT,,L.— . LEELe, T r 24 29 I F E ' -11 90 (-21 F 120.1.64 L2E�FIW2kIW2N42R "7=1; • • . rPePaNdl.liarrINEEEACH SITE PLAN SCALE: rr.3a-0 I wikkr....,rit: • 1.. 1 -1-- 411/ Ai A 48 i & .111..E nea 1 IVE,.— A2LAL:1-5:5. • SS lig - ..= • .. .. oPiraartLF.091..MOREDADIEE0 CiNc: MO Blrool SP. It Townel* 2. New WmOnIner [Mid 11•121086 11476 MS.* .....9..,E931*.1011072211.0CI.* IE. Tan..0 12.W.d1&994n*.404 109 1291 SITE RECONCILIATION UNIT SUMMARY: meeemeneeMI.ne Plka.21. mbar...a Pam. INnetlem CCNNOLTANTS NW= PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTD. lOCATX.1 .H.fiih Maple Ridge, BC DRAWING UM SITE PLAN teem HK, PC CRECIEFD er.e. AS NOTED DATE Jan 24, 2012 SDIE7 FM NO, DP -01 1114 FOCUS ARCHITECTURE INCORPORATED 109 - 1 apt, MEalkm, Hood 111=4.Mt rs'4‘Z 009, MAIK, MAA .0000 90110, MPAC ZONING INFORMATION: ZONE: PROOOSEM ftlkl etteLom A.1 [COM ON FINI LINAMEL OP013.3nE AREA • me.3ees 0e,Dee.ecn0 • O... 08 101 I.NOEOMIED AREA • 16.1,410.711f. (1..107.0 • 34110. 0.4I 116FABLEOPEN SPACE: CCOMONAGTVrry NEDLIRED.113 ela• 01•11..a...•• 1.A.PROVIDED COMM. AcTrvill,f.) uSEABLE OPEN SPACE FliOvIDED EAcH UNIT EXZEPT SUILONGAS 1,2 all 220 re DEFICIENCY ADDEO TO ECIA01 ACITfir Aft.. REWIRED: 0.3unk a 6 rnqint • 203 rn. .2211r,• tre MOW:MD:096A AT • 116.3 n? • an.1 OMAN irr• –14.1.• roar. TON !M.o. APPENDIX B 236th STREET STREETSCAPE SCALE: vis -=r-0 Aro Now, BUILDING 1 BUILDING 3 orrekrina Fovea PxOJECr PDOPOSEDTPWNDOYY DEVELOPMENT WALLMABK HOMES LTD. LOCATION 236th Street, Maple Aidpe, ILC STREETSCAPE PAWN HK AS AS NOTED Jan 24,2012 DP -03 F ND 1114 FOCUS ARCHITECTURE 1NC❑1r LYA1 E0 171 cVZ;3 aoae Colin A. Hagan NAIBC, NAA 5 0 SIGNAGE SECTION DETAIL SCALE isEEEs TE GATE eR�VAX FLOOR FEEL ca CONCRETE C.N. ,GLCPE TOP, OWN xEt tli. COL.,. FINIEMES TO MATCH EUILDIME141 CELAH FENCING: COLOURcwTcii FOAM.. CLING (FEWER awKl ENTRE GAFFE 3 METAL FENCING. &ACE 233M1 RETAINING VA, ErCNE PEON° TO WATCH THE BUILDING!, UNE OECORE UNE OF CONC. CAP tar Sgottttlt eFor 104, II Of CONCRETE BELOW LUNE Of CONCRETE CAD --ccrycuEFF METAL MONO wu si/Wc FN FLOOR LEVEL 'E BE OMEN�l:flI b VREMCAST CONC. cm k 4 FIE N. NNG EaVIEpa 2 . ELEVNDCN SIGNALS DETAIL KALE — VARIFEMEE SUE RAN rtati cotaktNes WAIN PROPOSED TOWNHOUSE DEVPLOPhENT WNLLMNHN HONES LTD. ECCATICFI 236th Street Maple Nidae, NC GATE & SIGNAGE DETAILS L FC TOLE NOTED PVI Jan 24,2012 DP -02a 1114 III FOCUS ARCHITECTURE INCORPORATED 1. - 15. McCallum Road TN 140•26is ru ta8c�6V25.13 535442 COMA wan MNRCCMAA Jarmie J. pp14 MN VIEI �f- UNE OECORE UNE OF CONC. CAP tar Sgottttlt eFor 104, II Of CONCRETE BELOW LUNE Of CONCRETE CAD --ccrycuEFF METAL MONO wu si/Wc FN FLOOR LEVEL 'E BE OMEN�l:flI b VREMCAST CONC. cm k 4 FIE N. NNG EaVIEpa 2 . ELEVNDCN SIGNALS DETAIL KALE — VARIFEMEE SUE RAN rtati cotaktNes WAIN PROPOSED TOWNHOUSE DEVPLOPhENT WNLLMNHN HONES LTD. ECCATICFI 236th Street Maple Nidae, NC GATE & SIGNAGE DETAILS L FC TOLE NOTED PVI Jan 24,2012 DP -02a 1114 III FOCUS ARCHITECTURE INCORPORATED 1. - 15. McCallum Road TN 140•26is ru ta8c�6V25.13 535442 COMA wan MNRCCMAA Jarmie J. pp14 MN d. v I re v: 46 14 PLAN MN 0111111 1a FRONT ELEVATION MAILBOX DETAIL ELLE: 1/2,1.4. Id. SECI'1 OP," lc. SIDE ELEVATION le. SECTION E14alT erImuLE 31.1. GATE5 FENORIG. MACK we aauaaroaer 2c. PLAN SECTION 2b. PLAN SECTION COLLARS 2a PLAN SECTION MAIL BOX COLUMN DETAIL 2 Evar 112,1'-s POCCOQW. TOW.. DEVELOPMENT MIALLANFIllidaCE LTD. 236th Street, Maple Ridge, AC OIRARATatt MAIL BOX DETAILS 7rm MED Jan 24. 201 DP -02b 1114 III FOCUS ARCHITECTURE INCOIPOHATED McCallum Road Abbotsford, BC V2SeA3 Collat. Worn MM.. AAA Jrrmfe1.K. PPW RAMC MMIC BUILDING IIIA1NG• SOLOING .1 SITE SECTION A SCALE: I16'= 1, SITE SECTION B SCALE: 1116'=1'"0 • L\ ImAONN P PROPOSEDTODNHOOSE DEVELOPMENT WALLMARK HOMES LTD. 236th Street, Maple Ridge, BC D RAWINGITRI SITE SECTIONS ,Ar &B' D RAWN FC 04.71.0 SCALE A5 NOTED DATE Jan24,2012 DP -02 1114 1711 FOCUS ARCHITECTURE INCORPORATED Callum Baad Colin A. Hogan Jamie 1. uppla NSSC, MIUIC f UNa1 0191, .11Nn1. J ELEVATION MATENWLLEGEND 8GOMPOWTE ASPHALT SHINGLES owL..GRONEAS PANTED DECORATIVE ma, WD N 011.11109[0. tem.. [190.19.091.14161119 ; P 00A1 1 1:900 00011.:AA11113 oaIA1.-UoWOOD COLUMN 01M ;11 o,. o WOOD TRIM OwPaEnHsEEDMETAL ® 111. WALL DASEIDO Iiia PI • jiirfl 11"-.I[II.I10L�1 .Inl. l: 1TI.:,I ll: pl1l"'IIIIIIIIIflIIIII;II:I111 X71 ...._ _ =..:ylfi1 [,IP°_•.;..'� OUTIINE OF BUILDING 1 - REAR ELEVATION (2311h STREETl SCALE 1#1'ff UNIT UNIT 3 Ili. l 11 II imrr UNIT b 5". sFF�14R? MOM '■1y■i' —SII I _ 1111 111111 111 111111 I 11 'OE n Imam airaii LIIHi f 1,111 11 II]1111 IIIII IIII I i41 BUILDING 1 - FRONT ELEVATION SCALE: 1/9'=1'-• - -,5.1=1 OR si 0 Ea assq a• a a• BUILDING 1 • LEFT -SIDE ELEVATION SCALE: 1/9'=1'-0' BUILDING 1 - RIGHT -SIDE ELEVATION SCALE: 119'=1'-0• 1r.11111. NEIN. xnr IRITPINS flOn1EDTOiSNNDVSE DEVELOPMENT WALEMAfl HOMES LTD. 2361h Sneer_ Mania INg4 SE BUILDING 1 ELEVATIONS DIELYNI HK CIRCA SCALE AS NOTED DATE Jan 24, 2012 YBTNP DP -05 FILE NO. 1114 ■ FOCUS ARCHITECTURE INCORPORATED 109 - 1.5213 McCallum Woad Abbotsford, BC VZSBA3 141,501.11535222 Fax,011353.5192 BUILDING 1 111'11111'11111111111 N14,1111111111' a iiii' 1.1 M � Glli I 1 1 _ dll II1111i11111.11111,11111.11@1��+1.11 ..dl•11• 61:: I' 116.11111i'1 III'' 111111 ill 111,1!'l irial II ��I _". lagilla u� - -___11 BUILDING 2 - REAR ELEVATION (236th STREET) SCALE: 1/8'=1', 134 II QR RxSaNvlANx PM. ggit&RnaFeu..Flwrarb[u.uM..` 01W 1.1.V.13•PCOD.1144.P.2360, STREET ONLY0 RIZZATED WOOD DIN u.FRFnNGHED rnErni p,NRG WALL FL,DHND El BUILDING 2 - RIGHT -SIDE ELEVATION SCALE: 1/8'=1'-0' ri M11011---- 11111111111 1111 I I IU 111 111 Iw !L I- II 11111111 III ell 111 II 111.1 BUILDING 2 - FRONT ELEVATION SCALE: 1/9•=1'-0' `I BUILDING 2 - LEFT -SIDE ELEVATION SCALE: 1/8'=1'-0' PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTO. 14u„LN 23Mh SReHL Ma/ISRIOAE, RC BUILDING 2 ELEVATIONS DRAWN HK CHECKED ASNOTED DATE Jan 24, 2013 DP -07 1114 III FOCUS AUCHITECTUEE VN:ORES9 “ED Colin J.n..J.9°'.apwI. MAIDC MPAPAPC BUILDING 2 .i=_= J[Ii�J111.1IIII ■! . RIGHTSiDE 9.EVATION • BLDG 3 ONLY scatE tan,' -0. FRONT ELEVATION SCALE 1B`21'r RIGHT -SIDE ELEVATION SCALE IN' -1'4. l09 ..—i1�IIi M9 O Emus Hi1.8 __ III i ,—a 1111 ;1R11 II J1;...1 1.. II II -::- I10P1N11151111;11111II 11111111111111 11101 10 1_ REAR ELEVATION SCALE 1A±*tr g irren iiia i'�l LEFT -SIDE ELEVATION SCALE 1Po'21•a EEVATln1 MERV-ISS ASCIA Ow 0E3 WOOD TRIM O PAINTED WOOD ALUMINUMGLF,ERONWOPAMED 0 0 0❑ 0 0 Q 0 0 11.001105 00190. i95.31 n09L9090 41101 041114- 110420119 SIDING ROLM. 010147 VENEER . eAum [u1n Fr[r.0 cram EIrtn• 004 0 0000 TRIMAROUND • .411. lo• PAINTED WOOD TRIM D u.:..aOOD :'o,e.;' moo,1E? Ihnuw/1.1.0.4114 ::° tea..._.... 0..11.00090.91.1 .401.190 0010 41 101 vx PROPOSED TOWN HOUSE DEVELOPMENT WALLMPRNNQMES LTD. LOCATION 236th Street, Maple Ridge, BC 04191711,1 BUILDING 3,9&10 ELEVATIONS PRAWN FC 0-001111 SERE FS Nunn DATE Jan 24,2012 SHEET NO. 01.100 DP -09 1114 III FOCUS ARCHITECTURE INCORPORATED 109 - 15211 McCallum toad AG•nad t.a.0, BC V-2SeAS 101191035]]2 Fsa9.41.42 A.to9.t a MA,L a. a.wPi� MAec MMIC BUILDING 3, 9 & 10 RECEIVED UNIT IS Mtn 1:1 gig �� k•® LLLLSLun I �� .� i��s ��I�III■ nl:��iGrao II Ili IIIIl I''11,-7710; .t l I®R✓wl►m 1111 VY=9EL0Lo —111110111110 1:ii 11 firm� BUILDING 4 • REAR ELEVATION SCALE 1 1 0 lljl-1 — t U111 €11111 ell 111?Ilu111111 l 'r1RPr •• i I 1111111 1 i1••1JI - 0 BUILDING 4 • FRONT ELEVATION SCALE 121, OCT 1 1 2012 MAPLE RIDGE mLANNJNG DEPARTMENT LING 15 > CDNFOILISE ASPHALT SHINGLES ft ,.; :;` WOOD FASCIA Ux WOOD TRIM aLUMINUMGIGTERODCIS PAINTED u 0 • PANEL SLAM .1011.15/14.5 HORIZONTAL • WIVE NEWER; sioirvc ROLM MANE GLAZED P V C PATIO DOOR EoTR, 0.4 18.1MA,1.41.411. ON BUaTLUP WOOD COLUMN., ®.<PAINTED WOOD TRIM ®,LL8 PAINTED WOOD TRIM. FACING 23Sth STREET 010 WOOD TRIM M®PRED„ SEED MET,. THRU WALL FLASHING 0 0 0 0 D D O BUILDING 4 • LEFT -SIDE ELEVATION SCALE 10 1 10 50o PCIGHT BUILDING 4 - RIGHT -SIDE ELEVATION SCALE 12T1'a BUILDING 4 PROJECTPROPOSEDTOWHHOLME DEVELOPMENT WALLASANH HOMES LTD. LOCATION eet, Maple Lige. BC ID AWING TITLE BUILDING 4 ELEVATIONS DRAWN HK, FC CHECK C SCALE AS NOTED DATE Jan 24,2012 SHEET DP -11 FILE NO 1114 III FOCUS ARCHITECTURE 'NCORPORATED rn oMPam Taal #� a=a�sa.d.� FdhA.M 9 , InAIEC MAA Jamie WA. Pa PROPOSED TOWNHOUSE DEVELOPMENT WALLMARR HOMES LTD. 736th Sweet. Maple Ride, BC DRAWING TIT LE BUILDING 5 ELEVATIONS CUATTI MK I SHELO SCALE DATE ■S MIRO Jan 24 DI5 DP -13 11114 17111 FOCUS ARCHITECTURE INCORPORATED tw.Road ad b tf MC«a BC 1,0014.110-421 60190 0 0 C90k009.1 MA.0 MAA 9/909.1.109039a 'AMC. MMC =979ee9m .wM191 .0192112 1`u 19, ONS 11100 111/11, 490 .000 PZIOCAMISMAILIMW 8 COMPOSITE ASP.LT SHINGLES2XEL PAINTED WOOD EASON 1X3 WOOD TRIM 119.01111090919.11,91 W mEwN•iRNNo .uo 900u smr. 0u90r9011009.e0.e �.a;rPPe,a,Ra,R s btD e:`ta,At b..L.9 flLv TAY 00. 99 08 991199..9910199,99:09 SnuJ.roAne • eeePRc1e99901 aMD»s f i:Nr4LORouLr.PYMDeaT..un.... OI _ ® .rt rmaA*aa qaq w000 rRMrrPREM..) YeDJLL• O QR rHRU WALL FLASHING 0 a 0 0 9 0 10 50m XEIGXT LINE 5 L._ WS TR. ii.1�6 .�I ERFLOO _-1111:21 '- 1111111111! o � L4wE5f}CRj BUILDING 5 • FRONT ELEVATION scALE: 1/13,1,0. BUILDING 5 • RIGHT -SIDE ELEVATION SCALE: Rre+r.m MAIN FLOOR 811E 41IIIIIIIiliill�l nn I.II A If 111IBII1 inllu I;Illlallu 111 `Illi IL. 1111111 ill f "�� BUILDING 5 • REAR ELEVATION SCALE 1/13.--1,0. b figagNIZZAI 101 E. 11 Mll R A I➢I€III�IIII s -ice BUILDING 5 • LEFT -SIDE ELEVATION SCALE 1re+1a LOOR LOWER FLO° BUILDING 5 9 UNIT . • jl i0litiii iiiii i iqi11 114iiElall I.ili�; � riil� liilluniihi � fl ��1..�i i qui iiilll IIII IIID 0 00 0 BUILDING 6 • REAR ELEVATION SCALE tin•-ra UNIT 10 50o XE.OHY ONE ■■ ■■ 0 1!1 ii ai -b 1111 i� uiiii1iiili iiiiiilei �� ' IIIIIIIIIIIII IIfIn Mi erf I •y—� 1 1 — I I I • 't— ms —I- 0 LO \=v- BUILDING 6 • FRONT ELEVATION SCALE 1B'=147 IRECEIVED OCT 1 1 2012 MAPLE'' RIDGE "!.A N1NG DSP RRYMN7 a a UNIT . OTIMMITTEASPNALT MINGLES m WARM!, W000 FASCIA DM MD WOOD TRIM C]MI<: ..11.1 �u<.ERCV 0 a O 0 4 0 4OVUM. op.0.4.01:0n ERANYTNENIEEZVCE FANEL SIDING WteLE 14.16IE 19,61, HORIZONTAL SIDING P.V.G POOR ✓ C • Fry DOOR EN. @J�dES R wn. =wzwuwm 1. MINTED.. TRIM ®,.e MIMEO.. TRIM. FACING.. STREET ONLY C> palsMATED WOODTRIMdmMETING,. METAL ,MRU WALL NAMING 0 r E UMW liiii ii BUILDING 6 - LEFT -SIDE ELEVATION SCALE 1/8,1,0. iiiiiiii iu11[1111 11 Lee, BUILDING 6 - RIGHTSIDE ELEVATION SCALE 1I8•=1•a BUILDING 6 Ra PROPOSED TOWNHOUSE DEVELOPMENT WALLMARK HOMES LTD. OPAWITIGTELE BUILDING 6 ELEVATIONS ■ FOCUS ARCHITECTURE INCORPORATED 109 - 1528 McCallum Road BC e601495:512E cOOVIS swl �wxoan Muer, PAM L, iK. lle MARC MMIC of FRONT ELEVATION SCALE 1IB- 1-O NAV F RIGHT -SIDE ELEVATION SCALE 1/8,1,0. 111yIGll �Ie'ii" !III 11111:0119 Illsiairlr 1111 IIIIIIIi:IlillII.IiVLII111l r 1 REAR C�— n REAR ELEVATION MAIL 1'R41'd UNE of MATLNG GRADE _�— %oBLDG WALL RIGHT -SIDE ELEVATION - BLDG 7 ONLY - - SCALE V 1C LEFT -BIDE ELEVATION SW& fleal-t` EMENII 4 lli IIIIIIi1111 LEFTSIDE ELEVATION - BLDG 12 ONLY SCALE 1D 1'p EEYALENUAlHdAL LESBQ ccuPOsi IE ASP., SHINGLES zAISCIA olwo o TAP ® ...M.IGuriMmum. PA.ED occriworna aAMINE ❑e�Io .uruHNNG m ❑ AM„ ENEEERTSIGNG claMSDV 0 AMIT par tlINNAT LAGON dkADIVAAEGO1.na a ▪ aEnif Alp DAMAGE DODDS uIOLsw ▪ �. b�tA La050000LA1.1 SAEA POD EGIDOOD RAY ...11PAKEDVASIDCIGTInia. FACING :35. STREET oNLT FAFFINISHED METAL 0 MmmobommammMem MAIMARM PEVI ONS CON ULTANTS Pa PDPDONE Ll TOW ISOUSE DEVELOPMENT W ALLMARH HOMES LTD. LOCATION 236th Street, Maple Wdge, SC DRAWING TITLE BUILDING 7 & 12 ELEVATIONS FwN C AS NOTED SCALE 1 1m24.7a12 SHEET . DP - D17 FILE NO. 1114 1�1 FOCUS ARCHITECTURE INCORPORATED 1s. McCallum Road Abbotsford. BC V25BA3 FN. & Roam MARC MAA Ha .ypY MAIM MMIC BUILDING 7 & 12 BUILDING 8 - FRONT ELEVATION SCALE 1/8--1 a1 3eia 3. mg 31 o gg I+Ij-■■-IRIS= I I•, .II Q� Il••l' ■i4,BSB LIIIIEIII;.II. I '11 • BUILDING 8 - REAR ELEVATION BG -E: W1.0 a BUILDING 8 • RIGHT -SIDE ELEVATION SCALE 18,1a :ii 1111111rIll l%1ERTSiOa � BUILDING 8 - LEFT -SIDE ELEVATION SCALE 1A' -T-0' ELEVATION WTFAULLEGBO 8z° CIA RO 1X3 WOOD RIM ow M'�T'''' 'AT' cecoen.n3 mega Once HARDIE PANEL SIDING HARDIE ING p, H ww.r�,.L..3 0C SEALED DOUBLE GLAZED P V G WINDOW os�PATIO DOOR of MTaMAROUND ®� t pOORIS PAINTED WOOD TRIM 1. PAINTED WOOD THINE MGM •111,14. -p -r oar o mgeVED WOOD TRIM ul.oaEnNIsHEOMETAL THEY WALL FLASHING am.g.1n. Iringsmerrneme PEVI ONS CONSULTANTS PROJECT p PROPOSED TOWNHOu1E DEVELOPMENT W ALLMARK HOMES LTD. LOnannel 278+1 rrwN . NRkild➢4 BUILDING 8 ELEVATIONS FC SCALE JLs PgJm DATE Jan 24,2012 SuSie DP -19 1114 1711 FOCUS ARCHITECTURE INCORPORATED MCCaI Wm Road Abbots! N, FIC V251...1J� T.t.ata,.L,st003533.12 ...Hagen &H MUM MAA q,oph MAK MMIC BUILDING 8 I 01 uqn 11 la a and 1 som HEIGHT LINE 1,1iltdrigiffirg 1E6E! MEffillib op o imoi) ID NimMimMEmins i- -__I•_ rilli-WEIM „ Ellb-u=T-111 lai=o=11=1= Lf2 411_,ER BUILDING 11 • FRONT ELEVATION scAL m 11,11. 71 110111111111114 111 iliIiIItiH • 311111111(11111.11.;1111:1 Pa .4111111 1111: U111.1111111111 1111111110 E•tc BUILDING 11 - REAR ELEVATION SCALE 1/8,1,7 RECENED MT 1 1 2012 MAPLE RIDGE PLANNING DEPARTMCNT HEVADC01 MAIER& LEGEND COMPOSITE ASPHALT SHINGLES 2X8 PRINTED WOOD FASCIA DS 1XE WOOD TWA 0 Kggrafgat ALUMINUM GUTTER ON VS PAINTED 0 0a 0 0 0 0 0 0 pl=t,rulne KellEdINCE ERODE PANEL SIDING I420412SE SHINGLE SIDING 1,utir kgrareciimmALanns ELEM. STONE VENEER .ERGEDISOUBLE GLAZED PVC WINDOW eel.0.11 OLCELI • .1 PAI10,60. EWER! 4444.WODDRENDAII.240 PNERHSAIS GARAGE MORS 4,11.4 15.1.114ISHS94-LLIITLILL NAILING rurre.kne.w. MGM =MIME. ON, S. =IMO WOOL ',FflDEflMDAL BUILDING 11 - RIGHT -SIDE ELEVATION SCALE: 1/84.1,0. BUILDING 11 - LEFT -SIDE ELEVATION SCALE ,1•88.82 arbor Ism,maibm1 R.oR.80 lalran•I 1:5551981 CON ELI -ANTS PROJECT PROPOSED TOWNHOUSE DEVELOPMENT 1NALLMAILX HOW LTD. LOCATION 23.912 Street Maple Ridge, BC DRAWING TIT LE BUILDING 11 ELEVATIONS DI 8I C 4.1 AS NOTED DATE Jan 24,2012 NH/ DP -21 RILE NO 1114 11 FOCUS ARCHITECTURE INCORPORATED 109 -1528 /McCallum Road Abbotsford, BC V258A3 1,0601.5525:52 ra.004.8535.12 MAW, fasuAla M.G. MR. BUILDING 11 UNIT . 1.• MRD whizz UNIT LA • 1.11 dO ll,Ili II I IIIII Ilillllll lllllli jEIHlM 1 Iii Iip1 ]III 1_0....1,..0111 BMW II D D O II I:il I.11I LI I I IIIf11111-ll 1J !. 111111111 h11111 .I 11111111 BUILDING 13 - REAR ELEVATION (236th STREET) SCALE: 118'=1'-0' UNIT SI MT 62 UNT utilut LILIff H AVON W.TH LIBEE/D �, .EAS.,..,, omT�aM..otN„ETa,. owc LUMIXULLG RON.0PAINTED D ECORATIVE KNEE.EMACE HARDIE PANEL SIDING HAILME SHINGLE SIDING flEAL.1,0 DOUBLE GLAZED IL VC WINDOW µRP DOLOLE GLAZED P VC PATIO DOOR 1W10001ILAL W000 TRIM AROUND ▪ ��k. w eul.i-wvron cu IAN es 0IN PAINTED WOOD MN kil WOW MINI n.RRErwISREn METAL TURD WALL FLASHING 1101111110IIIIII1V111I iiiit 11111 IWII>> _E!` BUILDING 13 - RIGHT -SIDE ELEVATION %CALL ur 1'u Ian AI --fig IR Lim a-S- IF 1 a phi 1.1 Ifll111 hi hi, ."." II 1111 111 1I' III 111111. Ll rw=1:11 RI L.C;i LII l 1N LIR 11i1 1 illII I I■�m 111 1=11= 1IEI 111; L....1— C7 r•+_ — pp . .Rn BUILDING 13 - FRONT ELEVATION SCALE: 118,1'-0" BUILDING 13 - LEFT -SIDE ELEVATION SCALE 1/8•=1'-0' BUILDING 13 10.31111 tia.9.1.1.9nE-I•ns SION CONSULTANT YnPNOPOSEOTowNNOVSE DEVELOPMENT WN.LMAR% HOMES LTD. Mal 5.11WIT. NNyle epy4 BC WAVING BUILDING 13 ELEVATIONS DRAWN HK FC OLECNED Le AS NOTED 81S Jan 24 2012 SHEET NO. OP -23 1114 FOCUS ARCHITECTURE INCORPORATED Abbotsford, BC V258A3 Colin A. Hogan rolArt ,.,n,i...x,,,pplI. MAIIBC,C, 114-1f,rAliir:0%,1:: -13Ln lit' 04, pip r rjP7ri 111.77 lir .j+ 'giri91341 4k • TA t ; rem, r • • will 44. a m 1114 PH3 6011111. al MI= "IP /11 1%';' /1M 114-• -•4 •Itar4 -411 MEM! I gd Tel 111 .L4..avAmpirall• elbroV1ns..1.11.1••••.•0•••• /001.01-009.09••••••••000.1010.• MI LANDSCAPE AHCHITECTUHE 31, 141,04.S53.0044 FolAtt; KrerniTm...NELtlimaLA.Gom PkW MISSilax AMP MIMPA. OPIIMP AMP MONA. 110002C0 AMR PP/WM MO PO ITO F. MOM bOTOPER POMP GOMM. 1 !Ad. 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British Colurrnbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: E04-072-001 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Fraser Sewer Area -Request to include 24426 102 Avenue EXECUTIVE SUMMARY: Under the recently adopted Regional Growth Strategy (RGS) the property at 24426 102 Avenue (the Property), as shown on the attached map is now included in the Urban Containment Boundary (UCB). The owner has proceeded with a rezoning and subdivision application for a proposed 24 lots. It was noted in the rezoning comments that the property is currently not within the Fraser Sewer Area (FSA) and as a condition of final reading, the property requires inclusion into the FSA. Any extension to the FSA requires approval of the Metro Vancouver Board through a majority vote. This process can take between three to four (3 to 4) months. Amendments to the FSA are first considered by Metro Vancouver's Waste Committee and if approved, are forwarded to the Board for consideration. Applications for FSA amendments require a Municipal Council resolution to expand the FSA prior to Metro Vancouver's consideration. As the Property is designated 'Urban' in the Livable Region Strategic Plan, extending services to this area is consistent with the Maple Ridge Regional Context Statement and the Livable Region Strategic Plan and District staff is not aware of any current system restrictions that would require immediate upgrades as a result of the proposed subdivision. RECOMMENDATION: THAT the GVS&DD Board of Directors be requested to approve expansion of the Fraser Sewer Area boundary in Maple Ridge to include the property at 24426 102 Avenue identified on the map attached to this report dated November 19, 2012. DISCUSSION: a) Background Context: The District has been working with a landowner and as part of the rezoning and subdivision development application for 24426 102 Avenue and the servicing requirements include the extension of the municipal sanitary sewer. Pursuant to the GVS&DD Act, sanitary sewer systems in the District may only service lands that are within the FSA. The Property is currently not within the FSA and therefore, a condition of final reading requires GVS&DD approval. 1108 Inclusion into the FSA must be requested to the GVS&DD Board by a Council resolution. Extensions to the FSA will only be considered by the GVS&DD if the property is either designated Urban in the RGS or for Rural areas and building footprints where a sanitary sewer is needed to address a public health issue, protect the region's natural assets, or to service agriculture or agri-industry. Under the Livable Region Strategic Plan, the extension of sanitary sewer service to Urban properties is consistent with District FSA policies and the Official Community Plan Regional Context Statement and as such, it is appropriate to consider the sanitary sewer extension to service the Property. The existing municipal sanitary sewer system has been designed to provide sanitary service to the Albion Area under the OCP Land Use. System upgrades have been identified through servicing studies and included in the District Development Cost Charge (DCC) program. These upgrades are constructed on an as needed basis through development. District staff is not aware of any current system restriction that would require immediate upgrades as a result of proposed subdivision, and the applicant has submitted calculations confirming capacity. The District is in the process of updating the Master Sewer Study and the additional 24 lots will be addressed through any upsizing requirements for the future development of Albion Flats and intensified land use of the South Albion Industrial Park. b) Citizen/Customer Implications: Inclusion of the Property into the FSA will allow the development application to receive final approvals and allow the owner to complete the development. c) Interdepartmental Implications: The inclusion of the Property in the FSA is consistent with the development application and supports the final reading requirements established by the Planning Department. d) Business Plan/Financial Implications: The cost of extending the sanitary sewer infrastructure will be the responsibility of the developer/property owner. The Metro Vancouver charges for the increased flow will be offset by the District utility charges collected through property taxes on each of the additional lots. e) Policy Implications: Extension of the sanitary sewer is consistent with the District Sanitary Sewer Bylaw and FSA policies. f) Alternatives: Not requesting inclusion into the FSA from the GVS&DD would prevent the District from providing a municipal sanitary sewer. Septic systems would be required to service the property and the application would not be able to proceed under the proposed zoning or subdivision agreement. CONCLUSIONS: This application to extend the FSA is consistent with the Urban designation and regional context statement represents a minimal increase to the sanitary flows and does not result in any decrease in the service levels of the existing sanitary sewer system. "Original signed by 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 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: November 19, 2012 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended October 31, 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 October 31, 2012 now be approved". GENERAL $ 11,437,935 PAYROLL $ 1,704,227 PURCHASE CARD $ 116,364 $ 13,258,526 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • Double M Excavating Ltd. - River Road drainage improvements $ 176,893 • Emergency Communications - Dispatch levy - 4th quarter $ 242,800 • G.V. Water District - water consumption Jun 27 -Jul 31/12 $ 837,706 • G.V. Regional District - debt payment $ 1,629,633 • Imperial Paving - 122 Avenue road improvements $ 500,514 • Imperial Paving - 2012 Paving Program $ 241,443 • Receiver General - RCMP contract Apr-Jun/12 $ 3,179,145 • Tag Construction Ltd - Abernethy Way intersection improvements $ 284,101 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended October 31, 2012 have been reviewed and are in order. "Original signed by G'Ann Rygg" Prepared by: G'Ann Rygg Accounting Clerk II "Original signed by Trevor Thompson" Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning "Original signed by Paul Gill" Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME 0724674 BC Ltd 0740396 BC Ltd 666921 BC Ltd A T & H Industries Inc Aplin & Martin Consultants Ltd BC Hydro BC SPCA BCRS Road Safe Inc Boileau Electric & Pole Ltd CUPE Local 622 Capilano Highway Services Chelsea Park Holdings Ltd Chevron Canada Ltd Columbia Bitulithic Ltd Co -Pilot Industries Ltd Crown Contracting Limited Dams Ford Lincoln Sales Ltd Delcan Corporation Double M Excavating Ltd Emergency Communications Flynn Canada Ltd Frazer Excavation Ltd Greater Vanc Water District Greater Vancouver Regional Dis Guest Excavating Company Ltd Hanks Trucking And Bulldozing Imperial Paving CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - OCTOBER 2012 DESCRIPTION OF PAYMENT Town Centre investment incentive Security refund Inspection fee refund Gravel & dump fees 224 Street sanitary replacement Dewdney Trunk Road watermain replacement 122 Avenue multi -use pathway design Electricity Contract payment Oct Traffic control Maintenance: 236 Street pump station 256 Street water tower 3rd floor Tower Davit pole repairs Harris Road park Intersection repairs LED repairs Leisure Centre Library Municipal Hall Randy Herman Building RCMP Rock Ridge water tower Scada system upgrade SRT scoreboard Street lights Dues - pay periods 12/20 & 12/21 Security refund Security refund Gasoline & Diesel fuel Duraphalt Gravel & dump fees Pedestrian signal at 240 St. & Hill Ave. Pedestrian signal at 224 St & 121 Ave Ford F350 truck 232 Street bridge over North Alouette River 224 Street bridge over North Alouette River River Road drainage improvements Dispatch levy - 4th quarter RCMP roof replacement Development deficiencies funded from developer securities Environmental ditch cleaning Water consumption Jun 27 - July 31/12 Debt payment Mosquito control program 248 Street & 124 Avenue Truck fill station Trucking & bulldozing at various locations - Aug & Sept 122 Avenue road improvements 2012 Paving Program Roadworks 6,980 1,646 29,798 728 1,579 1,425 452 180 823 591 1,571 582 218 295 99 2,229 9,182 464 3,636 10,687 9,686 1,120 176,893 79,488 21,258 1,629,633 2,068 12,577 4,581 500,514 241,443 6,726 AMOUNT 50,000 97,821 16,403 30,349 38,424 108,034 27,527 33,873 24,054 23,436 32,120 171,315 73,530 39,092 44,076 20,373 42,177 34,161 178,013 242,800 93,823 100,746 837,706 1,631,702 17,158 19,757 748,683 Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Historical Society Mar -Tech Underground Services McRae'S Septic Tank Service Medical Services Plan Municipal Pension Plan BC Narland Properties (Haney) Ltd Newlands Lawn & Garden Mainten Now Solutions Pattison Sign Group PW Trenchless Construction Inc Raincity Janitorial Sery Ltd Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ridge Meadows Seniors Society Ridge Meadows Recycling Society RJ Construction Seal Tec Industries Ltd Tag Construction Ltd Touchstone Marble & Tile Ltd Urban Systems Warrington PCI Management Westridge Security Ltd Wilco Civil Inc Workers Compensation Board BC Young, Anderson - Barristers Employee benefits premiums Arts Centre contract payment Oct Program revenue Sept Theatre rental & catering Quarterly contract payment Culvert replacement program Root cut & clean Catch basin program Employee medical & health premiums Employee benefits premiums Security refund Grass cutting Payroll software annual license Score clock at SRT Internet connection to Fairground sign 256 Street sanitary sewer extension 224 Street sanitary sewer replacement Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Janitorial supplies Employer/Employee remit PP12/20 & PP12/21 RCMP contract Apr-Jun/12 Ice rental Aug & Sept Curling rink operating expenses Aug Quarterly operating grant Monthly contract for recycling Oct Weekly recycling 3rd floor Tower offices Leisure Centre women's shower Leisure Centre mens' shower South Bonson Community Centre door repairs Routed cracksealing Abernethy Way intersection improvements Leisure Centre pool Traffic calming Transportation plan update Advance for Tower common costs Tower expenses Aug & Sept Security: Core Park - Jul & Sept Municipal Hall PM Parks South Bonson Community Centre Worksafe Deer Fern Park construction Cedar Park construction Remittance 3rd qtr 2012 Professional fees Sept 48,007 21,267 68 118,355 566 23,769 302 31,948 13,375 6,637 6,423 3,130 3,150 4,638 3,320 5,258 1,780 556,932 3,179,145 116,641 3,078 104,180 358 8,512 16,841 224 291 8,981 10,090 90,000 4,889 11,582 3,149 157 1,061 390 47,153 84,925 134,406 69,342 32,559 118,921 17,304 32,992 365,433 59,519 17,298 53,844 24,071 45,323 34,336 3,736,077 119,719 48,868 104,538 25,868 75,335 284,101 46,959 19,071 94,889 16,340 132,078 94,078 23,993 Disbursements In Excess $15,000 10,604,412 Disbursements Under $15,000 833,523 Total Payee Disbursements 11,437,935 Payroll PP12/20 & PP12/21 1,704,227 Purchase Cards - Payment 116,364 Total Disbursements October 2012 13,258,526 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements \2012\[Monthly_Council_Report_2O12.xlsx]OCT'12 MAPLE RIDGE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Vacant/Abandoned Building Bylaw EXECUTIVE SUMMARY: Vacant buildings in Maple Ridge not only present a negative image of the community, they pose significant risk to citizens and emergency responders. At the July 9 Workshop staff provided Council with an overview of the impacts theses buildings present. The attached bylaw sets out requirements for owners of vacant/abandoned building to secure the building in such a manner as to prevent unauthorized entry or occupation. It also sets procedures for owners who are in non-compliance with the bylaw. An escalating fee structure will be imposed for inspections of properties in non- compliance with an opportunity for those fees to be reduced if a building or demolition permit is applied for within 30 days of the first inspection. RECOMMENDATION: That Maple Ridge Vacant/Abandoned Building Bylaw No. 6958-2012 be given first, second and third readings. CONCLUSION: Adoption of this bylaw is one of the measures recommended by staff to encourage development of vacant properties, particularly in the Town Centre. Council will be considering another resolution at the November 27, 2012 Council meeting that may assist in this endeavour. Prepared by: Dane Spence Fire Chief, Director of Community Fire Safety Services Approv by: ■Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services Concurrence: J.L. (JimYRule Chief A/ministrative Officer J 1132 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6958-2012 A Bylaw to control the condition of vacant/ abandoned buildings so as to reduce the risk these buildings pose WHEREAS, the Community Charter, provides that Council may by bylaw impose requirements in relation to buildings and other structures; AND WHEREAS, vacant/abandoned buildings pose a physical risk to citizens and emergency responders of the District as vacant buildings are often in such a state of disrepair that a fire starting in them is likely to spread rapidly endangering life and property; AND WHEREAS, vacant buildings are frequently found to contain hazardous materials including but not limited to asbestos; AND WHEREAS, vacant/abandoned buildings negatively affect the form and character of the District; NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This bylaw may be cited as "Maple Ridge Vacant / Abandoned Building Bylaw No. 6958-2012" DEFINITIONS: 2. In this Bylaw, unless the context otherwise requires: "Building" means a structure whether temporary or permanent, used or built for shelter, accommodation, or enclosure of persons, animals, materials or equipment; "Bylaw Officer" means any person appointed by the Director of Licences, Permits and Bylaws to exercise the powers under this Bylaw; "Building Official" means the Chief Building Official for the District, and every Building Official appointed by the District to inspect Buildings or Structures in respect of building, plumbing, gas or electrical safety standards; "Council" means the Municipal Council of the Corporation of the District of Maple Ridge; "District" means the Corporation of the District of Maple Ridge; "Director" means the Director of Licences, Permits and Bylaws of the District; "Fire Chief" means the person who is head of the Maple Ridge Fire Department and his or her designate; "Inspector" means: (a) the Fire Chief, and applicable designate, to be an officer or employee of Maple Ridge Fire Department; (b) the Chief Building Official for the District, and every Building Official appointed by the District to inspect Buildings or Structures in respect of building, plumbing, gas or electrical standards; (c) a Peace Officer, including a member of the Royal Canadian Mounted Police; (d) the Director of Licences, Permits and Bylaws; (e) a Bylaw Enforcement Officer; "Owner" includes the following: (a) the registered owner of the land on which the building is situated; (b) the owner of a building; (c) the person managing or receiving the rent of the land or the building, or who would receive the rent if the land and building were let, whether on the person's own account or as agent or trustee or receiver of any other person; (d) a vendor of the building under an agreement for sale who has paid any municipal taxes thereon after the effective date of the agreement; (e) the person for the time being receiving installments of the purchase price if the building were sold under an agreement for the sale; and (f) a lessee or occupant of the property who, under the terms of a lease, is required to repair and maintain the building; "Vacant/Abandoned" means any building, unit within a building, portion of a building or structure, that is not occupied and that, by reason of its unfinished or dilapidated, or fire damaged condition, that a fire starting in the building will spread rapidly, endangering life and property and or, is open to the elements or is in a state such that there is no control over unauthorized entry to the building or structure. SECURING OF VACANT/ABANDONED BUILDINGS 3. An owner of any Vacant/Abandoned Building must ensure the premises are made and kept secure against unauthorized entry or occupation at all times. 4. If an Inspector finds that a vacant/abandoned building is not secured against unauthorized entry, then additional measures as outlined below may be required to be implemented on a case by case basis: (a) Affix solid barriers to windows and other points of ingress to preclude entry. Installation of barriers to be in accordance with "Schedule A". (b) Install continuous security fencing around the perimeter of the building so as to preclude entry. Fencing to be of a minimum 1.8 meters in height and must be maintained effective at all times. (c) Post an onsite security guard and maintain patrols on a frequent basis so as to preclude entry at any and all times. 5. Upon initial identification or complaint that a building within the District is Vacant/Abandoned, the Inspector, may at all reasonable hours attend the property and assess its condition. Upon confirmation of the building(s) are found to be in contravention of this bylaw, the inspector will order the owner to secure the premise within 24 hours as per Section 4 (a)(b) or (c). The inspector will attempt to contact the owner by telephone or in person and written notification will also be sent by registered mail. 6. Where public safety is of paramount concern and the vacant or abandoned building creates an immediate hazard, the Inspector may make arrangements to secure and or make the building secure as per Section 4(a)(b)or (c) as soon as possible, without prior notification of the Owner. All costs associated with securing and or guarding the premise will be invoiced to and are the sole responsibility of the Owner. NON-COMPLIANCE BY OWNER 7. Should the Owner either: a. Fail to secure the building as per written order within the specified time period, or b. Prove to be unable to be contacted phone or in person, The officers may, at his/her discretion procure services to secure the premise as per Section 4(a) (b) or (c). All costs associated with securing and or guarding the premise will be invoiced to and are the sole responsibility of the Owner. FEES FOR RE -INSPECTION OF VACANT/ABANDONDED BUILDING 8. After the vacant/abandoned building has been identified and secured as per Section 4, and upon re -inspection, the building is found to be once again insecure, the Owner shall be subject to a re -inspection fee(s) stipulated in "Schedule B" and must be paid to the District. 9. In addition to the re inspection fee, the Owner must abide by an order the Inspector writes to secure or re -secure the building. Failure to comply may result in action taken in accordance with Section 7. REMOVAL OF VACANT/ABANDONED BUILDINGS 10. Any building found kept in such a condition, or be situated in such a location, so as the safety of the general public is compromised or may become compromised, Council may order the building demolished, foundation removed and property graded so as to remove the hazard. 11. All costs associated with action taken under Section 10 are the sole responsibility of the Owner. APPLICATION FOR RE INSPECTION FEE REDUCTION 12. Any Owner of vacant / abandoned building(s) who has had re -inspection fees assessed against his/her property may apply in writing to the Fire Chief to have the re -inspection fees reduced by 75% provided that any one of following conditions have been met : a. The owner has applied to the District for a building permit to restore the building to a habitable condition within 30 days of the first inspection. The building must be maintained secure, as per Section 4, at all times while the building permit is open and active. b. The owner has applied for a demolition permit from the District within 30 days of the first inspection, and, the building has been demolished, foundation removed and property graded so as to remove the hazard, within 60 days of the first inspection. 13. Any reduction in fees owed applies only to re -inspection fees assessed and not to any costs incurred for the securing, re -securing as per Section 6, or demolition of the building. INVOICING 14. Where a fee is charged to the owner of property, the District will invoice the owner of the property (and notify the owner) for the response service. 15. An administration fee stipulated in "Schedule B" will be added all of the costs associated securing, protecting and or guarding as per Section 4. 16. Any invoice issued under the Bylaw are due and payable within 30 days of issuance. 17. All invoices that remain unpaid as of December 31St in the year in which they were incurred will be added to and form part of the taxes payable on the real property to which services were provided or fees assessed as taxes in arrears. SEVERABILITY 18. If any Section, subsection or clause of this Bylaw is declared or held to be invalid by a court of competent jurisdiction, then that invalid portion shall be severed and the remainder of this Bylaw shall be deemed to have been enacted and adopted without the invalid and severed Section. READ a first time the day of , 20 . READ a second time the day of , 20 . READ a third time the day of , 20 . RECONSIDERED AND ADOPTED on the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER Attachments: Schedule A Schedule B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6958-2012 SCHEDULE 'A' Details on Securing Vacant/Abandoned Buildings 1. DISCONNECT ALL UTILITIES AT THE PROPERTY LINE (a) Request Public Works crew, turn off water at the property line (b) Have the utility company disconnect electricity service at the property line (c) Have the utility company disconnect natural gas service at the property line (d) Disconnect and remove any Liquid Propane Gas and or heating oil tanks. 2. REMOVE ALL FLAMMABLES AND COMBUSTIBLES FROM INSIDE AND OUTSIDE THE BUILDING (a) Remove all upholstered furniture, combustible materials and trash from the building, including the basement and attic. (b) Remove trash and trash containers and combustible furniture from exterior stairwells, porches, fire escapes and outbuildings. (c) Remove shrubbery and vegetation adjacent to building that could support or spread a fire. 3. SECURE THE BUILDING TO PREVENT ENTRY (a) Search the entire building to ensure that it is unoccupied. (b) Openings in the basement, first floor doors and windows and any point of entry accessible from a porch, fire escape or other potential climbing point within 3m of finished grade, must be secured plywood (minimum 12 mm thick) and re -enforced with 2x4s, bolts and screws. (see Section 4) (c) Openings that are at 3m above finished grade which are not accessible from a porch, fire escape, roof, or other climbing point may be secured by the original locking feature of the window or door provided any and all glazing is intact. If the glazing is broken, missing or compromised in any way, or if the opening is without a locking device, plywood barriers must be utilized to secure the opening. Plywood barriers may be secured to window/door frame utilizing screws or lag bolts with a minimum length of 65 mm. 4. BOARDING UP DIRECTIONS (a) Cut plywood (minimum 12 mm thick) to fit over the window and door openings, flush with outside of the frame. (b) Cut the dimensional lumber (2x4) to fit the horizontal dimension of the plywood. You will need two 2x4 interior and exterior braces for each window and three interior and exterior sets for each door. (c) Pre drill 3/8th inch holes in the plywood and the braces. (d) The holes will be placed approximately 1/3 of the length of the brace from each outside edge of the door and window jamb. (e) The two window braces will be placed 1/3 of the distance from the top and the bottom of the window. (f) The three door braces will be placed; one in the center of the doorway, and one half the distance from the center to the top and to the bottom of the doorway. (g) Place the plywood over the exterior opening and secure to the frame. (h) Place the 2x4 braces over the interior and exterior of the door or window. (i) Place the larger washer over the carriage bolt and place the bolt through the holes. (j) Place washer and nut inside and tighten securely. Torque the nut so that it slightly compresses the interior 2x4. (k) After all entrances are secured, the interior worker should exit the building, using a ladder, through a window, if such exists, at least 3m above finished grade. Screw a plywood barrier over the worker's exit utilizing screws at least 65 mm in length and 300mm on center around perimeter of opening. NOTE: USE ROUNDED HEAD 3/8" CARRIAGE 30LT 12" LONG (COURSE THREAD) :ilii�11111 \ WRENCH NECK 1/2" STANDARD FLAT WASHER SII Ali 1111111111111111 Il ill WASHER &- 3/8" COURSE CONSTRUCTION GRADE NUT WINDOWS DOORS Nut & Washer OPTIONAL screw an additional 2x4 to the threshold butting against the inside of the plywood I O 0 SII Windows raised and lowered to center of the frame 'II O 0 View from inside bldg. Note: Outside view of window is same as view from outside door except with two 2x4 braces instead of three. CDX Plywood large enough to cover door frame O 0 O 0 O 0 1 1 View from inside bldg. / Bolt's to inside 2x4 O 0 O 0 O 0 View from outside bldg. 2x4's cut to fit inside Plywood cut to size and 2x4's cut to fit against inside door band molding Alternate Method: cut plywood and 2x4s to cover the outside of the door frame. CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6958-2012 SCHEDULE "B" SCHEDULE OF COSTS FOR RE-INSPECION FEES A. FEE STRUCTURES ASSOCIATED WITH RE -INSPECTION OF VACANT BUILDING(S): Should the building be found to be in non-compliance with Maple Ridge Vacant / Abandoned Building Bylaw No. 6958-2012, after initial notification of owner, the charges are as follows: Step 1 First re -inspection $150.00 Step 2 Second re -inspection $300.00 Step 3 Third re -inspection $600.00 Step 4 Fourth re -inspection $1200.00 Step 5 All subsequent re- inspections $2400.00 B. ADMINISTRATION COSTS An Administration and Overhead charge of 15% will be added to all services and costs incurred under Section 4 and subsequently invoiced to the owner. MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: November 12, 2012 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: Downtown Update EXECUTIVE SUMMARY: The Social Planning Advisory Committee under direction of Mayor and Council began an engagement process to gather input from a broad sector of the community on the downtown core. On October 30, 45 people including 27 businesses, 7 social service providers and 10 facilitators engaged in a process to discuss concerns and to make recommendations to increase the health, safety and vibrancy of the downtown core. The business sector was well represented and fully engaged in finding collaborative and positive solutions to the current issues. The facilitated process resulted in the development of a list of priorities and opportunities. The attached report describes the planning for the process as well as the list of priorities and opportunities that resulted from the conversation. From this initial discussion, staff has developed a number of short, mid and long term recommendations which are attached to this report. The Social Planning Advisory Committee accepted the report from Kelly Swift as well as the short, mid and long term recommendations developed by staff. The Social Planning Advisory Committee recognizes that this is an initial discussion and an ongoing and long term process is required to continue to build on this positive and collaborative engagement. RECOMMENDATION: That staff forward the Potential Action Outcomes of the Healthy, Safe and Vibrant Downtown document to Council for endorsement as the first step in the engagement process with downtown business. DISCUSSION: a) Background Context: At Committee of the Whole Workshop on September 10, 2012 Council directed staff to work with the Social Planning Advisory Committee to gather input form a broad sector of the community on the Maple Ridge downtown. Staff from Parks and Leisure Services and staff from Strategic Economic Initiatives met with representatives from the Maple Ridge Chamber of Commerce, the Maple Ridge Downtown Business Improvement Association (DBIA), Maple Ridge Economic Advisory Commission, Maple Ridge Pitt Meadows Katzie Community Network and the RCMP to discuss how to engage a broad sector of the community in a discussion about the downtown. This planning group provided input into formulating the process to engage this diverse sector. 1151 Page 2 Businesses from across Maple Ridge were invited to participate in the process that also included representation from a number of key social service providers. On October 30 a well attended facilitated process resulted in the development of an initial list of priorities and opportunities. The Social Planning Advisory Committee is committed to building on this initial engagement and developing a long term process that will result in healthier, safer and more vibrant downtown core. Prepared by: Shawn Matthewson Approved by: Sue Wheeler Coordinator -Social Planning Community Services Director Approved by: Kelly Swift General Manager, Community Development Parks and Recreation /tc Concurrence: J.L. (Jim) Rule Chief Administrative Officer MEMORANDUM To: Maple Ridge Social Planning Advisory Committee From: Kelly Swift, General Manager Community Development, Parks and Recreation Services Date: November 6, 2012 Subject: Healthy, Safe and Vibrant Downtown i41'heays PARKS & LEISURE SERVICES At a Committee of the Whole Workshop on September 10, 2012, Council directed staff to work with Maple Ridge Social Planning Advisory Committee (SPAC) to gather input from a broad sector of the community on the Maple Ridge downtown. On Monday, October 17, 2012, the Parks and Leisure Services staff liaison to SPAC and staff from Strategic Economic Initiatives met with representatives from the Maple Ridge Pitt Meadows Chamber of Commerce (Chamber), Maple Ridge Downtown Business Improvement Association (BIA), Maple Ridge Economic Advisory Commission (EAC), Maple Ridge Pitt Meadows Community Services and the Maple Ridge, Pitt Meadows and Katzie Community Network, and the RCMP to discuss how to engage a broad sector of the community in a discussion about the downtown. This planning group provided input that helped to formulate an approach that would be successful at engaging downtown business owners, operators and landlords in a discussion on priority issues and suggestions that would contribute to the health, safety and vibrancy of our downtown. Representatives from each organization contributed suggestions regarding the process, input to the agenda and recommended an approach to distribute the invitations in the downtown area. In the two weeks leading up to the event, the BIA hand delivered invitations to downtown businesses and the Chamber extended invitations to members that would add value to this discussion. This planning committee selected the evening of Tuesday, October 30, 2012 to host the meeting, which was held at the Maple Ridge ACT. A light dinner was provided to enable attendance by people coming directly from their place of business. Sixty-three people registered to attend, and actual attendance was 45 including 27 businesses, 7 social service providers, 10 facilitators who coordinated the discussion tables, and one participant -observer. The format for the evening had three primary components beginning with a presentation, and two group discussions. • The presentation was kicked -off by Sandy Blue, Manager of Strategic Economic Initiatives who described upcoming growth and development in the downtown and attributes that contribute to creating a healthy, safe and vibrant downtown. The second part of the presentation was conducted by Shawn Matthewson, Social Planning Coordinator with DMR and staff liaison to SPAC, Ineke Boekhorst, Executive Director of the BIA and Corporal Dunlop with RCMP Community Policing. This presentation provided an overview of social services that are in place and RCMP \\m r.corp\docs\CA\01-Admin\0550-Cou nci l-Mtgs-Pu bl is\20-COW\01-Gen\Agendas\2012-11-19_COW \CDPR\Memo_2012-10- 20_Downtown_Meeting_Results.docx 1 statistics on crime trends. The presentations were intended to ensure that all participants had basic information on the downtown and on social services that are currently in place. Both presentations are attached to this report. • In the first discussion, participants at each table (of 8-10 people) were asked to describe their experience in the downtown, what impact activities have had on business in the downtown, and what priorities need our collective action. Following this discussion, each table reported out on their top 2-3 priorities. • In the second discussion, participants at each table were asked to describe a positive experience that they have had in a downtown setting, to describe what had contributed to that experience, and to identify what we can do collectively to create this environment in Maple Ridge downtown. The top suggestions from each table were then reported out to the larger audience and are also listed below as opportunities. The five priorities shown below were a result of the first discussion. During this discussion participants recognized that there are many positive activities currently occurring in the downtown such as festivals, Haney Farmers Market and business contributions, and there was a strong feeling that we should continue to build on and grow that positive activity while focusing on the following priorities: Priorities: 1. Information: • Knowing what services and supports are available and how to access them. • Bylaw enforcement. 2. Engagement: • Increase the number of people engaging in positive activities in the downtown. • Engage youth 19-25. 3. Perception of Safety: • Business owners, staff and customers can feel unsafe. • Combat a negative perception the downtown. 4. Location of social service agencies in the downtown: • Best location? Are highly visible and create an impression for visitors to the downtown. • The Caring Place association with homelessness. People may not be aware of other services. • Drug intervention programs. • Perceived impact of Maple Ridge Treatment Centre. 5. Physical Environment: • Vacant buildings. • People at back of buildings using carports and shelters. \\m r.corp\docs\CA\01-Admin\0550-Cou nci l-Mtgs-Pu bl is\20-COW\01-Gen\Agendas\2012-11-19_COW \CDPR\Memo_2012-10- 20_Downtown_Meeting_Results.docx 2 • Parking challenges (constraint on business). • Signage for directing people to downtown. • Signage needed for parking. • Appearance/aesthetics. • Safe initiatives changed the look of downtown, e.g. fencing or barricades. • Garbage. • Safety -lighting. The above list of priorities was displayed on a large screen during the second discussion so that participants at the tables could keep the priority areas in mind as they discussed opportunities to improve our downtown. All opportunities that were reported out to the large group are shown below. Opportunities: • Engagement of all sectors • Evening events in summer- family friendly • More people being outside lowers series perception of crime • Develop downtown habit • More information • North end of 224th great example • Community gardens • Increase awareness of downtown shopping • Outside engagement • Access to services - do businesses know • Festivals/Special Events, Farmers Market who to ask and what response they will • Businesses move outside on patios get? • Public Art • What do I do? Not necessarily connected • Great personal feelings to resources • Local businesses matching larger • Downtown Vancouver during Olympics was businesses walkable, clean, secure • Reciprocating kindness received from local • Market type street, e.g. Newport Village business • Well lit, no pan handling, lots of people • Education about personal safety • 224th experience has expanded • Get larger businesses involved • Clean, friendly, feeling of safety, updated • Use of social media infrastructure, themes • Expedite some of the permit processes to • Need more parking, parks and walking address vacancies and open new • Parking lots accessible with good lighting businesses from parking • Night market • More activities, attractions downtown • Music, ambience, shopping, food • Community cares about issues in our • More people community • Increase residential, e.g. Newport Village • Continue to collaborate, inclusive, everyone • A lot of businesses close early - people is part of the solution beget people • Vitality and festivals • Better case management for ill • More public gathering places, expand • Crime Free Housing Bill beautification beyond the current core • Keep walkable approach \\m r.corp\docs\CA\01-Admin\0550-Cou nci l-Mtgs-Pu bl is\20-COW\01-Gen\Agendas\2012-11-19_COW \CDPR\Memo_2012-10- 20_Downtown_Meeting_Results.docx 3 • Having a visibility of safety, one uniform. Know who is who. Possibly a volunteer youth group that could assist people in downtown • Cheat sheet for business owners - who to contact and when • Branding Maple Ridge businesses - do residents know of the quality of business here in Maple Ridge? • Vacancies available to artists to display or work in, so that spaces do not stay empty and help local artists at the same time The October 30th meeting was successful in engaging a broad sector of the community in an initial discussion on the downtown. There was general recognition that all sectors in the community need to be engaged in working to create a healthy, safe and vibrant downtown in order to be truly successful in achieving this goal. There was also general consensus that many of the items on the opportunities list appeared to be very achievable, and that we have an opportunity to move forward in our goal if everyone takes part. Lastly, it was important to participants that we identify some immediate actions that we can take as a result of the ideas and suggestions that came forward at this meeting, to begin making immediate improvements and to recognize the contributions of the participants that attended the October 30th meeting. With that in mind, it would be most useful if SPAC could identify one or two immediate opportunities in addition to medium or longer term recommendations. Maple Ridge Council looks forward to receiving your report and recommendations to continue to build a healthy, safe and vibrant downtown. The report is anticipated at Committee of the Whole on November 19, 2012. If I can provide any assistance, please give me a call. Sincerely, Kelly Swift Attachments - Copy of PowerPoint Presentations (2) cc: Jesse Sidhu, Executive Director, Maple Ridge Pitt Meadows Chamber of Commerce Ken Holland, President, Maple Ridge Pitt Meadows Chamber of Commerce Ineke Boekhorst, Executive Director, Maple Ridge Downtown Business Improvement Association Phillip Hartwick, President, Maple Ridge Downtown Business Improvement Association Chrislana Gregory, Maple Ridge Economic Advisory Commission Geoff Knutson, Maple Ridge Economic Advisory Commission Vicki Kipps, Executive Director of Maple Ridge -Pitt Meadows Community Services and member of the Maple Ridge, Pitt Meadows and Katzie Community Network Superintendent Dave Walsh, RCMP Inspector Dave Fleugel, RCMP Cpl. Alanna Dunlop, RCMP, Community Policing Sandy Blue, Manager of Strategic Economic Initiatives, District of Maple Ridge Sue Wheeler, Director of Community Services, District of Maple Ridge Shawn Matthewson, Social Planning Coordinator, District of Maple Ridge All Participants from the October 30, 2012 Meeting on the Downtown that provided contact information \\mr.corAdocs\CA\01-Admin\0550-Council-Mtgs-Public\20-COW\01-Gen\Agendas\2012-11-19_COW\CDPR\Memo_2012-10- 20_Downtown_M eeti ng_Resu Its.docx 4 Potential Action Outcomes of the Healthy, Safe and Vibrant Downtown October 30, 2012 Staff Recommendations: For Committee Discussion Action Outcome Timeline Who Create a Cheat Sheet for • Access to information • Immediate • DBIA Businesses in the • Increased perception of • SPAC Downtown core to use to identify what resources, services and supports are available safety • CN CPTED Review • Increased perception of safety • Immediate • • RCMP DBIA • Improvement of the physical environment • Chamber of Commerce Lighting Audit • Increased perception of safety • Immediate • • DMR DBIA • Improvement of the physical environment • Aesthetic improvement Review Signage • Increased perception of safety • Immediate • • DMR DBIA • Improvement of the physical environment • Chamber CN presentation to the Chamber of Commerce and • Increased access to information • Immediate • CN DBIA • Engagement SPAC Membership Review • • Engagement Increased access to information • Medium term • SPAC Formation of a "Vibrant Communities Task Group" • Touches on all of the priorities • Long term • All Compassionate Communities • Touches on all of the priorities • Long term • SPAC at the lead